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HomeMy WebLinkAbout2026-04-14 Regular Mayor Robert E. Simison City Council Members: John Overton, President Anne Little Roberts, Vice President Brian Whitlock Liz Strader Doug Taylor Luke Cavener CITY COUNCIL REGULAR MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday, April 14, 2026 at 6:00 PM The City of Meridian is committed to providing equal access to all public meetings. If you need accommodation, an alternative format, or language assistance to fully participate, please contact the City Clerk’s Office at cityclerk@meridiancity.org 72 hours prior the scheduled meeting. Materials presented at public meetings are subject to disclosure pursuant to the Idaho Public Records Act. Public Meetings of the Meridian City Council are streamed live at https://meridiancity.org/live and can be joined virtually at https://bit.ly/meridianzoommeeting Summary Minutes ROLL CALL ATTENDANCE PRESENT Councilman John Overton Councilwoman Anne Little Roberts Councilman Brian Whitlock Councilwoman Liz Strader Councilman Doug Taylor Councilman Luke Cavener ABSENT Mayor Robert E. Simison PLEDGE OF ALLEGIANCE COMMUNITY INVOCATION ADOPTION OF AGENDA Adopted as Amended - Item No. 5 Removed from Agenda PROCLAMATIONS 1. Month of the Military Child Proclamation ANNOUNCEMENTS AND RECOGNITION CONSENT AGENDA \[Action Item\] Approved Motion to approve as amended made by Councilwoman Little Roberts, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 2. Adero Park Subdivision No. 2 Sanitary Sewer Easement No. 3 (ESMT-2026-0037) 3. Adero Park Subdivision No. 2 Sanitary Sewer Easement No.5 (ESMT-2026-0039) 4. Adero Park Subdivision No. 2 Sanitary Sewer Easement No. 1 (ESMT-2026-0076) 5. Pollard Subdivision Partial Release of Sanitary Sewer Easement No. 1 ESMT-2023-0048 (ESMT-2026-0078) Removed from Agenda 6. Modena Water Meter Easement (ESMT-2026-0080) 7. Final Order for Newkirk Subdivision No. 2 (FP-2026-0003) by Laren Bailey, Conger Group, located at the corner of N. San Marco Way and N. Zimmerman Way. 8. Final Plat for Apex Zenith Subdivision No. 1 (FP-2026-0006) by Brighton Corporation, located at the southeast corner of Meridian Rd. and Lake Hazel Rd. 9. CCTV Camera Agreement between Ada County Highway District (ACHD) and Meridian Police Department (MPD) 10. Fields District Well Operations and Cost Sharing Agreement Between Owyhee Holdings, LLC; Endurance Holdings, LLC; and the City of Meridian 11. Resolution 26-2582: A Resolution of the City Council of the City of Meridian, Adopting the City of Meridian Historic Preservation Plan; and providing an Effective Date 12. Resolution No. 26-2583: A Resolution of the City Council of the City of Meridian Adding City of Meridian Standard Operating Policy 9.15, Regarding Authorized Signatures; and Providing an Effective Date ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] PUBLIC FORUM Members of the public may address elected officials regarding topics of general interest, concern, or other public matters provided they are not related to current or future public hearings. Those who sign up in advance of the meeting may be allotted up to three minutes to speak. No further discussion or debate may take place, but the topic could be added to a future meeting agenda at the discretion of the Mayor or City Council. DEPARTMENT REPORTS \[ACTION ITEM\] 13. County-wide Impact Fee Update PUBLIC HEARINGS \[Action Item\] Public Hearings will be conducted by the meeting chair following applicable federal, state, and local laws. Application Materials related to most public hearings are available at https://apps.meridiancity.org/phnotices 14. Public Hearing for Ledges Business Park (H-2026-0008) by Sandee Transtrum, Biltmore Co., located at 4120 and 4096 N. Linder Rd. Continued to April 21, 2026 Application Requires a Continuance A. Request: Modified Development Agreement to the existing Development Agreement (Instrument No. 106154912) for the existing 2.28 acre to allow additional uses on the parcels within this development. Motion to continue to April 21, 2026 made by Councilman Cavener, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 15. Public Hearing for CenterCal Expansion Subdivision (SHP-2026-0003) by The Land Group, located at 3395 E. Longwing Ln. Approved A. Request: Short Plat consisting of four (4) buildable lots on 14.23 acres of land in the C-G zoning district. Motion to approve made by Councilwoman Strader, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 16. Public Hearing for North Meridian Fields (H-2026-0003) by Emily Mueller, generally located at the southwest corner of State Highway 16 and Chinden Blvd. Approved A. Request: Annexation of 71.445 acres of land with the R-8 and C-N zoning districts. Motion to approve made by Councilman Whitlock, Seconded by Councilwoman Little Roberts. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor Voting Nay: Councilman Cavener 17. Public Hearing for VanTrust (H-2025-0052) by VanTrust Real Estate, generally located th at the southwest corner of Black Cat Rd. and Franklin Rd. Continued to June 16 2026 A. Request: Annexation of 23.13 acres of land consisting of six (6) buildings that span a total of 340,000 sq.ft. in the I-L zoning district. Motion to continue to June 16th made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 18. Public Hearing for VanTrust (ZOA-2025-0002) by VanTrust Real Estate, generally located at the southwest corner of Black Cat Rd. and Franklin Rd. Continued to June th 16 2026 A. Request: UDC Text Amendment to adjust the flex space standards to lower the office requirement from 30% to 10% in the I-L zoning district. Motion to continue to June 16th made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener FUTURE MEETING TOPICS ADJOURNMENT 10:09 PM Meridian City Council April 14, 2026. A Meeting of the Meridian City Council was called to order at 6:05 p.m. Tuesday, April 14, 2026, by Council President John Overton. Members Present: Luke Cavener, Liz Strader, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Members Absent: Robert Simison. Other Present: Tina Lomeli, Bill Nary, Bill Parsons, Nick Napoli, Dave Miles, Warren Stewart, Chris McGilvery, Steve Taulbee and Dean Willis. ROLL-CALL ATTENDANCE X Liz Strader X Brian Whitlock X Anne Little Roberts _X_John Overton X Doug Taylor XLuke Cavener Mayor Robert E. Simison Overton: Good evening, Council. The meeting will come to order. For the record it's April 14th, 2026, at 6:05 p.m. and we will begin this evening's regular meeting with roll call attendance. Madam Clerk. PLEDGE OF ALLEGIANCE Overton: If you would, please, all rise and join us in the Pledge of Allegiance. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Overton: For tonight's community invocation we have Sandra Ramirez. Ramirez: Well, good evening, Members of the Council. It is a privilege and an honor to stand before you as a minister of Christian Faith Center, but also as an employee here at the City of Meridian and so with that I would just like to open this up in prayer. Father, we come before you, Lord God, and I just thank you, God, for the opportunity, Lord. I thank you, Lord, for each one of these council members and our mayor, Father, for the leadership, Father God, that you have appointed, Father, over this City of Meridian, Father God. I pray, God, that every single decision that they make Lord God, is -- is founded on you based on you, God, that there is unity amongst this council, Father, and, Lord, may their leadership, Father, bring honor and glory to you. May you bless all of the first responders, Lord, that represent the city here in Meridian, Lord God. Every employee, Father, would you bless them. And, Father, may we bring you honor and glory and we say all of this in Jesus' name, amen. Thank you so much. Meridian City Council April 14,2026 Page 2 of 74 ADOPTION OF AGENDA Overton: Thank you, Sandra. Next up is adoption of the agenda. Little Roberts: Mr. President, I move we adopt the agenda with the removal of No. 5. Whitlock: Second. Overton: We have a motion and a second to adopt the agenda removing Item No. 5 from the Consent Agenda. Is there any other discussion? If not, all signify the approval by saying aye. Opposed nay? The ayes have it. The agenda is approved. MOTION CARRIED: ALL AYES. PROCLAMATIONS 1. Month of the Military Child Proclamation Overton: Next up is a proclamation. I will step down to the microphone below. Julie, would you join me up here. Tonight's proclamation is for our children and youth of military members. From the Office of the Mayor. Whereas April is the Month of the Military Child and is an opportunity to recognize military children for their courage, personal sacrifices and resilient spirit and whereas the strength of our armed forces come not just from those who wear the uniform, but from the families who also serve on behalf of our country and whereas military children continue to make significant contributions to family and community as they endure prolonged and repeated absences of one or both parents and adjust to families moving on an average of two to three years and changing schools and whereas these children and youth are a source of pride and honor to us all and it is only fitting that we take time to recognize their contributions and celebrate their spirit and whereas the Month of the Military Child will recognize military children serve to and citizens of Meridian will be afforded the opportunity to dawn the color purple every Friday in April in support of these children. Therefore, I, John Overton, President of Meridian City Council, on behalf of Mayor Robert E. Simison, hereby proclaim April 2026 as Month of the Military Child in the city Meridian and encourage all residents of our community and communities across the country to observe the month for military kids and to wear or display purple to honor and support and thank our military children. Villagomez: Good evening, everyone. My name is Julia. I am the Idaho National Guard Child and Youth Lead Coordinator out in Gowen Field. I just wanted to thank the City of Meridian for recognizing April as Month of the Military Child. I personally am not a service member, but I have worked in youth development and specifically with military audiences, so getting to see how resilient and how the youth have been able to adapt through adversities is really amazing. We would like to thank you guys again from the program and also to those service members who may currently be deployed and their Meridian City Council April 14,2026 Page 3 of 74 children having to navigate how to overcome that and that we hope that their family members come back safe. Overton: And, Julia, one -- one quick comment. The Mayor is out of town, so I have the opportunity to give this proclamation tonight and I couldn't be happier, because my oldest son's been serving for 22 years and is currently sitting on an aircraft carrier -- can't tell you where. There is a lot of them. But he has been deployed now three deployments in a row and my young granddaughter is sitting in Colorado. So, it's -- it's hard on the families and I watch it happen all the time. So, I'm so glad that this is happening and this is occurring. So, please, join me in a photo. ANNOUNCEMENTS AND RECOGNITION Overton: Council, that brings us to any announcements or recognitions. Little Roberts: Mr. President, kind of the last minute here, but I just wanted to make sure that everyone realized that Captain Leslie has announced his retirement and the 23rd is the last day and so just wanted to -- on the record, since I could not do it when he was here last time, our deep appreciation for his service. So, Chris, you have to tell him that this was done from the dais and it's probably a good thing that he is not here or I would be in tears. So, thank you for indulging me. Overton: Well said. Any other announcements or recognitions? CONSENT AGENDA [Action Item] 2. Adero Park Subdivision No. 2 Sanitary Sewer Easement No. 3 (ESMT- 2026-0037) 3. Adero Park Subdivision No. 2 Sanitary Sewer Easement No.5 (ESMT- 2026-0039) 4. Adero Park Subdivision No. 2 Sanitary Sewer Easement No. 1 (ESMT- 2026-0076) 6. Modena Water Meter Easement (ESMT-2026-0080) 7. Final Order for Newkirk Subdivision No. 2 (FP-2026-0003) by Laren Bailey, Conger Group, located at the corner of N. San Marco Way and N. Zimmerman Way. 8. Final Plat for Apex Zenith Subdivision No. 1 (FP-2026-0006) by Brighton Corporation, located at the southeast corner of Meridian Rd. and Lake Hazel Rd. Meridian City Council April 14,2026 Page 4 of 74 9. CCTV Camera Agreement between Ada County Highway District (ACHD) and Meridian Police Department (MPD) 10. Fields District Well Operations and Cost Sharing Agreement Between Owyhee Holdings, LLC; Endurance Holdings, LLC; and the City of Meridian 11. Resolution 26-2582: A Resolution of the City Council of the City of Meridian, Adopting the City of Meridian Historic Preservation Plan; and providing an Effective Date 12. Resolution No. 26-2583: A Resolution of the City Council of the City of Meridian Adding City of Meridian Standard Operating Policy 9.15, Regarding Authorized Signatures; and Providing an Effective Date Overton: If not, brings us to tonight's Consent Agenda. Little Roberts: Mr. President? Overton: Council Member Little Roberts. Little Roberts: I move we approve the Consent Agenda, again, with No. -- Item No. 5 having been removed at this point. Whitlock: Second. Overton: Consent Agenda has been approved and seconded. Is there any discussion? Little Roberts: Oh. And amendment, sir. For the Council President to sign and the Clerk to attest. Whitlock: Second. Overton: Second agrees. If there is no further discussion, all in favor say aye? Opposed nay. The ayes have it. The Consent Agenda is approved. MOTION CARRIED: ALL AYES. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Overton: There are no items moved from the Consent Agenda to be heard tonight. PUBLIC FORUM Overton: Madam Clerk, was there anything on the Public Forum? Meridian City Council April 14,2026 Page 5 of 74 Lomeli: Thank you, Councilman Overton. No one has signed up. DEPARTMENT REPORTS [ACTION ITEM] 13. County-wide Impact Fee Update Overton: Okay. Thank you. Brings us to our Department Reports, Item 13, countywide impact fee update and we have staff Kurt delivering the message tonight. Starman: Good evening, Council President Overton and Members of Council. Thank you for a few minutes to chat with you about countywide development impact fees. So, this is a topic that you are well familiar with. It's been a few months since we discussed it, but we had several conversations in 2025 and I will just kind of refresh the -- for the Council's benefit -- benefit, but for the audience as well, just kind of briefly recap that. But I think Mayor Simison and the Mayor's office thought it would be a good idea to update the Council on where that stands and perhaps give some additional direction from the Council this evening as to next steps. So, that's where we will kind of go. I will kind of recap where we have been, a snapshot of where -- where we are now, meaning both Meridian, but also our fellow cities and what they have done or not done at this point in time and, then, perhaps talk about next steps and timing and things of that nature. So, as a reminder -- actually, the county when they first came to us was looking at countywide development impact fees in four categories, one of which pertained to the sheriff's office and that was really only for the unincorporated area and I think it was Mayor Simison actually made the recommendation some time ago that that's really within the county's purview today and, you know, that had suggested they may want to push forward that on their own, since they were able to do so and the county did, so to their credit the county has adopted it's sheriff impact fee, which is applicable only in the unincorporated parts of the county, not within the incorporated cities. So, that leaves three other categories, the coroner fee, the emergency medical services or EMS fee and the jail fee and so just by way of reminder in terms of dollar amounts, the -- similar to the city's impact fee program, it differs based upon whether we are talking about single family homes or commercial development or other categories of development. But kind of easy way we often talk about is, well, what is the -- the cost per single family residence is kind of a typical metric. So, just by way of reminder, the county analysis that you have seen and we will talk about more in a moment. The coroner fee was proposed on a countywide level at 59 dollars per single family home. The EMS fee was calculated at 175 dollars per single family home and, then, the jail impact fee was at 516 dollars per single family home and when the Council -- when you first -- let me back up and say this is sort of been a start and stop process for the county. They have actually been at this for about -- I would say three years or perhaps a little bit longer and they started and we had some discussions and they paused and, then, they -- that sort of went to the back burner for a while and now they came back again sort of in earnest in 2025 and the -- so, the City Council had a couple conversations about this topic in the summer of 2025 and, then, later at the end of last calendar year you all adopted the capital improvement plans, as well as amended the city's comprehensive plan to incorporate the -- the county's impact fee studies and the fees that are attached to Meridian City Council April 14,2026 Page 6 of 74 those. We didn't approve the fees, just the studies at that point in time. So, when you discussed this as a Council back in the summer of June -- I think to be more precise in June of 2025 we outlined and talked about a four -- have a four part implementation plan. One of the problems or challenges is probably a better word is that under the county's proposal it requires city cooperation -- all of the incorporated cities, as well as the county need to cooperate and adopt local ordinances to put these fees in place. So, to use that -- that adage, sometimes that's like herding cats and so it can be difficult and so at the point -- actually Meridian -- we were one of the first cities to say, yes, we want to be good partners with the county and we are interested in working with you and we do think that growth ought to pay for growth and so we had a, you know, welcoming message from the get go. But we also recognize that other cities need to come to the table and this needs to be a level playing field and everybody needs to participate. So, we developed -- I guess it was simplistic -- a four step -- or four part implementation plan and we have finished the first couple and we are at step three now, but just as by way of reminder we have entered into intergovernment -- pardon me -- intergovernmental agreements with the county and the EMS district. You might recall those are two separate legal entities. The county, of course, is what we are familiar with and, then, for EMS that is -- from a legal perspective is an entity, it stands on its own, so we have an agreement with the EMS district and we have a -- an agreement with the county itself for a total of two. We entered into those -- I will call them a limited intergovernmental agreement that basically said here is what we are prepared to do today. We are going to designate the county advisory committee as the advisory committee for this purpose. We are going to agree to -- to work with you on the adoption of the CIPs and on an amendment to our Comprehensive Plan and so we put all that in writing and enter into a contractual obligation between the county and the city and the EMS district and the city. We subsequently, throughout -- from that time going forward, multiple steps, including public hearings in front of the Planning and Zoning Commission and the City Council and public testimony, but after going through that process required by state law, the City Council did adopt the capital improvement plans for two of the three proposed fee categories. We adopted a CIP for the EMS CIP and we adopted the jail CIP. You will recall -- and I'm going to talk about this a little bit more later in my presentation, but you will recall discussions about the coroner's office and whether that was provided for within state law and there is some ambiguity there. So, the City Council made the decision that we were not prepared yet to adopt the CIP and we had asked the county to seek clarification from the legislature, which they attempted to do during this last session and I will talk more about that in a few minutes. So, we adopted two of the -- two of the three CIPs and, then, we also subsequently amended our Comprehensive Plan as required by state statute and so that's all been accomplished. So, we are, essentially, at -- I will call it step three, which is we said we are going to pause once we finish those tasks and we are going to wait for other cities to catch up with us and so we all want to sort of be on the same -- same place and same playing field and other cities had not quite done as much as -- as that point in time. So, we will talk about that tonight as well. If we get beyond that point -- and, again, for future discussion this evening, the next steps should we decide to proceed, we have -- we said that -- contractually that if we get to that point we would conduct the public hearings necessary to consider the impact fees and that also requires successor Meridian City Council April 14,2026 Page 7 of 74 agreements with the county and the EMS district that would replace the initial or original agreements and maybe more complete and talk about fee collection and identification and things of that nature. And, then, also we would need to adopt ordinances that would implement the actual fees and allow the city to collect those fees on behalf of the county essentially. So, that was a game plan or implementation plan that the City Council agreed to back in June and, then, we have been working doing our part and consummated with the adoption of the CIPs and amendment of the Comprehensive Plan in late 2025, about four months ago. So, I will give you a quick status report on where other cities stand and we are sort of all back to this herding cats. It's kind of -- it's going to sound a lot like that. So, that's where we are at. We are -- we are herding cats. And so I'm going to take these out of -- these are in alphabetical order. I'm going to take them a little bit out of order just to kind of put them in categories of, you know, who has made the most progress, who is in between and, then, you know, those that have not made as much progress. So, I will start with both Eagle and Star. My understanding from multiple sources, including from the county, from their chief administrative officer, is that both Eagle and Star have completed the process in its totality and are in the -- are now, after the first of this year, after January 1 of 2026, are now collecting all fees, including the coroner fee, are collecting those fees on behalf of the county and so they have adopted the -- the fees by ordinance. They have agreements with the county. They are collecting the fee on behalf of the county and they are transmitting that revenue periodically to the county and, then, doing the accounting that's behind that. So, again, that is Star and Eagle. The next category is sort of where we are sort of described as maybe halfway -- halfway complete or maybe a smidge more in some cases and that -- and that category is Garden City and Kuna. So, Garden City went as far as -- they actually introduced the necessary ordinances for first reading and they did that I think back in January and, then, I -- I really can't speak to kind of the inner workings of what the thought process was, but they had tabled that item since that time, so they have not pursued it. My understanding they are having some questions now about the coroner fee as well and I think they may have some questions or trying to coordinate better where maybe cities implement this more, you know, together at close in time as opposed to being separated -- you know, more separated in time. So, I don't want -- I really don't have the inside information as to why that has stalled, but Garden City has prepared ordinances, introduced for first reading, they have not proceeded with the second or third reading. They have not adopted the fees and they are gathering additional information. So, I talk with their city attorney fairly frequently and he is still doing some research on things, like the coroner's office and things of that nature. Kuna is in a way not quite as far along as Garden City, but, then, on the other hand they have made good progress. So, in the case of Kuna they were actually going -- they had scheduled a public hearing for earlier this month to consider and that no guarantee they would adopt, but to consider the ordinances and agreements necessary to proceed with the countywide impact fees in Kuna. That public hearing -- there was some discussion still occurring between the city attorney for Kuna and -- and county council and so that was not resolved prior to the hearing and, then, was -- therefore, that hearing was -- I don't know if it was continued or if it was just vacated. It will be rescheduled, but one of the two -- has not yet occurred. My understanding is it may occur before the end of April, but I haven't seen the date yet. In Meridian City Council April 14,2026 Page 8 of 74 the case of Kuna, I will note that Kuna had -- and their attorney -- they have a contract counsel. But Kuna has the same concern that you all had and that some others have relative to the coroner's fees. So, Kuna does not intend to adopt the coroner's fee. They are not convinced that it's -- that state law allows for that and so Kuna does not intend to adopt the coroner fee at this point in time, but are receptive -- or at least considering the jail fee and the EMS fee and, then, lastly on the group here is Boise City. So, Boise City -- they did have a joint meeting between the Boise City Council and County Commissioners earlier this year. I want to say it -- I want to say it was February, but plus or minus, but it's been a few weeks ago now. But they did have a joint hearing. I watched the video of an hour discussion. They were actually asking some very high level questions in a sense of just really -- the Boise City Council really asking some fundamental questions. So, my sense is they haven't done a lot of spade work quite yet. They are -- at the end of that meeting. There was an interest amongst -- so, there was a stated interest amongst the party to continue to collaborate. I did talk with the county representative late last week and nothing of substance has occurred yet, but -- so, with the case of Boise City they probably have done -- have not made a lot of progress in the sense that they haven't considered the CIPs in any, you know, formal way. They have not entered into agreements and really have not done a lot of the kind of the initial work that -- that you all have done already and some of the research and questions that you have already asked and we have answered to the best we can. So -- so, I guess a recap real quick. We have -- Eagle and Star have implemented and are collecting. We have Garden City and Kuna that are making progress, but not to the finish line. And we have Boise City who is still kind of in the -- maybe not in the starting blocks, but not far from the starting blocks either. So, there -- they have some work to do on their end. With regards to coroner fee, I mentioned that a few times now. So, that was a topic of interest to the Council. You recall the issue is a state law. You know, impact fees can be used for certain categories of expenses for capital projects or facilities and one of which is public safety facilities and so clearly -- and there is some examples given in the definition of what that means and it talks about police and fire and things of that nature. There is no reference to coroners or coroner facilities either and so when we had -- when you all had your discussion back in June of last year we talked with the county that that's uncomfortable for us. This would be the first -- the first county wide impact fee program that I'm aware of in Idaho. So, when you are on the cutting edge you would like to be a little bit more cautious and be judicious. We weren't convinced that the language covers the coroner's office and even that was the smallest of the three fees provided. So, the county had made a commitment to pursue legislation this session in 2026 to seek clarification and I was told -- and I have every reason to -- to believe this is true and accurate -- is that the county did draft language, which is fairly simplistic or simple, did approach at least one potential author and had some interest, but, then, that author declined to advance the legislation -- or introduce the legislation and they were not able to find a different author, so -- or legislator to carry that bill. So, long story short is that -- that issue has not changed. There was no legislation introduced this past session. It's now concluded and so the county has indicated they will take a look again in 2027, but they have also acknowledged that they -- for that reason they were not able to resolve our concern -- or question and, as I mentioned, Kuna and perhaps others like Boise will have similar concerns. So, my Meridian City Council April 14,2026 Page 9 of 74 understanding is the county -- I have been told that the county is willing to just to postpone that idea, that fee altogether until the issue is resolved. They don't want to try to force the issue or -- if it hasn't -- if they haven't been able to get clarification. So, I think as we have our conversation on a going forward basis we are going to be focused on the jail fee and on the EMS fee and we will continue -- I think that would be the Council's desire to continue to table the coroner fee until there is additional clarity around that topic. Other legislation I did want to talk about that did pass out of this past session in 2026 and was signed by the governor recently was House Bill 766 and just by way of introduction to that, you may recall from your discussions in 2025 we all -- you all -- I shouldn't put myself in that category. You all as the decision makers talked about that you want to be supportive of the county and be a good partner and we do believe as -- as a city that growth ought to pay for growth. But there was also -- there was sort of a lament that why can't we just do this. It's so convoluted. It's so difficult. Why can't we do this more like the ACHD model where ACHD adopts its own ordinance. It does all the heavy lifting. The city collect -- by contract we collect the fee as a courtesy to ACHD and redistribute the revenue, but we don't get into the weeds as we are required to do in this instance. We don't adopt ordinances, we don't adopt CIPs, we don't change our Comprehensive Plan. And you remember the answer to that was there is a constitutional prohibition that ascension has been interpreted this way by the courts is that county ordinances have no force or effect within incorporated cities and vice-versa. So, city ordinances have no force or effect within the unincorporated county. ACHD is not a city, nor is it a county. It falls as a district and actually it's not encumbered by that provision. The House -- or excuse me. The legislature passed House Bill 766 this year that sort of did the ACHD model for fire districts -- rural fire districts and for ambulance districts, which is the Ada County EMS District essentially and says -- I'm simplifying greatly here, but essentially -- so it gives them the ACHD wand that says you can do an ordinance and you can adopt your own and so really -- so, I did talk with the county -- my county colleagues about that and that -- you know, that's how I read this legislation is you could do the ACHD model and adopt your own ordinance. You could be done with it in one fell swoop and you are there and we would be happy to talk with you about an agreement to collect that fee at the building permit stage and, you know, collect an account and provide that revenue to you. The response I had from, you know, my counterparts at the county was they preferred to stay with the -- the -- the model we have been talking about. I think for a couple reasons. One is -- I'm trying to do my best to speak to their issues. One is that they are -- they are well into this process and they have some cities that have already agreed to do it this way and are doing it this way and so I think they are reluctant to change course for that. They are halfway there. Not quite there yet. But -- so I think they are reluctant to revisit that issue and kind of do it a whole different way, just -- they are far into the process with all the cities and, then, in the case of Star and Eagle they have actually adopted the fee and are collecting as we speak. So, there is that issue. And, then, their other point is that regardless if they could adopt their own program or not via ordinance, there is no mechanism for collection. So, they don't have a tool, because they are not the ones issuing building permits -- just like ACHD, quite frankly. So, they don't have a tool -- a good tool for collection, because they are not there when the building permit is issued or other points in the development process where it makes sense to collect an impact fee and so the Meridian City Council April 14,2026 Page 10 of 74 point is they would need agreements with all the cities regardless and so, you know, if they stick with the model, that they have chosen it still gets us to the same spot and they are -- they have already made progress with many cities down that path, so -- and whether that resonates with you all we can talk more about that later if you have questions and so forth or we can have the county comment more. But I do think that -- just for ease of description that ACHD model is available now for the EMS district. So, in terms of future steps -- I will just recap very quickly. We talked about that four -- four part implementation plan that we would have interim agreements. We adopted the CIP. We amended our Comprehensive Plan. We are pausing until other cities catch up and we are more closer in time and, then, we said we are going to pause. So, that's where we are at today. And so I think for -- I know that Mayor Simison, unfortunately, was not able to be here, but just some discussions that he and Bill Nary and I had, I think, you know, the Mayor is feeling -- he wants to be a good partner, as you all as well, wants to be a good partner with the county, does not want to see this issue languish, does -- does agree with the language. Does not -- and does agree that, you know, growth should pay for itself in impact fees if they are thoughtful and they are well justified they make sense and they serve an important purpose as we grow as a community throughout the entire valley and certainly growth has countywide impacts. So, I know the Mayor is receptive to being a good partner and would like to see this move forward, But we may not be -- may or not -- may or may not be there. So, the thought was it would be good to kind of update you all. Here is where we are at. This is -- this is a staff report. How do you feel about this? And, you know, what -- what does our next steps look like? So, the two obvious ones are number one and number two -- oh. I'm sorry. I skipped ahead. Let me -- let me finish that thought and I will come back to my screen here in a second. So, the question is, you know, how do we go about that? We can sort of stay the course. We can accelerate our process knowing that we -- we would, finish a little earlier than others. So, give that some thoughts. So, I jumped ahead. Let me go back to the screen. But in terms of future steps that I talked about, we have to negotiate new agreements, draft -- all this takes time and effort. So, it's a matter of, you know, putting pen to paper, number one. Secondly, is reaching agreement between the city and the county and as things go back and forth it takes time. So, all this stuff takes -- you know, it doesn't happen in a week, it will take weeks plural and perhaps longer. So, you just -- you know, there is a process involved here. But we need to negotiate new interagency agreements that would replace the existing interim agreements. These would be the more complete agreements, that would talk about how everything works, including, you know, collection and protest and, you know, if we are challenged, identification, who takes the lead on litigation, things of that nature. So, lots of -- lot more detail than what we have in our current interim agreements. We would need to draft the ordinances that are required for the jail fee and the EMS fee. We are required by state law to, you know, published and -- notice and publish and, then, hold -- conduct public hearings on those fees and they would have to adopt those agreements and the necessary ordinances as well. So, all that -- all that takes time, of course, and so that is -- even if we started tomorrow, you know, we are not going to be back in front of you for quite some time. So, it takes a while to get that -- get all that together. So, that's part of the equation as well in terms of our next steps and when do we take action. This is the slide I was talking about prematurely. So, you know, they -- Meridian City Council April 14,2026 Page 11 of 74 they are kind of fundamental choices or we can stick with the implementation plan that we have outlined, which, you know, the county has accepted this point and they understand that -- our rationale about, you know, basically the Council was interested in a level playing field. We don't want to be, you know, one of the first out of the chute and collect the fee and others ultimately decide not to participate. That puts us in an odd spot. It's an unlevel playing field for our property owners and developers. So, that's -- that's something to consider. So, I think the county understands that and they are prepared to say that's -- if we want to be sort of the last or one of the last to officially approve and they understand that. I'm sure they would love for us to move quicker, but they understand our -- what we are trying to accomplish as well. Secondly, we can accelerate our process knowing that we have a couple other cities that have done so already, Star and Eagle in particular, and others that are somewhere in between. We can accelerate our process. It's all those steps I just talked about a moment ago that will take time and effort and so even if we started that sooner rather than later it will take some time to complete, but we can certainly do that. The two cautions I guess I would just -- you know, just in -- for an -- in the interest in complete disclosure, so you can make good, informed decisions, you know, one is -- I guess in terms of pitfalls one is -- or potential pitfalls. One is the unequal playing field. So, to the extent we adopt before others and others don't adopt timely, then, we have -- you know, we are collecting fees others are not. It's short of an unlevel playing field situation and that's a policy issue that you all can -- that's -- you know, as decision makers, as council members, you know, that's within your purview to decide. The one that has some legal consequences I think is -- I -- I would have some concerns to the extent we adopt the -- the fees -- jail and EMS fees -- let's say -- just say magically today and, then, one or more of the cities don't adopt ever and just decide not to participate and I won't name -- won't name a name here, but just a city -- one or more of the bigger cities let's say -- decide not to participate. In my opinion that puts the validity of the -- the fee into question, because the study was based upon looking at the county as totality that was a service area. The math was all done on the county as totality. All cities participate. To the extent one or two of the large cities don't participate, in my opinion, that -- that analysis is no longer valid. You need to go back and redo the analysis, redo your calculations. The numbers will likely change. And so we may find ourselves -- you could find yourself, you know, we have been collecting a fee, only to learn -- learn later that someone decides not to participate and, then, we might have been collecting the wrong fee. Too -- too little. Too much. I don't know. Just puts us in a -- in a delicate spot. So, I don't want to overstate that point, but we just should be mindful that I think the integrity of the fees that are being proposed rely upon all cities participating. If they don't that analysis needs to be refreshed, so -- and I'm sure -- you know, lots of other permutations and different variations of these ideas. Those are the two basic ones, but you may have some other ideas or questions that might prompt some additional ideas as well. So, the purpose really tonight, as I mentioned, was, one, is just to give you our status report, get you up to speed on what's happening, what we have accomplished, where are we at today, what our potential next steps and, then, to the extent you are comfortable or able to provide some direction going forward do we feel like we -- in order to be good partners we might want to accelerate our process or do we prefer to stick with the floor -- you know to the -- the situation where we pause until others catch up. So, I will -- I will Meridian City Council April 14,2026 Page 12 of 74 pause there. Be happy to answer questions you may have and both Bill and I would be happy to answer any of the potential legal issues that might arise because of that last topic I talked about where some cities don't participate. Overton: Thank you, Kurt. Before I ask the rest of the Council for comments I will confirm that I had those conversations with the Mayor and with the coroner's office. Out of this scenario I think he was interested in seeing what we could do moving forward, rearranging our priorities into these two versus all three and being prepared to move forward. I still think we will let Council discuss the validity of moving forward, not knowing if we are going to be collecting the right fees or what other cities are going to do and with that I would open it up for comment from the rest of the Council. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Thank you, Kurt. Appreciate it. So many moving parts. It's good to get a refresher. I have a question on that last issue you brought up. Is there a scenario where the impact fees would need to be remitted back to the developer that are collected if they are found to be done so in a way that it's -- call it illegal or inappropriate or notwithstanding a court ruling? Is that a scenario that is possible? Starman: Thank you, Council President, and Council Member Taylor. So, I don't want to overstate that concern, but I think the short answer is, yes, that's a possibility. To the extent we implement a fee and it's later -- one or more cities don't participate and we find out the fee was too much in that example, that the fee was -- should have been lower, because the analysis changed because the surface area was not the entire county, but something smaller. I think there is -- there is room for a challenge that the -- we over collected and the fee was too high and, you know, some -- some amount of money would be due back to those that had paid the fee. Taylor: Council President, just a quick follow up. Overton: Councilman Taylor. Taylor: Just on that note, the liability to pay it back would be the county or would it be the City of Meridian? Starman: Council President and Council Member Taylor, so we had this -- I'm going to talk a little bit about identification in Idaho law, that you might recall this discussion from June as well. So, we will structure the agreement that puts that burden on the county, number one. The agreement between us and the county will make that a county burden and we will also require the county to indemnify us. There are some big impediments in Idaho law and the Idaho Constitution about whether cities and counties can indemnify any third parties. So, we all have -- use this term of art. We oftentimes we try to avoid identification provisions altogether, because they are questionable. When we can't we Meridian City Council April 14,2026 Page 13 of 74 try to insert those magic words to the extent allowed by law -- Idaho law in particular, which is sort of a shorthand saying this may or may not be enforceable. So, identification provisions are a little dicey, just as in -- general in terms of how the courts look at them. There is some constitutional issues there that we don't want to get too far into the weeds, but certainly contractually we would make that a county obligation. Whether we can -- and we would also have an indemnification clause that would require them to defend us if we are sued. But to what extent that that came -- push came to shove, there is some questions here. Cavener: Council President? Overton: Council Member Cavener. Cavener: Thank you, Council President Overton. Kurt, I appreciate your shepherding this thing along. I think like sometimes we are trudging a wagon through peanut butter and sometimes it's doesn't feel like we are making a lot of progress, then, we get these updates, so they are helpful. I will begin conceptually I'm -- I'm very supportive of this. I think it's the right direction for us to be moving, particularly with the coroner's piece being moved out. That was always a little bit of a hang up for me. So, personally I have no issues with starting to begin work on at least crafting language for review. Not maybe quite ready to say let's have a public hearing on this date and time, but I think to get language prepared and shared, but that's where I think some of my -- my questions lie is -- is the ordinance language that Eagle and Star adopted, is it anticipated that's the same language that Kuna, Garden City, Meridian and Boise would also be asked? Is it -- is it the same? Starman: I think -- Council President and Council Member Cavener, I think this likely that -- because there is some certain requirements that are just statutory in nature that are required of any ordinance, so they will likely have a lot of similarities, but they will not be identical and we will craft our own ordinance, you know, based upon our experience with our program and, then, we will -- you know, as we often do in our profession, we will, you know, look for good ideas elsewhere and borrow good ideas from other people, but I think each jurisdiction will likely have some very -- you know, have their own ordinance so it will vary to some extent, but they will include the same basic elements. Cavener: Okay. Council President Overton, maybe a follow up. Overton: Councilman Cavener. Cavener: Kurt, if we have the ability to maybe be Meridian specific language, is there a scenario in play where we could enact the ordinance saying, hey, we will collect these impact fees on behalf of the county, but enforce it at a later point in time, meaning we would pass something -- again, let's say we pass -- let's say we pass it tonight, but we wouldn't begin collecting or enforcing that for a 12 month period, with a clause that if by that 12 month period arises if not all municipalities have adopted it, then, this comes Meridian City Council April 14,2026 Page 14 of 74 back before the Council and we could retract it. Is -- is there a scenario where we could do that? Starman: Council President, Council Member Cavener, yes, that's -- that's a very creative and good thought. Yeah. So, we certainly can have -- you know, in terms of implementation data can be delayed, so it does not have to be at the time of adoption, could be six months, 12 months or some other trigger that -- that allows the ordinance to go into effect. So, short answer is, yes, you could have -- you have delayed implementation based upon a particular criteria. Cavener: Thank you. Council President, just maybe to comment on that. I -- I -- I recognize nobody wants to be -- wants to always be the first one out the gate, but I think that we have an obligation as a -- as a city to lead on this and -- but I think it's important -- it's imperative that all of us, not just all but maybe one move forward and so I want to make sure that we are being equitable to all county residents, particularly those who live in Meridian and our future residents. So, I think that would be -- just in terms of where I would be heading in terms of a recommendation is let's begin working on this, schedule a public hearing at a later point in time, but the language would need to be really clear, regardless when we pass it, we would not begin enforcing until a date certain with the conclusion that all jurisdictions impacted have all signed on collectively. Strader: Council President? Overton: Council Member Strader. Strader: Thank you. I was thinking along those lines as well. I'm not sure about delayed implementation date. I -- I was looking at it more like -- like a condition precedent to effectiveness, that all the other cities are prepared to -- that they have all signed the same ordinance. Like I -- I think we could pass an ordinance that says it's like subject to the other jurisdictions doing the same, then, we will start collecting the fees. The only scenario I really have heartburn about is a scenario where we begin collecting fees and, then, have to refund the fees and the messiness of that. I think if you can negotiate some language that is like a condition precedent to effectiveness or a condition precedent to us collecting the fees or something that kind of protects us, make sure that the other cities have come alongside, I think that's fine. I agree, I think we do need to -- to get it going further. You're kind of on step three of five or whatever. So, I think continuing to do that is fine. I -- the only scenario I'm really worried about is the -- the one where we actually end up collecting some fees, have to refund them and it gets messy. I also want to make sure that if there was partial adoption by like let's say four of the five cities, but maybe one gigantic city that chose not to for whatever reason, I want to make sure that that invalidates -- like conclusively invalidates the study and, then, we all kind of come back and have a discussion. I think that's important, so -- I also will just say I understand the reason that, you know, they have started a process. EMS doesn't want to have to do its own ordinance, but, you know, that -- the legislation did specifically provide for that. It is actually to me an easier mechanism and a more simple mechanism for the EMS districts to just go ahead and pass their own ordinance. Meridian City Council April 14,2026 Page 15 of 74 So, I'm not saying that we shouldn't still do it, I just think it's worth having a conversation with them. It seems a little short sighted on their part. Thanks. Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: Kurt, thanks for updating us on everything that's been done to date and -- and there is significant work that's already gone into this. I guess my question kind of follows up on Council Member Cavener and Council Woman Strader's comments, but it's more in line with -- if we were to give you direction to start drafting or crafting an ordinance to have in your hip pocket, how flexible and nimble can we be as a city in terms of a timeline, so that once others start to adopt or we get critical mass, how quickly can we move through the noticing public hearing and adoption of an ordinance? Starman: Council President and Council Member Whitlock, so I think if we had sort of on the shelf the -- the ordinance was prepared and ready to -- ready for your consideration and, then, you know, likewise the agreements -- the successor agreements with the county and the EMS district, if those were complete and just sort of waiting for, you know, others to -- or for the time to be correct. I think we can do it pretty quickly. So, you identified the -- the kind of the major time consideration, which is -- it does require, you know, the noticing requirement and a public hearing. I would have to go look at the ord -- at the statute again for what the requirement is. Typically for fees it's -- it's -- I don't -- for normal -- just kind of run-the-mill fees it's two notices and two weeks apart. I think there is specific requirements for development impact fees. I don't have those on my fingertip. But it's not -- it's not months, we are talking about, you know, weeks type of thing or, you know, it's fairly short. And, then, you adopt your ordinance. You could waive second and third week readings if you choose. That's allowed. And, then, we have to publish and there is a -- if I recall correctly in the stat -- development impact statute I think there is a wait time before the fee comes into effect. So, there is a little bit of a wait time between the ordinance and the time you begin collection. So, I don't have a definitive answer for you, but if we had those documents sitting on the shelf and you said let's proceed, I think you will probably talk just in ballpark, you know, probably 60 days or so to get from start to finish. Whitlock: Thank you. Taylor: Council President? Overton: Councilman Taylor. Taylor: Thank you. And I -- I ask some questions, but share some thoughts. I agree with what Councilman Cavener said. I think we should be proactively pushing ahead and moving ahead, leaving ourselves with some flexibility with how we might want to handle it when we get to it. But I think we need to be working with the county to try to move it ahead. I think as other municipalities see us actively working on it towards a Meridian City Council April 14,2026 Page 16 of 74 solution it's going to be helping the whole process along. So, my inclination is that we are moving actively towards implementing something. Starman: Correct. That has been fantastic direction. So, I'm happy if you -- some of them if you would like to recap or you want to -- but I think that that's excellent direction. I think it was what the Mayor was looking for as well. So, appreciate the good discussion and I guess we have what we need to proceed. But anything else, Council President? Overton: I was going to ask you to go back one slide, Kurt. Starman: Yeah. Overton: To the steps. So, if what I'm hearing is correct as we are talking majority of the Council anyway is looking at going back and immediately starting on negotiating the new interagency agreements based upon the new information? Drafting the proposed ordinance, but at this point not holding any public hearings until we see what's going to happen -- both things at once and that's what we have been trying to do this whole way along. Does that concur? I think we got the shake of the heads. Starman: Okay. Very good. Thank you for the direction. Appreciate it. PUBLIC HEARINGS [Action Item] 14. Public Hearing for Ledges Business Park (H-2026-0008) by Sandee Transtrum, Biltmore Co., located at 4120 and 4096 N. Linder Rd. A. Request: Modified Development Agreement to the existing Development Agreement (Instrument No. 106154912) for the existing 2.28 acre to allow additional uses on the parcels within this development. Overton: Thank you, Kurt. That will complete our department reports for this evening. We will move into public hearings. Will now move to Item 14, which is a public hearing for Ledges Business Park, H-2026-0008, and we will start off with staff comments. Parsons: Thank you, Councilman -- or Council President and Council. So, Item No. 14, applicant has failed to post that property correctly per the ordinance, so they are asking for continuance to -- to next Tuesday, which is April 21 st. Cavener: Mr. President? Overton: Council Member Cavener. Cavener: Before I make a motion is there anybody in the audience that was here tonight planning to testify? Excellent. Okay. Mr. President? Meridian City Council April 14,2026 Page 17 of 74 Overton: Council Member Cavener. Cavener: I would move that we continue Item 14, application H-2026-0008 to April 21 st, 2026. Whitlock: Second. Overton: I have a motion and a second to move Item H-2026-0008, a continuance until April 21 st of 2026. Madam Clerk, roll call vote. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: Item 15 is continued. MOTION CARRIED: ALLAYES. 15. Public Hearing for CenterCal Expansion Subdivision (SHP-2026- 0003) by The Land Group, located at 3395 E. Longwing Ln. A. Request: Short Plat consisting of four (4) buildable lots on 14.23 acres of land in the C-G zoning district. Overton: Next up is Item 15, a public hearing for CenterCal Expansion Subdivision, SHP-2026-0003. We will start with staff comments. Parsons: Thank you, Mr. President, Members of the Council. Next item on the agenda is the CenterCal Expansion Subdivision. This is a short plat request in front of you. It does not require a neighborhood meeting or posting of the site. The site consists of 14.23 acres of land currently zoned C-G and is located near the northeast corner of Eagle Road and East Fairview Avenue. History on this property. The current configuration that you see before you on the screen was approved with the property boundary adjustment in 2022, but when it was originally platted in 2020 -- in 2012 1 believe it was Lot 2 -- a portion of Lot 2, Block 2, of the CenterCal Subdivision. If you have driven down Eagle Road recently you have noticed probably three buildings being constructed in the area. Those three buildings sit on these lots. The majority of these lots anyways. The existing landscaping along Eagle Road and Fairview Avenue will remain protected during the site and those two meet current UDC standards, so no requirements for that. As part of the conditions of approval staff has recommended that the applicant grant reciprocal cross-access to all the properties for shared parking, access to utilities easements and, of course, shared aisle -- access to shared drive aisles to the adjacent roadways as well. Had a chance to talk with the applicant before the meeting this evening and they are in agreement with all conditions of approval. Staff is recommending approval and I will stand for any questions you may have. Meridian City Council April 14,2026 Page 18 of 74 Overton: Council, any questions for staff? No questions for staff? Thank you, Bill. Would the applicant like to come forward. If you would state your name and address for the record. You have 15 minutes. Thank you. Densmer: Thank you, Mr. President, Members of the Council. My name is Jason Densmer with The Land Group. Our address is 462 East Shore Drive in Eagle. Thank you for the 15 minutes. I'm sure I will not need all of that time. We have been working with staff over the past months as they have reviewed this short plat for CenterCal Expansion Subdivision. We are very thankful for their hard work and are in agreement with all of the conclusions in their staff report. As you know The Village at Meridian is undergoing expansion currently and so I think the name of the subdivision being CenterCal Expansion is a little bit appropriate. This is a resubdivision of one of the lots of the original CenterCal Subdivision from 2012. The largest new lot will be -- will house the three buildings that are currently under construction. The three other lots that are being created provide pads for future buildings that are yet to come within The Village and as Bill said -- he kind of stole my thunder, but we are in agreement with the staff report and all the conclusions and the recommended conditions. Although I'm speaking on behalf of CenterCal tonight, Juan Montoya with CenterCal is actually here and so I would like to hand off to him and, then, when he is done speaking if you have any questions for either of us we will be happy to come back and answer them for you. Overton: If you would just state your name and address for the record. Montoya: Yeah. Good evening. My name is Juan Montoya and my address is 4500 Via Marina, Marina Del Rey. I flew out here just for this meeting. I just want to honestly thank the Meridian community and all of you at large for your continued partnership on The Village. I'm coming here on behalf of our CEO John Paul Wardy. He is -- he was kind of here in 2012 when The Village was negotiated with maybe some of you who are still here. So, we just want to thank you all for your continued partnership. We are really really excited about what's happening. The growth of The Village wouldn't be happening if this wasn't a fantastic place to live. Tenants in our business are everything and they see that and that's why they want to be at the center. So, I'm here to answer any questions you might have in relation to the plat, but this is really driven by kind of tenant requests and the demand we are getting there. So, we need to subdivide the parcels to create tax parcels so we can build them appropriately. So, that's it. Thank you all. Appreciate it. Overton: Thank you. Densmer: If you have any questions -- if not we can just hand off and let you deliberate. Overton: Council, any questions for the applicant? Densmer: Okay. Thank you very much. Overton: Madam Clerk, do we have anybody signed up for this? Meridian City Council April 14,2026 Page 19 of 74 Lomeli: Thank you, Council President. No one has signed up. Overton: Is there anyone in the room who wishes to make a comment on this application? Or is there anybody online that would like to speak? You can use the raise your hand feature. Seeing none, would the applicant like to close? He waives that right. Council, what's your action this evening? Strader: Council President? Overton: Council Member Strader. Overton: Sure. I'm happy to make a motion on it. I view this as continued success at an important development that we have already approved, so with that I move that we close public hearing on this item. Cavener: Second. Overton: We have a motion and a second to close public hearing. All in favor say aye. Nays? All ayes. The public meeting is closed. MOTION CARRIED: ALLAYES. Strader: Okay. After -- Mr. President? Overton: Council Member Strader. Strader: Okay. Happy to make a motion. After considering all staff, applicant and public testimony, I move to approve File No. SHP-2026-0003 as presented in the staff report for today's hearing date. Whitlock: Second. Overton: We have a motion and a second to approve SHP-2026-0003. Madam Clerk, can you call roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea, Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: Item 15 is approved. Thank you. MOTION CARRIED: ALLAYES. 16. Public Hearing for North Meridian Fields (H-2026-0003) by Emily Mueller, generally located at the southwest corner of State Highway 16 and Chinden Blvd. Meridian City Council April 14,2026 Page 20 of 74 A. Request: Annexation of 71 .445 acres of land with the R-8 and C-N zoning districts. Overton: Next up on tonight's agenda is Item 16. It's a public hearing for North Meridian Fields, H-2026-0003. We will start this off with staff comments. Napoli: Good evening, Council President and Council. Next item on the agenda is the annexation for North Meridian Fields. So, the applicant requests annexation of 71.45 acres of land with the R-8 zoning in the C-N zone -- R-8 and C-N zoning districts. The R-8 zone consists of 47.8 acres and the C-N zone consists of 23.6. The site is generally located at the southwest corner of State Highway 16 and Chinden Boulevard. As shown on the screen the existing zoning is RUT in Ada county and the FLUM designation is mixed-use interchange and medium density residential. So, I want to start off by explaining a little bit. The Community Development and Public Works directors made a determination for the subject development -- development allowing for annexation to move forward without sewer service being readily available. As you all are probably aware currently the city is installing a sewer trunk line in McMillan Road that will ultimately serve the site from Star Road just to the west. So, the property is located within The Field Sub Area Plan and is intended to follow the model rural design theme, include cohesive architecture, landscaping, lighting, open space, pathways and other high quality design elements. The applicant has submitted a conceptual plan proposing single family detached residents on the southern two-thirds of the site and a commercial development on the northern one third. At this time the detailed development plans have not been provided. However, the applicant provided a road layout, open space layout for the larger development and has provided some high level information into the integration of the residential and commercial uses. In the applicant's narrative they propose to exclude the following uses, including fuel -- fuel sales facilities, convenience stores, storage facilities and vehicle washing facilities. The mixed-use interchange designation is intended for low traffic generating uses and as a result staff and the Commission recommended further restricting the permitted uses by prohibiting Tier 2 and Tier 3 drive-through establishments, vertically integrated residential uses and retail stores exceeding 10,000 square feet and the primary reason behind the square footage cap on retail stores is to avoid big box retailers that would exceed the traffic count that mixed-use interchange is really envisioning and at this time we don't really have square footages to base traffic on, which I will get into a little bit further in my presentation. This is the building elevations and kind of conceptual plan that they had for the commercial and the residential portion. All right. So, the applicant has depicted the primary access points for the development coming off the future extension of North Owyhee Storm Avenue, a collector roadway, which is located here on the site and will service the future Cole Valley Christian School to the south as well and Owyhee High School. This extension will lead to a signalized intersection with Chinden Boulevard and in addition to this applicant is proposing to construct two east-west collectors that connect North Ersatz Place with North Owyhee Storm Avenue and here is the first collector and the second collector would be down here. Many of the details that would typically be required with an annexation have not been provided, which is why the Commission and staff is requiring a development agreement modification prior Meridian City Council April 14,2026 Page 21 of 74 to any future applications or development being submitted. The future DA mod will be required to provide in-depth details from The Field Sub Area Plan, Comprehensive Plan, and UDC, as well as updating the concept plan and any elevations at that time. The staff has had conversations with the applicant before tonight's hearing and they will have some proposed changes to that -- to development agreement provisions for you guys to consider in their application, but these are the ones that Commission has recommended to you for tonight. So, I have to -- at the Planning and Zoning Commission hearing Darcy Hart testified with concerns regarding the lack of detail provided with the application, no traffic impact study, density potentially being too high and designed not adhering to The Field Sub Area Plan. However, the Commission is recommending approval with a development agreement and we have not received any written testimony since the P&Z hearing and I will stand for any questions that you guys have. Overton: Council, any questions for staff? No questions for staff? Strader: Council President Overton? Overton: Council Member Strader. Strader: Thank you. A couple questions. So, I see the DA provision, but outside of the DA provision about the provision of sewer services generally if we annex a property into the city does that create an obligation for the city to provide services and help me understand how that would play out if there was a delay. Napoli: President -- Council President Overton, Council Woman Strader, yes. So, you are correct. Typically when we annex a property it does require an obligation to serve, which is why I received a director's determination to essentially move forward with the annexation for this subject development because we are putting the infrastructure in McMillan Road, which will be brought up Star and will serve this project eventually. You are right in the fact that if I didn't have that director determination I probably would not be recommending approval of that tonight, but that is the direction that we have received and this is just kind of show you the conceptual -- this is Star Road. This is where the sewer will eventually lead to this site. That is the future plan and I think something to highlight on this is that there are other properties in the area that are -- would be contiguous if this property was annexed that are also looking to annex that would bring services to this property. So, there is some annexation going on in the event that -- or for future plans that we know that sewer is going to be there and, like I said, that director's determination is really the -- the primary driver here for -- for staff support on the project and, you know, moving forward with the annexation with services potentially, correct, not being available and could be delayed for a future time and I -- the applicant does know that, we have had conversations with them and they would still like to proceed, which is why we are here tonight. Strader: Couple of follow-ups. Meridian City Council April 14,2026 Page 22 of 74 Overton: Council Member Strader. Strader: Thank you. So, I -- I guess I would be curious as to a status update on where we are at with the sewer, like where -- where have we gotten to on this map? How close is it? What is the time frame? So, I guess that's one follow-up question. And, then, my other follow-up question is just much more general than that, which is this is a huge development, it's at the corner of a critical Infrastructure point with the extension of Highway 16. There is no traffic impact study and I'm looking at the most bubbly of bubble plans that I have seen and this is a real lack of detail. As a control freak I hate all of that. So, how -- how typical is this size of development to come with this kind of a concept plan and a lack of a traffic impact study or detailed plans, even on what the commercial use would be? Help me understand the advantages and pitfalls of where we are at with that. Napoli: Council President Ca -- Overton. I apologize. Council Woman Strader. So, to start off with your first question, as far as an update on the sewer, the last time I talked with our Public Works Department on it, you know, they were still on schedule for the finish of December. I -- I don't -- if Warren is here -- perfect. I will have Warren come up and speak to that a little bit more. That was a couple months ago. So, things could have changed as far as exactly where we are. Thanks, Warren. Stewart: So, thank you, Council, Council Woman Strader. The -- the project is under construction. We are putting in the trunk sewer line and the pressure sewer line in McMillan Road between Can-Ada and Star. It's supposed to be the intersection of Star in June and, then, they will continue with the pressure sewer line that will go all the way to The Oaks lift station on McMillan and basically McDermott and that will be completed around December, maybe slightly after the first of the year, January -- December, January of this year. The piece that's going up Star Road, what is anticipated to be built by development at this point, although there has been some discussion about whether to add that to the ten year plan for the Public Works Department, but we haven't received direction to do that yet, so -- Overton: Council Member Strader. Strader: Thank you. So, if I'm understanding, we -- we have a plan to get to McMillan and Star Road and the -- the further plan, though, to actually make it up to where this development is isn't necessarily something that the city is intending on putting in as a piece of infrastructure, that's something that depends on private development and -- and I guess what -- maybe just to talk out loud, like what's making me nervous -- this just feels very like leapfrog to me. Doesn't it seem logical that we would start approving developments around where the sewer trunk has been extended to and, then, approve, you know, contiguous developments along the sewer line? I have never seen this kind of a scenario and I guess have you or how do you feel about the risks and -- and benefits of approving something like this without the private developments in between here and there being approved? Meridian City Council April 14,2026 Page 23 of 74 Stewart: First I think there is -- excuse me. Members of the Council, Council President. I think there is a few things to keep in mind. So, one, water for this particular project will probably first come through the Cole Valley Christian extension and so it's going to have water when the Cole Valley Christian School comes in. We do -- there is a possibility that the city will complete a project or do a project to install a portion of the -- of the sewer line going up Star Road. We know there is a lot of interest with other developers who own property along there. If that was to occur or when that occurs there is other growth that's going to occur and to answer your question have we ever seen that before? The answer is yes. We annexed 1 ,400 acres in south Meridian. I think it was close to that. Maybe it was 11 , 12 hundred acres in south Meridian under a very similar scenario where we annexed thousands of acres of property, put it in kind of a holding zone and we have grown into that and that's kind of what the concept is here, essentially, for this. I think that's why the -- the developer is willing and understands the risk, understands that the -- the services won't be there initially, but is willing to work towards the growth and orderly development of that entire area. You will probably hear from them though. Overton: Council Member Little Roberts. Little Roberts: Council President. Warren, thank you for being here. And since you and I have had discussions regarding another several parcels, you will probably understand why this is making me very concerned, because we have got a parcel that's waiting to build to get their services that you and I sat down and looked at the map and everything and this is feeling very similar to me. Can you make me feel like it's not the same? Because that has been not a good situation. Stewart: Yeah. I think that the -- the difference here is the -- the individuals who agreed to the annexation initially eventually sold the property and maybe there was an anticipation -- or at least a belief that things were going to happen faster than -- than what they have out there. But the city was not in control of that. So, in fact, we -- we tried to make it very clear that they were -- they were beholding to other entities to bring that sewer to them. So, I -- although it's possible that this could go the same way, right now it wouldn't because the owner of the property is also the developer of the property Little Roberts: Follow up. So, Cole -- but you said Cole Valley is how they are going to get water. I have heard through the grapevine that Cole is considering either not building at all or delaying it. That could be rumor, but if -- Stewart: Well, they are -- they know that they have to build this -- the -- the gravity sewer line from the intersection of Star Road and McMillan down McMillan Road to the school. They -- we are going to build it -- in fact, they entertained building at the same time we are doing the pressure sewer line, but their bids came in higher than they had anticipated. Welcome to our world these days. And so they had to delay that until they could raise some more funds. Well, my understanding that that's the process that they are in right now. They are in the process of raising additional money, so that they can Meridian City Council April 14,2026 Page 24 of 74 go ahead and complete the project. But I'm certainly not an agent for Cove Valley Christian, so that's just what I have heard. Little Roberts: Thank you. Overton: Any other questions for staff? Thank you, Warren. Would the applicant like to come forward? State your name and address for the record. You have 15 minutes. Mueller: Good evening, Council President and Council Members. My name is Emily Mueller, 839 South Bridgeway Place. I represent Mark Bottles and 5B Holdings and I just want to thank staff for their time in reviewing this project and coordinating on it. As staff mentioned we have talked with them many times and I appreciate that and as mentioned this is an annexation and zoning with a development agreement request tonight I will kind of go quickly through some of these things, because you already got the ground -- groundwork and I want to address some of your questions and concerns. So, quickly, again, the property is approximately 70 acres. The current applications, annexation and zoning with a development agreement. Future applications will include a preliminary plat, will include a development agreement modification and any CUPs that are deemed desirable or necessary at the time. So, there will be many future applications on this property and for this project. As staff mentioned, the future land use map designates this area for mixed-use interchange along Chinden Boulevard and medium density residential. Currently there is a storage site that has been constructed on Chinden, so that this -- the larger picture is looking at the boundary -- the southern boundary of that storage site and that is what has currently been developed out here. We are excited to bring the -- our property into the City of Meridian and see it developed within the City of Meridian's specific area plan and framework for this area. So, again, here is the vicinity map. We have Cole Valley directly to the south as discussed. The city of Star has been annexed just to the north side of Chinden and the City of Meridian is growing into this area -- into this specific area plan area as -- as the sewer is brought out. As discussed we are requesting 23.6 acres of commercial along Chinden and 47.81 acres of R-8 medium density residential, along -- as -- as you move south. That will integrate in with the school. As staff mentioned, we have provided design guidelines for the residential community and in -- and they are consistent with The Field Sub Area Plan. The -- the conceptual elevation show single family detached homes, single and two-story, and which will reflect a modern farmhouse style, gable roof forms, board and batten accents, neutral color patterns. We have also provided a conceptual internal pathways and street network to reduce reliance on arterials and to plan for the connection with the school to the south and future development. This promotes walkability, internal chip -- internal chip capture between the school, residential and commercial. We agree -- and -- and maybe I will just stick with this for a moment, because this is where I want to address Councilman Strader's concerns, Council Woman Little Roberts' concerns and so Councilman -- Council Woman Strader asked, you know, what are the pitfalls of this and I'm here to say that there -- I do not believe there are -- there are any pitfalls and we will be back before you for a development agreement modification for the commercial, where you will have discretion to approve a conceptual lot layout where we will closely follow The Field Sub Area Plan and we are Meridian City Council April 14,2026 Page 25 of 74 not ready to develop that commercial yet. Really none of this is ready tomorrow to be developed and to the second question about the pitfalls and the sewer, the -- the development agreement states that we will not be able to develop until -- until sewer is ready. We understand that. And we have been in contact with Cole Valley School. Mr. Bottles has been in close contact with them. They do plan on developing. They are continuing to have to raise more money for their sewer extension, but we understand the timing of this and the reason for an annexation now is because it is -- it's good planning. It's good public planning and good private planning. It helps -- is just the first step of multiple steps where we will be here again, but is the first step in implementing the city's Comprehensive Plan. It materializes and just puts a second layer of skin on it, which creates a more stable environment for investing for when we do do our traffic impact studies. We already -- we know that the city sees this as residential consistent with its Comprehensive Plan. So, when we pay for those traffic impact studies and when we follow those it -- it -- it creates a little more safety in the investment in this area down the road and so I would say that there are no pitfalls in annexing this right now. It is -- it is our commitment to the city that we see this developed within the city's framework, within the very carefully planned out specific area plan and, in fact, there is a risk to the 5B Holdings Group in annexing before studies -- or before services are available. Sewer is available in Star right now, so -- so, it is a risk to say we -- we won't develop in the county, we won't do that and we will wait until sewer gets brought closer or when we invest in bringing it closer. So, with that we agree with all of staff's conditions of approval. We were a part of the future -- or, excuse me, the specific area plan when it was adopted many years ago and we understand staff's desire for this to be a low -- lower traffic impact area. We are voluntarily agreeing with those conditions and so we -- we agree with all of that. As staff mentioned, we would like to amend condition -- the -- the final condition AF, which as written would require us to have a development agreement modification and preliminary plat application for both the commercial and the residential development. We believe that with the submittal of the building elevations, fencing, pathways, conceptual roadways, that a development agreement modification won't be necessary for the residential portion. We will still come through for a preliminary plat, have landscaping plans approved, have design review the conceptual elevations that we have provided and any varying or any offset of those in any substantial form would -- would require development agreement modification. So, with what we have submitted, though, I -- we do not believe a development agreement modification is going to be necessary for the residential portion. We do agree and acknowledge to have a development agreement modification, to put the next layer of skin on this, the next conceptual layout plan for the commercial and we will be back here to discuss that when -- when it's time and when we know exactly what uses will be put in here. So, we do agree with that. So, again, our recommended changes to this conditional of approval would just -- to state that prior to any development of the property within the C-N zone, the owner of the C-N zoned property shall submit a DA modification to provide that concept plan consistent with the design elements in The Fields Sub Area Plan, Comprehensive Plan, and UDC. So, with that we believe that this is a great project integrated under the guidance of the Specific Area Plan and would request your -- approval vote of approval with the condition as amended. So, with that I will stand for any questions. Meridian City Council April 14,2026 Page 26 of 74 Overton: Council, any questions for the applicant? Strader: Council President Overton? Overton: Council Member Strader. Strader: Yeah. I appreciate -- appreciate the presentation and you starting to address my concerns. I -- I guess the scenario I would be concerned about, I -- I feel like annexation is the point at which the city has the most discretion to approve or deny a property coming into the city and so we can determine if it's in our best interest. If we have already approved an annexation, then, that discretion goes away and so my concern would be, you know, we have approved basically just the concept that you will put residential on two-thirds of your property and we have not seen a traffic impact study. Any details. You have some examples of elevations, but it just -- it feels like a really low level of control where we are a City Council that often cares about whether kids have a playground, if there are sidewalks -- I can think of a number of items. So just help me get comfortable with your request to -- to only have to come back to modify the development agreement for the C-N zone. That just feels really tough to me. Thanks. Mueller: Council President and Council Woman Strader, thank you. Yes, the residential development -- you know, I think the -- you are right that the -- any kind of just -- you know, really discretionary nature out of the residential development would be removed. So, at that point we rely on your very well crafted code to -- to provide the type of amenities, the open space requirements, all of those things that make a complete neighborhood and, you know, looking at -- I -- I think the -- the main thing that we think can give you comfort is -- is, again, the elevations. You are not going to get -- I know that this happened elsewhere. You are not going to get a three story -- you are not going to get a three story building. You are going to -- you are going to get what we have shown you and if we want anything else, anything different than what we have presented tonight, and it -- or if you want to see anything else and make that a part of it we would -- I guess what we would have is -- is maybe more specific conditions. If you wanted there to be a specific type of amenity in the -- in the subdivision, but -- so, all that -- all that to say is we have -- I think we have shown what the subdivision will look like and, again, we -- and, then, your discretion remains entirely with -- remains with any of the commercial development, Strader: Council President? Overton: Council Member Strader. Strader: Is that really true though? I -- because I -- I want to give an example. So, my understanding is there has been a change in state law and now like, for example, multi- family is -- is potentially allowed a of right in any commercial zone, for example. So, if I approved this annexation today could I see, for example, a six story multi-family building in the commercial part of your development? Meridian City Council April 14,2026 Page 27 of 74 Mueller: Council President and Council Woman Strader, any development, whether it's permitted, whether we want to put in a library, anything will need to come through for a development agreement modification with a concept plan and that is up to your discretion is a development agreement modification is the City Council's discretion. So, even though something is -- and that's my understanding. You can ask staff if they agree with that. But that would be my answer is that anything -- even if it's principally permitted, even it's -- even if it's the most advantageous desired use out here, like, again, a library, would need a development agreement modification and would need your approval in the future. Strader: Thank you. Overton: Council Member Cavener. Cavener: Emily, thanks for the presentation. I -- and I -- I read and watched the Planning and Zoning hearing a couple of times. I know you guys have been working really really hard on this project and I also want to begin, because I have got a lot of questions. But I want to begin -- like I have a lot of confidence that you and your organization could execute on -- on an approval. So, my concern is not there. But as you are well aware Council feels maybe they have been bit a couple of times and we are much more particular about what an annexation is and -- and where we grant it. So, I'm going to ask a real high level question just to gain some insight from where you guys are coming from on this and, then, they may dive into some additional questions. What's the rush? Mueller: Council President Overton, Councilman Cavener, what I -- as I said earlier, it -- it isn't a rush. This is the first step in a long process. So, as I mentioned it's good public and private planning. It helps -- it helps with the -- knowing where infrastructure is going to come and it helps all of the budgets and -- and everything to see into the future and it helps as a landowner -- I'm representing a landowner -- it creates some shared agreement and some level of confidence. It creates one more level of confidence, one more step, one more level of confidence that this is how the city intends for this area to develop. So, when we work with developers, when we work with commercial developers, particularly your residential developers, they can start seeing this site develop. Like I mentioned, investing -- investing in the area, knowing that it's already annexed into the city and, yes, you have more hoops to jump through. We have got a lot more applications, but it's the next step. It's -- it's a -- it's a level of comfort knowing that, hey, we have seen your Comprehensive Plan. We agree with your Comprehensive Plan and it helps that development process move forward. Cavener: Council President Overton? Overton: Councilman Cavener. Cavener: Emily, you said -- I -- I wrote it down that, you know, this -- you view this as -- as good planning and I'm just going to share -- I don't see it that way and I kind of want Meridian City Council April 14,2026 Page 28 of 74 to lay out why and, then, maybe you can give me some -- again as an expert maybe where my line of thinking has -- is not correct. So, again, what I'm seeing is -- let's just start -- begin with the sewer, which is a -- which is a really really big deal. In addition to your -- if this development be approved it likely would incentivize additional annexation requests that would come before us that may ask us to accelerate a timeline that I'm going to be really uncomfortable with, because you have got schools in that area that are already over capacity with a significant amount of students to come in that area. I don't look at approving an annexation that puts students in an overcapacity school. Good planning. It's also going to put vehicles on roads that the highway district said Star Road is rated F. That -- that's a big struggle for me to overcome and McMillan -- the hits just keep coming -- is I think rated better than E, which is also not great. That's what I see is huge challenges that I hear from -- from my boss, kids in the classroom, cars on the roads, are some of their biggest frustrations in an area that is going to be incredible one day and I'm struggling to understand what the community benefit is for that good planning to approve an annexation tonight without the necessary infrastructure to support our existing neighborhoods that are in that area before we invite more development into that part of Meridian. So, help me understand where I'm wrong and I really mean that, because I am -- this -- this one is a -- is a -- I don't think I -- I'm just being very up front, I don't think I have been more opposed to an annexation in a number of years, not because I don't think this is going to be great, it's because it's -- it's not the right time for something like this. So, educate me. Help me see from your guys' perspective. Mueller: President Overton, Councilman Cavener, I'm not -- I would never call you wrong, but here is genuinely how I believe it and -- and how I see it. An annexation at this point before a preliminary plat gives all of those -- the school district an opportunity to see what is coming down the road. We will not be -- we will not be developing homes in the next year, in the next two years. It's probably far out from there. So, it gives -- it gives the -- it gives us a further site of vision. It -- it extends the horizon of what the school district can plan for and see and understand. So, I think this is -- you know, in -- in -- in some jurisdictions right now is what they are doing is -- or what they have proposed in some places is once -- if schools are at capacity they put a pause on when the developer can start developing for three years. So, it gives the school district a head start. It gives them a head start to see when development will actually come down the road. So, this is actually -- in my view is actually perfect planning and it's, in fact, some of what other jurisdictions are doing. It extends that horizon and lets them plan even further into the future. Cavener: Council President Overton, maybe just one more comment. Overton: Councilman Cavener. Cavener: Maybe two comments. One, you are welcome to tell me I'm wrong anytime. I really value a partnership and it's with everybody that's here. You wouldn't be the first to tell me that I'm wrong. Second, you -- you touched on something that I -- I want to make sure that you are comfortable with, which is you -- you are saying condition us Meridian City Council April 14,2026 Page 29 of 74 through all the conditions you want and I -- I will tell you as a Council that has tried very hard to not be a heavy-handed Council to design a neighborhood, to say this must be here, that must be here, that is -- that is a slippery slope and -- and if that is true what you are asked for I think we can have a very large conversation, but I think that -- at least the level of conditioning that would need to come from me to satisfy an annexation approval may not be those types of conditions that you are going to be looking for. So, I just -- I -- I just urge some caution about inviting that and I -- I would urge caution for my colleagues on that. I don't think that that's how Meridian intends to function. We try to respond to what development community wants to bring to us with what meets the best interest of our community. So, just -- just I think some food for thought to -- to consider is -- I -- I'm happy to do that, but I -- I -- I worry that that would be a complex and non- beneficial process for you, your client and the Council. Mueller: Councilman -- or President, thank you. Thank you, Councilman Cavener. Yes, I -- I agree that -- that we don't want to design a full project by conditions. That -- that makes no sense. So, I agree with you completely. My point more narrowed is if there is a specific element that you or a Council Member would like to have a conversation about, I'm happy -- we are happy to discuss that. But as you mentioned, if -- if -- if yours is multiple pages, then, that's not an appropriate way to design a -- a project. Cavener: Maybe -- Council Member Overton, just maybe a question then -- Overton: Councilman Cavener. Cavener: Would -- would you and your client accept a condition that we wouldn't issue a certificate of occupancy to any building until 2035? Mueller: Councilman -- President, excuse me, Overton. Councilman Cavener, probably not. I would need to ask my client. Eight years to nine years out. That's -- that's a long way away. So, I probably not would be my answer. Cavener: I figured as much -- Mueller: Yeah. Cavener: -- but I just -- I think that's just a starting point, where I'm thinking about in terms of the long term impact of this development in that part of Meridian. Mueller: Yeah. Thank you. Taylor: Councilman Overton? Overton: Councilman Taylor. Meridian City Council April 14,2026 Page 30 of 74 Taylor: This might be a question for staff, too, but is this property in the Meridian area of impact or is it -- where does it fall right now? And I don't -- Emily, I'm not sure if that's a question for you or maybe I'm looking at Nick to answer that question. Napoli: Council President, Council -- Councilman Taylor, that is correct. So, it is in The Field Sub Area plan. It does fall in our area of impact. Area of impact actually border is Chinden -- north side of Chinden to Star Road. So, this property would be essentially contiguous to Star Road or to -- to the city of Star once this property is annexed up here. But, yes, it is in our city area of impact. It is contiguous to the Cole Valley Christian School to the south and, yes, it is in The Field Sub Area Plan, which is the northwestern most portion of our city and really the -- where our area of impact meets Star and Nampa. So, that is correct. Taylor: Okay. Councilman Overton, just to follow up. Overton: Councilman Taylor. Taylor: In your presentation you talked about access to sewer from city of Star that they had sewer there. I'm just curious have you had conversations about getting access to sewer from Star? Has that been part of the discussion before that you have had? I'm just kind of curious why you would bring that up -- up in your presentation. Mueller: President Overton and Councilman Taylor, no, we have not discussed that with Star. We also manage property in -- directly north of this in the city of Star, which is why we know that that sewer is there and the Star sewer and water district operates separately from Star. So, we just -- we know that and I -- I guess I just bring it up as -- to -- to say that it's -- it's a risk for us at some point to develop not knowing when sewer is going to be available. To the counterpoint of what was discussed earlier with Mr. Warren of -- Mr. Stewart of waiting, if we know -- we know that we are going to have to wait and we won't be forcing the city's hand on that. Taylor: Councilman Overton. Overton: Councilman Taylor. Taylor: Yeah. And I think I'm -- I'm leaning a little bit towards what Councilman Cavener shared and even the concerns that Councilman Strader shared about the lack of detail. I'm not -- I'm probably not as insistent on wanting to see a high level of detail. I know we have looked at applications before where they were kind of -- they were big, they were kind of bubble concepts with the idea of coming back to bring in more clarity and I -- I see this as sort of saying here is sort of how it's going to take shape. But I do agree it's hard to -- I'm actually a little bothered by the idea of not coming back with a development agreement for the residential, like just seems trust but verify is what you are asking of us and I'm not sure I'm there, but I -- I'm not opposed to the idea of -- of approving of concepts, but seems so in some ways hypothetical about what you are suggesting to us, like it -- it could take a lot of different turns, especially because we Meridian City Council April 14,2026 Page 31 of 74 know the likelihood of this -- of dirt moving and things being built is -- is down the road a little ways; right? You got to get the infrastructure there and so we are a little ways away from that. How do market conditions change? What kind of interest is there? So, I'm still looking for a little bit more of a compelling argument as to why it does make sense to -- to approve this annexation with such low level of clarity about plans. I'm not opposed to it, because I have voted to approve other sort of bubble concept plans for in the city, but can you -- and I don't think it's a perfect way to plan. I mean we have our future land use map that gives people a sense of what we are looking for and I see this as sort of halfway between future land use map and a more well thought out proposal. So, I see what you are arguing in terms of this helps us get greater clarity, but it doesn't give us the kind of clarity that I'm not -- I'm not sure if Council's quite there. I don't think I'm quite there yet, but I -- maybe I could be. I'm still open to some more thought and input and testimony and discussion. But if you could help me revisit quickly -- and this will be my last question -- why would we not want you to come back with a development agreement on the residential? I -- I know you -- you talked about it. I -- it wasn't clicking in my head. I don't understand why -- why that is a -- is not a good idea. I don't want to give a bunch of conditions today. I think you should come back when you have more clarity of -- of thought about this. So, help me understand why you made that argument. Mueller: President Overton, Councilman Taylor, the argument is that we have provided enough information for you to know what that development will look like. The types of homes, the pathways, the -- those sorts of things and, then, on top of that we will comply with any and all code and -- and -- and maybe I will also have staff speak to this, because this is a condition that we have discussed a lot and I don't want to put words in staff's mouth, so maybe I will have you say what we talked about on the phone the other day and I know your condition has stayed the same, but there are other opportunities for you to continue to review this for staff to review the preliminary plat and to make sure that there are other avenues to make sure that this complies. The -- the verification as you mentioned. So, I don't know, Nick, if you are -- if -- if there are other opportunities that you can speak to to what you would be reviewing in the future. Parsons: Mr. President, Member of the -- Members of the Council, I want to help give you some clarity tonight as well. I think there is some things that we should help clear up for you tonight. I think it's important. So, couple things. Right now Nick and I continually meet with applicants waiting for the sewer to get done. So, I was very appreciative that Warren was here this evening giving you a timeline, because they are waiting for that piece to get done and they will have the ability to extend water and sewer to this area. Part two of tonight's discussion -- and I want to thank the applicant for being here. They were also part of The Fields Area -- Sub Area Plan. They were -- they -- they worked in partnership with us in developing in that plan and some of the concepts and goals in that plan speak to the city growing from the east to the west. That was our priority, because we did not want to leapfrog. We didn't -- we knew that the Can-Ada lift station was happening further to the west, but we didn't want to -- we wanted to make sure we didn't start there and, then, grow to the east. We want to make sure that we start from the east and grow west and as part of that plan it says that the city -- here is some of the recommended items that are actually highlighted in the plan Meridian City Council April 14,2026 Page 32 of 74 for you and I'm going to read them word for word for you. So, it says favor development that proceeds east to west in approvals and entitlement decisions. The timing for that one to three years. So, the plan's been adopted -- not very long. Here we are a couple years later talking with you. We have pending applications that we are processing currently for that area that will open up additional infrastructure expansion. So, just want to share that with you. And, then, part two of that recommended action was that we would coordinate with developer groups to assist in the creation of community infrastructure district or, alternatively, a local infrastructure district. So, we have been talking with developers, they have been talking with Public Works, they have been talking with our Community Development director on coming up with a plan to facilitate the expansion of those -- that infrastructure sooner rather than later. So, as we are talking about this -- this development tonight, I agree it's -- the R-8 looks -- to me it looks far enough along what we would envision. The roads are there. Open space. We don't have lot sizes, but we can visualize what that could look like. That's why typically when we don't have the -- all the information for the commercial, we have the applicant -- our -- our typical process is come back with a plan when you are ready. Now, the Council -- you still have the ability to say, staff, you are wrong, we don't think the R-8 is far enough. Come back with the DA for all of it. But, again, that is your prerogative for this evening. But for tonight I think we are doing exactly what the plan wants us to do. We are trying to get this annexed. We are working with other developers. We are having those conversations to -- to meet kind of these recommended actions that you set in policy for us to do and though it seems far off in the distance, it's going quicker and going to happen a lot faster than we all realize and so I just want to at least give you that context as you deliberate on this application tonight. We are doing what's expected. The unique piece about this is the sewer for this piece of property is actually coming from the west to the east, even though the plan tells us to go east to west. But I know Emily's group has been talking with that developer. So, again, I -- those -- those are ongoing discussions that we need to have and we will continue to work with our Public Works Department to come up with a solution. Miles: Council President Overton, Council, just wanted to add a little more clarification as well. Be a little more blunt. I think to some of the comments from Councilman Cavener about traffic in schools, there has been discussions with properties to the west who are interested in developing sooner than -- than this parcel is interested and have had discussions with Star Water and Sewer District and the county and have had pre- applications with the county proposing to go to the county. So, a little bit to the comments and the concerns that I heard expressed. This Council body may not have an option to have input if that were to happen and so to some degree that's another important factor in the proper policy planning, long term outlook for the city as we continue to look at what's best for the city and the community, as well as our development partners. And so I want to thank staff and thank the applicant as well for having that foresight to some degree. But that is a risk that's out there that I think is important to put on the record that we have experienced and heard as well. I'm happy to answer any additional questions. Overton: Staff, any additional questions? Emily, thank you. Meridian City Council April 14,2026 Page 33 of 74 Mueller: Thank you so much. Overton: Madam Clerk, do we have anybody signed up on this hearing? Lomeli: Thank you, Councilman President. I have Josh Leonard. Overton: Welcome, Josh. If you can state your name and address for the record, please. Leonard: Thank you very much, Council President, Council Members. Josh Leonard of the Clark Wardell Law Firm. 251 East Front Street, Ste. 310 in Boise. As you probably know, our law firm, as a practice, doesn't oppose applications and that's not what I'm here for tonight. I'm -- I'm here to ask for additional information from this applicant. I'm going to echo a little bit. I'm going to jump off my prepared remarks and -- and echo a little bit about what Council Members Strader, Cavener and -- and Little Roberts have said tonight. This -- this is a large area. This is a very -- I like the term bubbly -- or bubble plan that -- that you used. Without a lot of detail. In one instance in the staff report, Table 4, 1 would draw your attention to that. It has I believe nine areas of information to be provided and in six of them it says to be determined with a future development agreement modification and preliminary plat. The only information that's provided there is the size of the acreage and the -- the physical features that include the west tap lateral. The best question that was asked tonight in my opinion was what's the rush. It -- it -- it feels a little bit rushed. It feels like I don't know exactly as a -- as a member of the -- the community what -- what is planned for this area and I would like to know a little bit more. I also am concerned about the fact that there is a -- a gap that's development dependent for sewer, even though conversations have been -- been going on, that type of a gap often leads to concerns and -- and -- and problems of the type that Council -- Council Member Little Roberts mentioned. Again, I -- as I stated at the outset, I don't oppose this application by any means. I have clients that I'm sure will benefit from this application and ultimately I think it -- it -- it should be approved. I just don't know that that time is now. Thank you. Overton: Council, any questions? Thank you, Josh. Madam Clerk. Lomeli: Councilman President, no one else has signed up. Overton: Is there anyone else in the room that would like to comment on this application at this time? If not, is there anyone online that would like to comment by using the raise your hand feature? Seeing nobody else wanting to comment, Emily, would you like to close? Mueller: President Overton and Council, thank you. The first thing that I will say is that I talked with my client and he is happy to do a DA mod for the residential if -- if that, hopefully, I believe would give the Council the continued discretionary approval that they would like in the future. So, the -- the conditional change that I suggested -- we are okay leaving it with -- as written by staff. The second thing that I would like to say is Meridian City Council April 14,2026 Page 34 of 74 appreciated Mr. Leonard's comments and I maybe missed at first who he represents. In the past he has represented the storage facility user. The -- the city did oppose that storage facility when it was developed. Again developed totally outside the vision of the specific area plan and part of my clients' hope is to not let that happen again. To see this area develop as it was planned and this is an important first step to implement it, just -- not just for this parcel, but for the entire area and I hope that -- I hope that that's received well and -- and, again, my client's intention to see this area developed as the city staff has -- has prepared. I was in this room when the specific area plan was adopted and we want to see this -- this was, you know, said it -- to be the last best area of the City of Meridian. We want to see that happen and with the development agreement modification on the entire property, we will be back for discretionary approvals and so that's what I will end with and appreciate -- yeah, appreciate the opportunity. If anyone has any other questions. Overton: Council, any additional questions? Thank you, Emily. Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: I don't know if you can go back to that very first slide for me again. When Emily first showed that it jumped off the screen to me that the city of Star is highlighted there and our only connection is from the south through Cole Valley Christian. The rest of the city of Meridian there to the east -- you know we have got a nice highway that's going in there and it's not contiguous yet. City of Meridian with this property to the -- to the east of the property. I appreciate Mr. Miles' comment that there is a risk. I don't know how big of a risk. I don't know how easy it is for the city of Star to reach across Highway 26, Chinden Boulevard there and -- but if conversations have been happening with other developers in this area to me that's a risk. I think this area is too valuable to put it at risk of being serviced by the city of Star or Star Sewer and Water. So, again, I -- I appreciate this depiction that's on the screen. I appreciate the additional conversation that we have had. I -- I consider -- I -- I hope that we as a Council will consider the risk of not doing something and moving forward and that would be my answer to the question of what's the rush. I -- I would like to avoid any risk of losing this -- access to this land and adjacent properties. So, that's -- that's my two cents at this point. Little Roberts: Council President? Overton: Council Woman Little Roberts. Little Roberts: Mr. President, colleagues, I'm kind of thinking along those lines myself. That's been -- when I saw the map pop up I concur with Councilman Whitlock's kind of assessment regarding that. I have got a friend that recently moved just a little bit north and was given originally a Meridian address to -- only to find out that that is not correct. So, it is definitely some gray area and I think by going ahead and doing the annex it would prevent any gray area in that spot. That's just my concern at this point. But it Meridian City Council April 14,2026 Page 35 of 74 does. And it doesn't sound like they are in a rush. I know they would like to get things going, but it doesn't sound like they are in a rush to get things building, because they can't -- they understand they have to wait until they have sewer, water, et cetera. And so I think -- you know. And it sounds like we will have plenty of opportunity to be part of those steps as things go along. So, I would like to see us go ahead with this project. Overton: Council, I haven't made any comments this evening yet to this point and, quite honestly, one of the issues I have, especially with our legislature just coming to a close, is that I have discovered that my crystal ball is broken and trying to figure out and determine what's going to occur and how it's going to occur for our city is -- is many times not in our own hands. But I can't help but go back to some of the basics of this application, with one of the basic parts being that the landowner is a player at the table helping design how this area was going to be laid out. I don't think we are looking at somebody who is going to sell out to someone else. I don't think we are looking at somebody who is trying to come in from out of state and make a quick buck and get out of town. I think we are talking about somebody who has made major investments in this valley, major investments in our city, and I think you have to remember that as we look at this there is a lot of unanswered questions. There are secondarily -- and I do this a lot, because I put a lot of faith in our subject matter experts whether they are with Public Works or Community Development. To me you guys are -- are our ears and eyes of what's going on and when you guys sit there and tell me how this is going to work, how it's going to play out -- the only thing we don't understand right now is the time it's going to take to get these hookups connected. But this isn't a situation where the applicant's going to come back to us in two years and say, hey, where is my connection? Because you know as of right now that nobody in this room can guarantee the date that that will happen. That date is uncertain. I think this is a very important corner of our city and I surely would like to see it developed and maintained and serviced by the City of Meridian. I think we have talked about this area for a long time. A long time and because of that -- because of many different factors I agree with the unknown. I appreciate the fact that we will be looking at a DA mod on the residential. I think we deserve that. Quite honestly, I think the rest of the city deserves that to be fair with other applications. I would stand on the point I would be supportive of this application moving forward. Strader: Council President Overton? Overton: Council Member Strader. Strader: I have some thoughts and a question actually for Bill Nary, if that's okay. So, I -- I appreciate the dynamic with Star. Had not thought about that too much. But I'm kind of struggling with accelerating a development that in my opinion is not at the stage of application where it should normally be for this step. Because of that dynamic I don't know where I'm going to land on that. I do appreciate the applicant's offer of a DA mod on the residential. I think I would be an absolute no if it wasn't for that potential avenue. I guess my -- my question for Mr. Nary is what is the real risk of annexation by Star into our area of impact under state law? Like what -- what would that look like? How would Meridian City Council April 14,2026 Page 36 of 74 that process play out if there was a dispute or if there is a -- a jump ball property that somehow is -- is in between us, how does that work? Nary: So, Mr. President, Members of Council, Council Member Strader, there is nothing in the state code that prohibits a city from annexing into another city's area of impact. If they are contiguous and consensual it's not only allowed, it's not even actionable by an opposing party or imposing city that would be against that. So, there is nothing that prohibits it. Strader: Follow up? Overton: Council Woman Strader. Strader: And so hypothetically, even with approving this application, properties to the west of us could still annex into Star; right? Nary: So, Mr. President, Members of Council, I mean, again, contiguity is going to be the key. So, yes, I mean some of those properties that are still adjacent to Star still have that potential. Some of it obviously depends on serviceability as well. But the contiguity is going to be the key for the things below those ones that are below Chinden would be more problematic for those, because you need to get out for that domino of having to get another one and another one to get there, so -- parts of this would be adjacent to some of those. Strader: Council President? Overton: Council Woman Strader. Strader: And I apologize, because this is going to take us down another rabbit hole. Would it be okay if we hear from Warren really quick on a question I have about that? Overton: Council Woman Strader, absolutely. Strader: Thank you. So, my question is what is the geographic and functional viability of the City of Star actually extending their sewer line under Chinden Boulevard in your opinion. Just as a subject matter expert will be involved in them actually extending their sewer trunk line below, you know, that major roadway. Stewart: Council President, Council Woman Strader, it wouldn't be that hard. In fact, there is already a property to the west who has requested it. I think it's important for the City Council to understand that the city of Star and Star Water and Sewer District are not the same entity. They are completely separate. And so Star Water and Sewer District can do what they want, even if the city of Star doesn't follow along. And Star Water and Sewer District has been asked to extend sewer -- or -- yeah, sewer and water underneath Chinden Boulevard to a property west of where we are talking about right now and they have agreed to file an application to make that happen. They would Meridian City Council April 14,2026 Page 37 of 74 just have to put a casing -- they bore a casing underneath the roadway and slip the pipes underneath. We have done it multiple times on Chinden and they could do the same thing. Strader: Okay. Stewart: And they have already expressed that they would have no problem trying. Strader: Follow up. Overton: Council Woman Strader. Strader: So, what -- you know, anytime that we are planning for a sewer -- and I -- and I know this is a very -- one of the first meetings I had when I was running for City Council is to sit down with the planning director to really understand the importance of sewer trunk lines and what a huge investment it is. So, we have made I think a pretty bold step of extending a sewer trunk line all the way down McMillan and so the -- we are doing that through some partnerships the staff and the city is taking on an enormous infrastructure burden and accelerating a plan that we actually had foreseen a couple of years down the line. What is the risk to us of putting that infrastructure in place and, then, potentially having properties to the west that we expected would be part of that sewer trunk shed not part of it? Like how does that refactor into our modeling and our -- and I'm not expecting you to model it right now today, but like what -- what would that mean for us? What would that scenario be like and how would it play out long term in terms of viability of our sewer infrastructure in this area? Stewart: Council President, Council Woman Strader, we have already, because of the circumstances that have occurred out there that we have become aware of, we have done a lot of that very exact modeling. So, anytime you reduce or remove parcels from the sewer shed boundary that you set or your -- your master plan boundaries, you remove a portion of that. You are removing a certain amount of flow, because we would have anticipated in our master plan that that would have developed according to the Comprehensive Plan and we would have factored that into the size of the main lines. So, potentially if we lost enough property it would mean that the infrastructure that we have already invested in might be oversized and bigger than we need and you might say, well, that's unfortunate, but the other thing that happens is the pieces of that line that haven't been built that will be extended will also need to be reduced in size and anytime you reduce the size of a mainline you have to increase the slope of the main line in order to keep the -- the effluent flowing correctly, the hydraulics in the pipe working. What that means is we can't reach as far without putting in another lift station. So, if we lose enough property in the right locations -- I can't tell you exact scenario, because I don't know, you know, which parcels it might be, but you could be looking at a situation where we would have to put in additional lift stations, which are extremely expensive, both to build and operate in order to serve areas that now don't have the sewer flows to justify the larger pipes that keep the elevations down and allow us to serve further out. Meridian City Council April 14,2026 Page 38 of 74 Strader: Thank you. Overton: Thank you, Warren. Taylor: Council President Overton? Overton: Councilman Taylor. Taylor: Some of this discussion reminds me of a couple years ago the boundary battles between Star and Middleton and ultimately the legislature had to get involved to require them to redraw some area of impacts and boundaries and I kind of see that a little bit happening here. I see this really -- this is really the City of Meridian putting its flag down saying this is a property that's important to us, important to how we want to grow and develop and it's a -- it's a high priority area and it's going to grow incredibly quickly once Highway 16 is completed and there is going to be a ton of demand. I'm very concerned about school overcrowding. Usually I'm okay with that because of how West Ada adjusts the boundaries. This area is feeling quite a bit of a pinch. I really struggle with that. But I have also seen our -- our enrollment trends going down and I know West Ada has been continually adjusting that to accommodate as best that they can. I think they have done -- West Ada has done an incredibly good job with that. This is an area that's going to just feel a little bit of pain with -- when it comes to some overcrowding with respect to that. But I can support this tonight, because I do think it's a high priority area, but I would require that the applicant come back with DA modification for the entire property, because I -- I'm not convinced that we know exactly what it's going to look like despite all the input that is required in The Field Sub Area Plan and everything else that we have in city code. So, I'm not thrilled, but I understand why it makes sense as a -- as a strategic move for the City of Meridian, so I think I will be supporting tonight. Strader: Council President Overton? Overton: Council Member Strader. Strader: I think that's where I'm shaking out. It really bothers me though -- it really bothers me to kind of set up a lower bar for what I consider to be appropriate readiness for an annexation. I just think that the public investment in infrastructure that we have already made in our sewer trunk line that we are already extending down McMillan Road is of such a magnitude and I actually was against accelerating some of that infrastructure at the time for some of these similar reasons I just -- it really bothers me to -- to accelerate infrastructure. However, we -- we chose to do that already and I respect that decision and so for that reason, because I feel that the public investment would not be -- let's call it the highest and best use of our taxpayers money and our investment as a city, I will -- I will approve this with the only -- with the condition being we have to have a DA mod on the entire thing. I think that's the only way that I could ever get comfortable and it, again, with a lot of heartburn and I agree that the overcrowding in the schools of this area is quite acute. Meridian City Council April 14,2026 Page 39 of 74 Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: Mr. President, I just -- I -- I appreciate that and I -- I would agree as well that we do need to have the applicant come back with a -- a DA and while there may be some heartburn, I -- I have a level of confidence in this. I know that the applicant has been involved in this area for a long long time and has an interest in seeing it developed properly. In fact, we are going to have a regional park in this area thanks to this applicant and partnering with the City of -- of Meridian. So, I don't have as much heartburn. There is some concern, obviously, but also a degree of confidence that this will be developed in time when the infrastructure is there and available and it will be done in a way that -- that we will have a chance to look at it and approve any -- any development agreements moving forward. So, I will be supportive of this tonight. Overton: Council, if there is no further comments, do we have a motion to close the public hearing? Whitlock: Mr. Mayor -- Mr. President. Sorry. I just promoted you. Mr. President, I move that we close the public hearing on Agenda Item No. 16. Little Roberts: Second. Overton: I have a motion and a second to close the public hearing. All in favor say aye. Nay? Ayes have it. The public hearing is closed. MOTION CARRIED: ALLAYES. Whitlock: Mr. Mayor -- and I want to make sure I get this right. So, the condition -- so did get it wrong again. Mr. President. Overton: Councilman Whitlock. Whitlock: I want to make sure that the conditions that were shown on the screen are included in the motion. Do you need me to read each of those or just -- that are included in the staff report? Napoli: Council President, Councilman Whitlock, this is as recommended by the Commission and staff at this point. So, this is what's in the report right now. If this is what you guys agree with, which does require the development agreement modification for the entirety of the site, that would be just as presented in the staff report. Whitlock: Thanks, Nick. Mr. President? Overton: Councilman Whitlock. Meridian City Council April 14,2026 Page 40 of 74 Whitlock: After considering all staff, applicant and public testimony, I move to approve File No. H-2026-0003 as presented in the staff report for the hearing date of April 14th, 2026. Little Roberts: Second. Overton: I have a motion and a second. Madam Clerk, roll call vote. Roll Call: Cavener, nay; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: Five ayes and one nay. The motion passes. MOTION CARRIED: FIVE AYES. ONE NAY. 17. Public Hearing for VanTrust (H-2025-0052) by VanTrust Real Estate, generally located at the southwest corner of Black Cat Rd. and Franklin Rd. A. Request: Annexation of 23.13 acres of land consisting of six (6) buildings that span a total of 340,000 sq.ft. in the I-L zoning district. 18. Public Hearing for VanTrust (ZOA-2025-0002) by VanTrust Real Estate, generally located at the southwest corner of Black Cat Rd. and Franklin Rd. A. Request: UDC Text Amendment to adjust the flex space standards to lower the office requirement from 30% to 10% in the I-L zoning district. Overton: Council, we move on to No. 17 on our list tonight. It's a public hearing for VanTrust, H-2025-0052. Before we open this for staff comments, Councilman Whitlock. Whitlock: Mr. President, before we go to staff comments, I live a stone's throw from these next two agenda items. I pass through the intersection of Black Cat and Franklin daily, so I'm very familiar with the area. However, I just wanted to disclose I have not had any visits to the applicant site, nor have I had any ex-parte conversations with anybody involved. I'm prepared to participate in the public hearing tonight. Overton: Thank you, Councilman Whitlock. I will open it for staff comments. Napoli: Council President, Members of the Council, next item on the agenda is the annexation and UDC text amendment for VanTrust. I'm just a -- it is two separate applications. I will be doing it in my presentation as one, but I will break it up into the annexation first and, then, the UDC text amendment at the end and I will clarify that when I do make that transition. So, the applicant requests annexation of 23.13 acres of Meridian City Council April 14,2026 Page 41 of 74 land with a concept plan consisting of six buildings that span a total of approximately 340,000 square feet in the I-L zoning district. In addition, the applicant requests a UDC text amendment to adjust the flex space standards to lower the office requirement from 20 percent to ten percent in the I-L zoning district. The site is generally located at the southwest corner of Black Cat Road and Franklin Road and as shown on the screen the existing zonings for the two properties is RUT in Ada county and the FLUM designation is low density employment and mixed employment. For this application the applicant did request that we view the entirety of the project as a low density employment FLUM designation as it is the majority of the -- the FLUM designation for the two properties. All right. So, the low density employment designation is defined as a low -- as low rise and specialized employment areas. The intended uses for this designation include corporate or business offices, research facilities and laboratories. In addition -- in addition it should be designed to incorporate traditional neighborhood designs, such as pedestrian circulation, connection to open space, enhanced landscaping, tree lined streets and plazas. The intent behind this is to create developments that are more attractive engaging and accessible. So, the applicant -- and this is the Ten Mile Plan. This is straight from the Ten Mile Plan. On the right-hand side is really the low density employment description and, then, here on the left-hand side is one of the zoning compatibility matrix, which in this it does say office and research as the uses that would be envisioned under the low density employment. So, the applicant is proposing 340,000 square feet of industrial uses across six buildings. The applicant's narrative states that the proposed uses include light manufacturing and assembly, flex space and warehousing and distribution. The applicant estimates over 575 jobs or 1 .91 jobs per one thousand square feet will be created. In addition, the applicant argues that the project aligns with the low density employment designation due to higher employment density, non-nuisance like uses and enhanced design. Lastly, the narrative notes that the City of Meridian and the general region has vacancy rates under five percent for flex spaces. Let's see. So, staff has met with the applicant multiple times over the past year to review the project and throughout these discussions staff has consistently stated that the annexation cannot be supported without a concurrent Comprehensive Plan map amendment. This position is based on the project's inability to meet the allowable uses within -- and the key -- key design elements of the low density employment designation. The Commission and staff found that the applicant's proposal does not align with the intended uses in the low density employment designation and lacks the traditional neighborhood design that is called for. I would like to add that the applicant did make some changes since the Commission hearing. They are going to highlight that a little bit more in their report to try to address specifically more of the design elements rather than the uses and that the applicant will show that a little bit more in their report as far as in depth. In addition, the Ten Mile Interchange Specific Area Plan envisions a transition from residential uses east of Black Cat Road to an industrial node near State Highway 16. Staff notes that mixed employment and low density employment designations are limited along the Black Cat and Franklin corridors, including the -- including this project. The I-L zoning currently comprises of approximately 54.15 percent of the low density employment FLUM designation and 61 .28 percent of the mixed employment FLUM designation. With industrial uses taking over these FLUM designations the area -- staff has concerns that the area will lack key elements of the Meridian City Council April 14,2026 Page 42 of 74 plan, including office and employment uses, supporting -- and supporting services. In addition to this it adds a significant amount of truck and freight traffic on the Franklin and Black -- the Franklin, Black Cat and Ten Mile corridors that were not initially contemplated when the plan was adopted. So, here is an image of -- an overlay image of all the approvals that we have had in this area. Anything that's shown on the map is existing, but anything that's actually highlighted -- so pretty much this area is what's been entitled. Anything highlighted in orange is what has been built. Highlighted in yellow is the applicant's proposed site and anything that's not been highlighted is yet to be constructed. So, the -- the overlay depicts approximately two -- 2,284 residential units and 4,318,360 square feet of commercial and industrial space, most of which has not been constructed yet and we have not realized the traffic impact of that yet. So, staff is asking the Council to carefully evaluate whether the continued expansion of the I-L zoning into the low density employment and mixed employment FLUM designations is appropriate. I will go back to their site plan. So, access to the site is proposed from a future collector street near the southern portion of the site and a shared access off Franklin Road with the western neighbor, which is Butte Fence. In addition, the applicant has stubbed a frontage road to the property to the east to allow for cross- access in the future and that would be right here. So, in early February ACHD and -- had indicated to the applicant that they determined the only access to Franklin would be the shared access with Butte. So, that did significantly change the applicant's concept plan. They actually had two small bay industrial buildings up here that would more have met the intent of the plan, but since they didn't have access they felt that the feasibility of those buildings would not be possible and I'm sure that they will go into that a little bit more with theirs. So, when staff learned about this, obviously, the plan changed in February to -- for the applicant and, you know, staff -- staff shared a lot of the same concerns that ACHD did and ultimately with ACHD's recommendation to only allow for that shared access point it did change their concept plan significantly -- significantly. ACHD -- ACHD staff report indicated that the anticipated trip generation is 1 ,119 vehicles per day for this development. So, staff agrees that there may be a strong market demand for industrial uses, but this Ten Mile Specific Area Plan specifically says the intent of the plan is to create a place that will add long term economic stability for the City of Meridian and not just respond to immediate forces and trends. So, that's the annexation portion and we move on to the UDC text amendment and, then, I will add a summary of the Commission hearing at the end. So, the applicant is proposing to amend the flex space standards to lower the office requirement in the 1-1 zoning from 20 to ten percent. The applicant asserts that this change would better align with the current market conditions and would remove an existing barrier to leasing flex space in Meridian. Staff is currently working on a broader code change amendment to address the flex space standards, which were most recently adopted by the City Council in June of 2025. Staff has informed the applicant that the comprehensive code change is being developed to address inconsistencies with the newly adopted standards and one of that is that percentages don't add up to a hundred percent in the current standards and that's something staff's working on changing so that there is correct -- a complete code that is cohesive. So, however the applicant did elect to proceed with the proposed amendment. The Commission and staff do not support -- support the proposed UDC text amendment as it would have implications beyond this individual development. Meridian City Council April 14,2026 Page 43 of 74 While the applicant notes that flex space vacancy rates in Meridian are critically low, they also contend the current flex -- flex space standards present a barrier to leasing and staff finds this to be a contradictory statement. Additionally, that -- within the I-L zoning district warehousing is a permitted use that already allows an office component up to ten percent. Adoption of the proposed flex space amendment would perpetuate inconsistencies in the code, including percentages that do not total one hundred percent and would effectively flex space to function identically to warehousing in the I-L zone. Staff agrees that revisions to this section of code are warranted. However, the applicant's proposed amendment is narrowly focused on a single development and does not adequately consider citywide impacts. Staff has met with the UDC focus group to discuss proposed revisions for the flex space standards and we will be presenting these changes to the Planning and Zoning Commission and City Council later this year. So, at the Planning and Zoning Commission hearing the Commission recommended denial of both applications due to the site not meeting design -- site design standards, the absence of Comprehensive Plan map amendment and wanting staff to lead the UDC text changes, rather than a developer for a single development. We have received written testimony from the Thurston family since the Planning and Zoning Commission hearing and they are in support of the proposed -- the proposal as their property is one of the properties included in the concept plan and they would look to move forward with the sale of their property. In addition, they said the existing home will likely be wiped out with the future expansion of Franklin Road. Overall they are in support of the project and I will stand for any questions that you guys have at this time. Overton: Council, any questions for staff? Strader: Council President? Overton: Council Member Strader. Strader: Hello. So, with this one would you mind going to the Black Cat map that shows -- yes. Could you just zoom in a little bit on this property and walk me through what we have approved in this area? And part of it is my gut, after reading the application, is like, of course, we should consider a comp plan amendment for this area. If this is a burgeoning industrial corridor, which it appears to be, maybe that -- I mean we -- we have always said we are underweight industrial as a city. Like that -- like just stepping way back. But could you kind of walk me through like what have we approved? Have we approved residential here? Like let me understand what exactly has been approved in these surrounding contexts for this property. Napoli: Council President, Council Woman Strader, so you just want me to highlight all the projects that are showing on here? Okay. Perfect. I just want to make sure you weren't focusing on one section of it. So, I will start in the -- the northeast corner. So, this is the Gateway at Ten Mile. Mixed-use development. You have multi-family, some vertically integrated and commercial uses. Then it goes into Outer Banks, I believe is what it's called. You have commercial uses, a lot of which that have already been constructed out there with more multi-family behind it. Then you have the District at Ten Meridian City Council April 14,2026 Page 44 of 74 Mile, which is a large mixed-use project that does include multi-family, retail, you know, some office and employment. Then you have Vanguard Village, which you will probably see an amendment to that, but this was approved for multi-family. You have an Adler project. I don't remember the name. It was included I think in the District at Ten Mile, which is industrial and, then, you have Farmstone, which is mixed employment, which is industrial uses -- some industrial, with some quasi-industrial uses and, then, you have Avani Subdivision, which is single family homes. I don't have the exact number off the top of my head, but I want to say roughly around 300 single family homes. You have AT Industrial -- or Black Cat Industrial, Meridian Commerce Park, has several different names that's -- over the years. Roughly I think two and a half million square footage of industrial I-L zoning. You have Core & Main, which you guys saw last year, I want to say, which is -- they did a comp plan amendment to be mixed employment, which would allow for some industrial uses and it is an industrial use and, then, you have the VanTrust property and you will see a lot more coming and I -- one thing just to add on to that is we do have a lot of industrial out here. The trunk line for -- in McDermott will be at Ustick at some point, you know, in the next year or so I think. That agreement has been signed and executed and I know Toll Brothers is working on that and there have been other conversations with applications that aren't in the system yet to bring it further down. So, this industrial area is possible to have sewer at it, you know, not in the direct future, but, you know, in -- in the timeline of the next five years I think is realistic and just to give you some backside that there is a lot of general industrial just to the west of this that hasn't developed yet that will develop as general industrial and that's -- yeah. Strader: Quick follow up? Overton: Council Member Strader. Strader: Do you view there being any unique risk to having so much industrial or a certain amount of industrial development in this area? I mean I just -- I would view it as a good thing just generally, but I just want to understand is there something I'm missing? Is there -- besides that, like I -- I totally do not understand why this was the approach and it seems like a comp plan amendment makes way more sense. But help me understand that piece. Like is there something I'm missing where like, you know, besides -- I understand the Ten Mile Plan, believe me, I was a big proponent of it and had -- had held firm to it for a long time, but we have -- we have departed from that anyway and so what is the risk of a comp plan amendment and creating a larger industrial corridor here? Or is there one? Napoli: Yeah. Council President, Council Woman Strader, you know, for one I think traffic is going to be -- freight traffic in -- in particular -- I know State Highway 16 will connect and have an off -- an on-ramp on Franklin, but a lot of these roadways, especially Ten Mile I think is better than E as it currently sits and when you introduce freight traffic that was not initially intended in the area that does negatively impact, you know, commuter cars, the everyday driver, because freight traffic does slow down the roads. It congests intersections at a rate that -- I don't remember the exact -- I talked with our long range staff. They have a little bit more of the statistics and I can find that Meridian City Council April 14,2026 Page 45 of 74 for you if you would like as far as what -- the addition of freight traffic. But I think that's what staff kind of wants to hear from you guys tonight as well. I think if City Council does want to see some more industrial in this area and the Mayor -- I think that's feedback that it -- maybe not with this application, but I think that is something that I want -- I would want to hear as a staff, because the Ten Mile Plan doesn't necessarily contemplate that. But if that is the kind of the direction we want to go in the future I think that not only is it beneficial for staff to know that, I think it's beneficial for the development community, so we can plan as a -- be a good partnership with the city and, you know, the private sector to really do what we want out here -- what you and Mayor has envisioned for this area. So, as far as, you know, long term impacts I think it's, one, not being consistent with the plan is my -- is, obviously, part of staff's recommendation for the deny -- and commission's. I think that traffic is one of the largest ones as far as unintended freight traffic that wasn't initially, you know, contemplated with the plan. You know, in their plan they do have a lot of loading docks. So, there is, obviously, going to be a lot of freight traffic that -- you know, with a mixed employment -- I guess mixed employment and low density employment was kind of envisioned to be Silverstone. That's what it was in the original. I get -- I -- I think when the plan was intended I think it was most -- more of to be a -- more of kind of an office park. Obviously economics have changed, you know, demand has changed. I hear every day when talking with the development community, you know, there is not the demand for office anymore that there once was and I think that, you know, the plan -- it still calls for it and I think that's where we need to find the balance and maybe get feedback from you guys as well to see if this is the direction we still want to go with the Ten Mile Plan and if this is how we still want to interpret the code -- or the plan and the code or if we want to, you know, amend some of that to align better with what we really have envisioned. So, I -- I hope that answers your question. If you have any more I'm happy to -- to answer them. But that's really what -- from staff's perspective that's where we are at at this point. Correct. Cavener: Mr. President? Overton: Council Member Cavener, Cavener: Nick, first, appreciate the report and update. I always recognize always the hard spot for staff to be in recommending denial and I know that's not where you guys like to begin and recognize Council's decision sometimes create some of that push and pull that comes from the development community and I have been responsible for some of that. So, apologies. Appreciate you working with us. Your comment about, you know, the -- the impact on industrial around traffic consideration, I think that's very apropos in that area. It's not the first time that you have heard me rally about the challenges with Black Cat. If I recall, Nick, the -- the Black Cat industrial project that Council approved a year, two years ago, if I recall limited their growth model based on the expansion of Black Cat. Am I remembering that correctly? And -- and I don't expect you have it off the top of your head, but maybe as we get closer to wrapping up if you could give Council a flavor for what the decision was of the -- of the Council when that decision was made, because I -- I do think that it certainly would be unfair and inappropriate to -- to limit one landowner's ability to grow in industrial while granting a Meridian City Council April 14,2026 Page 46 of 74 very similar use to -- to go on. So, I think that's an important piece that we need to probably consider before we make a decision. So, that's one. And, then, I think, second, I recognize hypothetically I think that this area does make more sense now for industrial than maybe what has been previously contemplated. So, just one voice to share with that. And, then, maybe a third, just to make sure that I'm tracking this correctly, I don't know where Council is going to land on this. I don't know where I'm going to land on this. But if Council were to want to move forward with an approval this evening we couldn't necessarily take that action this evening, we would need to continue at a later time for staff to draft findings for Council to be able to lean on as part of their approval process. Am I tracking everything correctly? Napoli: Yeah. Council President -- Councilman Overton. Start with your last question. Yes, it would -- we would need to do findings and we would all -- we need to revise the findings and have conditions of approval. I do have some draft conditions of approval, but I would want to, you know, work with the applicant before the hearing. So, we were on the same page or at least, you know, we were on the same page on one of you -- we were not on the same page about it, so when we go into the hearing -- so, yes, that -- to say that, yes, we would need to I think continue is correct. That would be my first time doing that. But, yes, in this role. But for your first question you are correct, Meridian Commerce Park, AT Industrial I think it was 960,000. I'm very familiar with this area now. I have -- I have done a lot of the industrial projects out here. It was 960,000 was their square footage before it triggered certain improvements and I want to say it was 1 .5 million that's triggered additional improvements and I can -- I can pull up that DA and I can read that off for you guys verbatim in a little bit and maybe after we hear from the applicant so you guys are refreshed on that. But they -- correct. In that development agreement there were thresholds that were placed on that development as far as it is a certain occupancy threshold. So, not maybe necessarily construction threshold, it was based on occupancy of those buildings. You have to do certain -- it triggers certain improvements to the roadways. That is correct. And I apologize, your second question was -- I think it was more of a comment. Cavener: More of a -- Mr. President, just a comment and appreciate it, Nick. Napoli: Yeah. Thank you. Overton: Any other questions for staff? Would the applicant like to come forward? If you would state your name and address for the record. McCluskey: Yes, good evening, Council. My name is Chris McCluskey with VanTrust. Address is 205 North 400 West, Suite 100, Salt Lake City. 84003. Before we begin can I request from the Council to have an additional allotment of time? We have got quite a bit to cover, so we wanted to go to 20 minutes in lieu of the 15. Is that approvable? Strader: Council President? Overton: We will do 15 and we will judge it at the 15 mark. Meridian City Council April 14,2026 Page 47 of 74 McCluskey: That works. Wonderful. Well, again, my name is Chris McCluskey with VanTrust. I run development for the northwest and will be the lead on this project. Lomeli: Council President? Sorry to interrupt. I think he is asking for that additional time because it is two applications -- McCluskey: Yes. Lomeli: -- that were kind of combined. Just to clarify -- McCluskey: Because it is both, a UDC amendment and the -- Lomeli: Sorry. Overton: Thank you for keeping me straight. Lomeli: You are welcome. McCluskey: Thank you, Tina. Overton: Twenty minutes is approved. Thank you. McCluskey: Wonderful. Thank you. Again, Chris McCluskey with VanTrust. I think -- I wanted to start out with a little bit of talk about sponsorship. As the Council considers these projects, obviously, that's one of the large components and so since 2010 VanTrust has developed over eight billion dollars' worth of total project cost, of which equals about little over 73 million square feet. This year we are projected to do about 1 .2 billion across the country, of which 95 percent is industrial flex products. So, we, obviously, have a little bit of history with the -- with the product type that we are proposing here today and we are excited to be a part of the community. So, we look forward to this being our flag in Idaho and being in this location hopefully barring approval obviously. But with that being said I would want to introduce our land use counsel Deborah Nelson. She is going to give you a little more depth on the project. Thank you. Nelson: Thank you, Council President, Members of the Council. I will try to keep it as tight as we can to cover all -- everything that we want to cover. I think you have already heard the overview of the applications. I will just note additionally that we are also going to -- oh, excuse me. Deborah Nelson. 601 West Bannock Street for the record. But we are also going to come forward with a preliminary plat and a design review application in the future and we are here on the annexation and zoning and the code amendment in large part because we do need the Council's direction, because we haven't seen eye to eye with staff yet on the use and so before we go through a lot of those detailed designs we do need information from you about whether this is a use that you support in this location. So, Nick already covered the project overview, but I just want to touch on a couple of things that we are going to have these two different product types. Both of Meridian City Council April 14,2026 Page 48 of 74 them are -- allow multi-tenant use. So, the medium format shallow bay has sizes that are as small as 18,000 square feet and the micro bay flex will have sizes down to 2,700 square feet. So, this flexibility allows Meridian to attract and keep employers, because these businesses can stay in their space even as they grow. That demisability of space is really what's in demand by employers. We are not providing any of the large cross- bay type warehousing and distribution, such as what you would see with an Amazon that -- that's really going to be located in your general industrial area to the west of this site. We expect that these six buildings will support 30 to 40 small to medium businesses, with clean, quiet, indoor, non-hazardous, light industrial uses that provide that specialized employment. Nick's already noted that the majority of the site is in the LDE designation and we have asked to use that consistent with your Comprehensive Plan that allows you to use the majority of the property. And so next I want to turn to some of the questions and comments that have already come up and why do we believe that the Ten Mile Plan as it is drafted now supports the I-L zoning without a Comprehensive Plan amendment? That amendment from LDE to ME, which are just two different designations within your employment district, isn't necessary to support I-L zoning. Both of these designations could support I-L zoning and that's shown here in the zoning district compatibility matrix. So, it's exactly on point to what we are asking is which zones are compatible with these designations. Both the -- the LDE and the mixed employment support industrial and, importantly, the LDE designation is noted as favorable in this -- for -- for I-L zoning. You can see with the check and the plus that we have highlighted here and it's consistent with that. Also the city has already decided to interpret its plan that way and that's what you did exactly on the 200 acres to our south in the Black Cat industrial project. You interpreted this to allow I-L zoning without a Comprehensive Plan amendment. And so we followed in that same path that you outlined. This -- the type of uses that we are asking for here are the same types of uses that were contemplated there. So, not only from the zoning that we are requesting, but from the end use that we are requesting it's contemplated those are allowed uses in the I-L zone and they are appropriate for this site in this designated area. Fundamentally staff's concern that they have expressed to us throughout a lot of discussions -- and we really appreciate all of their time that they have spent with us on this application. It's been very involved in and the -- the -- the topics that they have been concerned about have really focused on that end use. They have wanted that more traditional office and understood that to be what was originally anticipated here and so they wanted us to pursue a comp plan change to ME to support ME zoning. ME zoning does not work for our uses in the end product that we want similar to the property to the south. It doesn't include warehouse and distribution as allowed uses, which just adds additional hurdles for tenants that makes the project unfeasible. So, again, we want the I-L zoning that is contemplated here in this employment designation. We are also consistent with the description of the LDE area. It's the right conceptual fit. The ME designated area tends to have a little bit more of that traditional office park look, also larger buildings in scale, and we are going to provide that specialized employment that it has that -- the flexible spaces with the convenient circulation without retail. We will have the landscaping. We will have pedestrian circulation and the connection to gathering spaces. We meet the description of the types of buildings that are contemplated in LDE better than the description of the types of buildings that are contemplated in ME. LDE has these lower Meridian City Council April 14,2026 Page 49 of 74 profile buildings. They are five to 150 thousand square feet. They have a floor area ratio of under .75 and they are three stories or lower. All of those criteria describe our buildings and contrast that with ME that has up to four stories, up to a million square feet and over the .75 floor area ratio and so we are more compatible with the type of buildings that were anticipated for the LDE designation as well. I'm looking at the design elements in your Ten Mile. We meet the designations whether it's LDE or ME, because they are virtually the same. LDE has one additional design element that we also meet and that's that the buildings are to scale. Again that's consistent with that low rise building that's contemplated, not the taller larger buildings. We -- we meet all of these design elements with architectural and facade and the site will have the cohesive signage and public art and I will describe a little bit more of that. Here are some concepts of the buildings. Now, again, this will be reviewed in more detail during design review, but wanted to -- you to see some concept images of the two medium format shallow bay buildings. These will have multiple points of vertical and horizontal articulation to break up the facades, pedestrian scale entrances to each tenant space and significant glazing along the Franklin and the new collector road to create that inviting appearance. The small loading docks are oriented to the interior of the site, limiting visibility to adjacent properties and here you can see some of those micro bay flex buildings also with significant architectural differentiation in the facades and glazing with that pedestrian scale entrance. On the open space -- as Nick mentioned we have continued to make improvements to add additional details to address staff's questions and concerns about this and -- and some of this has even been updated since the Planning and Zoning Commission, so we appreciate staff's willingness to continue to meet with us and work on that. Each building will have a gathering space for employees with hardscaping, landscaping and seating. There will be public art placed at the site's entrance. A pathway will run along the east side of our site -- this was requested by staff -- to provide that connectivity from Franklin down to the new collector and we will also have ten foot wide multi-use pathways along both sides of that east- west collector and additional sidewalks and crosswalks will be throughout to provide that connectivity between the -- the employment and the users and their gathering spaces and here you can see some of the plaza imagery for concepts of what the plaza and seating area elements may look like here and signs -- we will have cohesive sign guidelines consistent with VanTrust's industrial complexes in other locations and as called for in your Ten Mile Plan. The collector road will have that neighborhood feel that really pulls together some of the elements in the traditional neighborhood and called for in your plan with the landscaping, the detached eight foot landscape buffer, a ten foot multi-use pathway on each side and just two lanes of traffic there. ACHD provided preliminary comments on this. They will provide additional details when there is a detailed development plan. But they commented that we could not take access from Franklin and Nick mentioned that they preferred it to be from a collector. They cite to the Ten Mile plan as one reason, which says it prohibits access onto arterials, so that's part of the city plans. They also look at their own access policies to determine that and they prefer to have access off of the lesser traveled road. That did require us to make some site plan changes, which we had -- which we have done now. But they also noted that the area roadways currently meet ACHD's level of service planning thresholds and ACHD does plan to widen Franklin to five lanes next year, which is before this project Meridian City Council April 14,2026 Page 50 of 74 would come online and the site is served by transit. Also wanted to call out that -- some differences between light industrial traffic and office. There -- in general light industrial has slightly lower trip generation than office. But I think the important thing really to call out is that light industrial tends to have dispersed times of -- of operation more so than office. Office workers tend to have that more typical 8:00 to 5:00, which really impacts the peak hour travel times and light industrial has more dispersed times and so has lower impact on those peak -- peak hour intersections. The economic impact of the project is -- is strong and I may, you know, move through these slides pretty quickly and would just take questions, of course, if you have -- if you want more of it, because you are already aware of that and based on the -- the preliminary comments I don't want to spend too much time on this, but we do want you to know that we -- we think that this is a very valuable asset of employment in this employment district as called for in your Ten Mile Plan and is in need in -- in your city. We are attracting the types of businesses that need this flexible space, that need this type of shell, you know, at office or light industrial, it's really all about the type of shell that you are attracting those employers and this is the type of product they really need and the targeted tenants for this type of -- of zoning and this type of product that we are delivering are in some of the valley's top industries that are still growing and need space. Construction, manufacturing, wholesale trade and transportation and warehousing. And unlike office employees these jobs are on -- in hands-on industries. So, they are less susceptible to being replaced by Al. They are more sustainable jobs for the future. The same industry sectors support good wages with average wages ranging from 29 to 38 dollars per hour, exceeding Meridian's current 24 dollar an hour average. City staff has really been pushing more to have a traditional office park here. So, we want to talk a little bit about that. You do have a lot of other office that's developing in the -- in the city around Eagle Road and 84 and also around Ten Mile and 84. But in -- and these locations are serving this new office better, because Class A office -- the demand for it and the locations that they are desiring has really changed. If -- they are not desiring this type of location that we have on our property anymore, they want to be in a mixed use development where they have got commercial, where they have got residential integrated into that same site and they typically want to be at these larger interchange areas and so that's where you are seeing office going that -- the District at Ten Mile and 84 is a great example of those kinds of mixes that are going in there and that's really different from what we have here. We are in an area that is -- has become this light industrial transition between the heavy industrial that's to our west and the mix of uses that's to our east that includes that office, that includes that residential and includes some lighter industrial as well and with the uses that are immediately adjacent to us we have the same types of products that we are providing and we have even some that have outdoor storage. This is a great location for us. We are compatible with those uses. This is not a great location for a traditional office park, but that is not going to be sought after by development or successful in attracting tenants. Meridian Crossing to our south is leasing up very quickly in the same types of product and there continues to be high demand. They are bringing in great employers with St. Luke's, Crescent Electric, Carpenters Union. Those same types of employers are still looking for location in Meridian, particularly as the supply chain industry supporting the Micron expansion are continuing to come to the valley. TOK Commercial did compile existing listings and to look at what's out there and Meridian City Council April 14,2026 Page 51 of 74 there is -- there -- there are 24 flex spaces currently available in Meridian in a range of sizes, but 33 percent of these are over 25,000 and that -- that large format product really dominates the available supply. TOK data shows that zero leasing activity in that size category that's available. But contrast that with small bay supply that's being absorbed really fast. The zero to ten thousand square foot is 37.5 percent of the listings, but faces the highest transaction volume. So, this project small bay really does address that demand that's shown in this red box here. This is the size range where Meridian tenants are actively seeking space and I think that's a good opportunity to turn to a question that was raised by Council Member Strader about -- talking about what has been approved in the area. So, of the 4.3 million square feet that Nick highlighted as being approved in this immediate area, much of that is commercial, not industrial. So, that's just looking at the non -- non-residential space. So, just under half of that is commercial. So, if you look at the industrial, these are largely in three projects. You have got Adler's Ten Mile West project, which I would note is zoned ME and it also has a development agreement that says it cannot have flex, warehouse or distribution. So, it does not compete with this site or with the development to our south. That is a -- that's a different project and a different product. Secondly, you have got Farmstone Crossing, which Nick highlighted, also zoned ME. Doesn't have the same development agreement restrictions, but it makes it harder, it adds those additional hurdles, because you don't have warehouse and distribution as allowed uses. And, then, you have got the AT or Black Cat industrial project to our south and that is continuing to lease up very quickly and there continues to be high demand there. I do want to just touch on the code change briefly. We don't need to spend a lot of time on this. I know you guys are already familiar with the change that was passed for the ME zone. We are simply asking for the same change here. We appreciate that staff is working on a larger code change. They didn't have language that they were willing to share with us at this time. So, we just need to make sure that we are also putting before your request for that change that has been made in the ME district to be made in the I-L district, where it's as, if not more important, to have this flexibility in how office space is aligned and -- and, again, we appreciate that they are thinking about how this fits into their large -- your larger code and making adjustments as needed to make sure that all of the uses add up to a hundred percent. We just want to make sure that we have got flexibility in how office is structured and in these types of spaces you could have floor plans that have significant walls that are built to house office type spaces or you could have an open floor plan that has workspaces that have no walls and there isn't really a clear way of defining that. So, what we are looking for is flexibility and how this is -- how these spaces can be built out, because that is driven by the tenant and whether they have walls around their workspaces or not does not change the value of that employer or the number of employees they have and so that's all we are looking for there is -- is flexibility. So, for all of these reasons we really appreciate your consideration of this, your support for industrial that you have offered in the past in this area and really would welcome questions you have for us about this project or how it fits within your Ten Mile Plan. Thank you. Overton: Council, any questions for the applicant? Council Member Strader. Meridian City Council April 14,2026 Page 52 of 74 Strader: Thank you, Council President Overton. I appreciate it. So, just initial thoughts. I -- I think it's -- what I'm struggling with is the -- the method with which you go about annexing in and I think where I'm struggling a little bit is -- I -- I'm sensing this unwillingness -- I mean you said you are unwilling to do a comp plan amendment into the ME zone. Are you open to a comp plan amendment into industrial I guess would be my question to you. And not that -- not that necessarily that should be driven by you, by the way. I mean I think it might make sense for the city to talk and have a discussion about whether we want to amend our Comprehensive Plan to expand our industrial corridor just based on what we are seeing here. The traffic impacts are a big deal. I don't want to gloss over that. That's a big concern for me. But I'm struggling with an annexation request and, then, to make this work you are requesting a UDC text amendment that really specifically is tailored toward your application and I just -- as a city I hate for us to go about any UDC amendments in that manner. It just feels really inefficient and not like the right way to -- to do things. If the city was willing to consider amending our -- our comp plan would you be willing to take a continuance to let that process happen? Are you asking for just this is the only way this works for you today? Like what's your sense of timing? I just want to understand what's your timing and why this specific approach, because it -- it just seems really out of the norm. Nelson: Yeah. Council President, Council Member Strader, yes, I would be happy to -- to address that. So, we have had a long history of meetings with the staff about this project. In our -- in our early meetings with staff we laid out this product. We haven't changed in what we want to bring forward and what we want to bring to the site. But we did talk to staff about design elements and that they wanted to see -- and also the uses and the process and they did not get supportive of the use; right? They -- they wanted a different use here. They did initially suggest at some of our very earliest meetings that we would need a comp plan amendment to industrial, because that's what we were asking for was industrial. But, then, we would -- we followed that up with a question of but would you support industrial -- a comp plan change to industrial and the answer was no, because that led us to an end use. So, it -- it didn't, you know, facilitate getting us down the path. More recently they have been talking about an amendment to the ME, but, again, coupled with the question and answer, but would you support this and -- and we understood the -- the answer to be, no, that it was still about the use, that -- that staff didn't support the use and so it -- you know, initially we had the time to do that, but now as time has gone on, as you know, to change the comp plan is a six months -- it's only every six months. So, it does create time delays and so when we look at your plan, you know, so we don't have staff support for that process and we just need to find out if the use is going to be allowed here for the developer to move on or try this site. We look at your Ten Mile Plan and we see that I-L zoning is clearly allowed in your zoning metrics and so it doesn't require a comp plan. So, it felt fruitless to us and, really, I guess not -- not even following staff's direction to pursue a comp plan amendment to pursue a use that they didn't support when we can see in the comp plan that it is already part of your designation. I mean you guys have already decided this is an employment district; right? You've put LDE on it. So, if LDE supports I-L zoning why would we ask you for a different designation or ask you to change your vision and plan for the area. So, it didn't feel like a -- fruitful for you or us or staff, because we are still going to come forward with Meridian City Council April 14,2026 Page 53 of 74 the same product. So, I do understand that they have continually suggested different paths of -- of this, but not to an end of an approval. So -- and even at the P&Z we had the same conversation and I think, you know, we heard a few different comments from staff that we questioned about, you know, what -- at one point they said, okay, it's really become about design, but by the end of it they circled back to, no, we just fundamentally, you know, don't support this use in this area and so, again, we didn't take a continuance, we wanted -- we need to get the direction on whether this use in this zone is appropriate here as we see it being allowed in your plan and at this point it would be another delay to get there. So, we would -- we would rather not pursue process for process sake. But if -- if -- if it came with, you know, supporting this we certainly would have been aligned with that. We weren't trying to thumb our nose at that opportunity if we knew that was an opportunity. Does that answer your question? Overton: Council Woman Strader. Strader: It certainly helps to give some flavor for the discussions. Thank you. Taylor: Councilman Overton. Overton: Councilman Taylor. Taylor: Deb, I appreciate the presentation. Kind of what I'm -- I'm hearing is that as a city in some regards we have lost a little bit of a vision of what this area -- what we want it to look like. We had the Ten Mile Area Specific Plan. I'm probably the most guilty of any Council Member of chipping away at that, because I found it to be a little outdated. But there is a reason we have plans, because it provides us with some understanding about what we want to see and that provides you with some clarity. But what we have created is a sense of you are trying to work within what we have laid out, which is at conflict with itself in a little bit. I'm probably one of the biggest proponents of flex space, because to me that creates a sense of economic diversity where you can tailor a space for a variety of needs. Office space tends to cater to just a certain type of employer. Retail tends to just, obviously, cater to that. I see flex space kind of touching all of the above and a lot of flexibility. I want to kind of get into the -- the UDC changes a little bit and talk about the -- the percent -- the ten percent we have mentioned. I have always felt like requiring a certain percentage of it was an arbitrary number and I always wanted data to kind of confirm it, but I also -- there is a reason we have a -- a minimum standard, because we don't want these places to turn into just warehouses; right? We want employment there. We want people to go there for jobs. We want to see some diversity there. Can you talk a little bit more about the changes that you want to see us make? Why ten percent seems to be the number that you are settling on, if it's just kind of syncing up with what we have already got and I would also say I -- I think that the city needs to have a -- continue this conversation, I know staff is, about what we want to see with the flex space, because I want to see a lot more of it, because we can see it in these industrial spaces, we can also see this in other settings where it -- you know, it -- it fits in really well. We have seen a few other projects that are some small flex space Meridian City Council April 14,2026 Page 54 of 74 that are really quite attractive. But can you talk to me a little bit more about that ten percent? Nelson: Yes. Council President, Council Member Taylor, yes. First of all, I would just comment that the sequence of this -- and this gets to Council Member Strader's comment before, if -- if we weren't ahead of where the city was in that process we would happily weigh in at the city -- when the city is amending their code, but we were ahead of that game and, as I mentioned, we don't know yet if staff is going to address the light industrial zone at that time. So, it is appropriate for this application and needed for this application and supports it and so we wanted to make that request for you. If you want to defer that to have -- have that be a larger discussion within the city, I certainly understand the desire to fix this at a broader level as well. As far as the -- the percentage, it was simply to build on what you had already decided and so it wasn't that we think that ten is the magic number, I think complete flexibility is perfect for this type of owner, but it finds that balance and maybe accomplishes a little bit about what you were saying, Council Member Taylor, that you want there to be some component there. But, yes, it was just building on what you recently did for the ME and trying to bring that into the I-L as well. Taylor: Councilman Overton, quick follow up? Overton: Councilman Taylor. Taylor: You know, when I look at it initially it feels like the tail wagging the dog sort of on -- on the changes here, like we are making this change, which I anticipate I would be in favor of moving this direction anyway, but we are not there yet and so this application is sort of forcing this discussion a little bit before maybe staff is ready to present some of their suggestions and recommendations and before we have had a chance to really think about it and tackle it. So, we are being forced to think about a UDC change when we are maybe not ready, but you make a compelling argument for why we are here in this situation. That said, in terms of timing is this application -- you know, I know we have got two of them here before us. Is the land use application completely determined -- or conditional upon the UDC changes as you would like to see them? Because I'm just wondering if we could separate the two and we could say, look, the land use works and I'm okay with that, but, then, the -- the changes -- does it have to come later? I -- I don't know if we can, but I'm just kind of thinking out loud if that is required from your perspective that both need to move together or could we separate this discussion just a little bit? Nelson: Right. Council President, Council Member Taylor, certainly legally you can separate them and make your own decisions independently, but I think what you are asking me is if -- if we have a preference, if we need this to be able to proceed and -- and that's our ask and I'm going to ask Chris to come up and address that, because that's a business decision. Meridian City Council April 14,2026 Page 55 of 74 McCluskey: Thanks, Deborah. Thanks, Council. Council President, Councilman Taylor. You know, I never like to put finite yes or no's draw lines in the sand. Unfortunately, with us, because we have had this site under contract for a year, we are coming to the end of our diligence also with the land seller and also VanTrust's ability to continue through on DD. So, our anticipation would be to put this into production as soon as possible and so separating these two does not allow us to move on to the preliminary plat process. Also with the CZC process and some of the other hurdles we have to get through to get through entitlements. So, unfortunately, yes, it is not separable in our eyes, just because without this flexibility we are not able to lease the product as we think it's going to be leased or could be leased and that limits our leasing ability. Leasing is our bread and butter; right. We don't -- it's not beneficial for the city or for us to have empty buildings set out there. So, unfortunately, yes, these -- these need to go together. Due to the fact that -- I mean can anyone sit here tonight and say when that code change would happen? You know, you could say could be down the road, it could be -- I mean, obviously, it's got to go through a process; right? And so we need that certainty. So, unfortunately, they are tied together. Taylor: Councilman Overton, quick follow up with Mr. McCluskey while he is here. Talk a little bit about the types of tenants that you are hoping -- or that you have seen in other developments that you are envisioning bringing here or talk to me about like the -- how that flexibility works into attracting what kind of employers. Is it spec space? Is it people come to you and say I want a space, then, you go in and do the tenant improvements as they request? So, talk to me a little bit about the business side of filling up these buildings. McCluskey: Of course. And I will -- I will give a little flavor for the VanTrust side and what we anticipate, then, I would like to call up Mr. Martin, he is with TOK, could talk a little more about the tenant profiles that he has seen in the Meridian side of it a little more. VanTrust is a spec developer. So, we will develop these building speculatively with no tenants in tow. Our anticipation is to do the whole project, because we think they complement each other just from the factor that we have talked about thus far, kind of that offsetting types of uses. The four buildings I did want to highlight and I think you did a great job, Deb, but just to clarify one more time, those southern four buildings do not have dock high positions. So, their grade level drive-in doors similar to the front buildings on AT Industrial. So, there will be no truck traffic to the south of the collector. The two northern ones -- obviously those truck courts turn on each side -- on their -- onto each other, so they complement each other a little bit there. But from our perspective we will go in -- and just to be full transparency, we will put in a spec office, which will probably be around that ten percent for the first space. What that allows for is a tenant who needs to move quickly. Could take a bay or two. We can move that tenant in and continue to work our way through leasing them. We have seen a lot of variation in those tenant types across the nation. A lot of the points about the types of jobs being actually very well paying jobs, higher tech jobs, and I will see if I could get Mr. Martin up here a second to do a little better job on that -- on the type of tenants. But, you know, to further elaborate on the ten percent a little bit that Deb brought up, you know, for example, an LED manufacturer, we put that in, they made LED signs in Meridian City Council April 14,2026 Page 56 of 74 the warehouse, so they would have some of the LED components come in, they would assemble them. They used them in like the high school football games and some of the other locations or wherever you see the LED signage. They were working more employees in the actual construction area, not in a -- what was called office. So, when we permitted it it looked like it had very little office, but they actually had more employees than they would have gotten the density that a normal office would have had in that same space, because they were assembling those products and pushing them out and that's what -- a lot we are seeing in these flex jobs as you were -- as you were mentioning earlier. But maybe if we could get Mr. Martin up here, I would love to have him talk a little more about the actual types. Martin: President Overton, Members of Council, Tyler Martin. 322 Bacon Drive, Boise. 83712. 1 want to talk a little bit about -- and can I roll my presentation in here? I was going to talk a little bit later, so don't know about format here, but I want to talk a little bit about the types of jobs we are seeing in these buildings and these are -- I have a lot of -- we did a survey, I presented it to you last summer. We surveyed 800,000 square feet of these spaces, multiple tenants. I have since narrowed that down to just Meridian and so in Meridian we surveyed -- so, these are all very similar buildings to the small bay, mid bay product and the larger buildings that's along Franklin Road. We surveyed 442 -- we -- we got actual results for 443,000 square feet of space. In those spaces there was 945 employees or about one employee for every 468 square feet. We had one, two, three, four -- we had five companies that had employment per square foot, near 250 square feet per employee, which is an historical office number. GSA historically has said that there is supposed to be about 250 square feet per office employee. We now have industrial space in Meridian doing that and it's incredible the number of jobs we see run through these and so when we went and did this survey, the question we asked wasn't how many jobs are here, but how many paychecks flow through this building and so what we found was there is a lot of companies where they have three or four folks working in these buildings, but they have multiple field employees, sales people working from home. So, we have -- so we were really counting the -- the paychecks that flow through those buildings that are all locally based. And, then, I'm just going off my experience of companies I have worked with. Worked with Crescent Electric, who leased space in AT Industrial to the south. They are consolidating four locations across the Treasure Valley into one location for centralized distribution. Twenty-five employees minimum. Many of those employees long time with the company since it was Interstate Electric, you know, 15, 20 years ago. I have also worked with four other contractors or companies who specifically wanted to be in Meridian. Meridian has done a great job. Heart of the valley. Sixteen is coming in. This is where you service a broader valley is right in Meridian. Of those companies -- of those four companies I was able to get one in Meridian. We leased a property before it hit the market. Everyone else ended up in Boise, because that was where we were able to find space further east than they wanted to be and just to kind of follow up on that, I also have a BVEP. BVEP does a wins every year and they release survey data as far as what type of leads they get. Last year 93 percent of the leads they got were somewhat industrially based and so we had 54 percent manufacturing, 17 percent semiconductor, 15 percent food. Only seven percent was warehouse and distribution. Meridian City Council April 14,2026 Page 57 of 74 Honestly, we are not a wonderful warehouse and distribution location when you look at transportation networks and to go off Council Person Taylor's comment, I believe the fear of turning these spaces into warehouse and distribution -- quite honestly, in my opinion, Meridian has done an excellent job and the space is now too expensive and so if you want a big space for distribution you are not finding that in Meridian. There are some. So, I mean there is definitely some larger spaces, but if you want a big space you are really looking at economics. Economics is key. You are really focused on a lower rental rate. Meridian right now -- the tenants I'm working with are trying to service the valley -- service the valley, high employee counts, they are paying considerably more to be in Meridian than points further west really have the higher vacancy rates and that is just so they can service the valley with employees moving throughout the valley. A lot of these companies are -- are local to our valley. I think really with -- with that that's -- wanted to leave it open to questions. I guess regarding the office space, I see a huge variation in office as I work with employee -- employers across the valley. You know, right now I'm working with a company that's doing 30,000 square feet. Meridian company looking to expand, consolidate a couple of locations. Right now we might end up in Boise, because there is no space. There is not a 28,000 square foot space available in Meridian right now. Adler's building product, AT Industrial, to the best of my knowledge, has a single 40,000 square foot space left available that they can't demise. Due to the design of the building they can't really make it smaller. But my -- the -- that client is looking at 28,000 square feet roughly, 10,000 square feet of office. High employee count. Worked with other folks that also have high employee counts. Smaller office. And so, really, it feels like -- I say that 10,000 square feet of office would support a higher base level of office, but all I'm really trying to say is let the market decide on that point. There is a lot of folks we work with that still have high employee counts that don't need large office. They have employees in the field, they are coming and going, they don't need an office presence and so, really, it's just -- those baselines are hindrance to development if I have to overbuild office. Just for reference currently right now most folks are quoting office build out at 200 dollars a square foot inside the building. So, the envelopes already established, but it takes -- it's another 200 dollars a square foot and about six months to build out office space. So, it's just a -- another hurdle if you have to reach -- if you have to reach a certain threshold and not just respond to the market. Open to questions. Overton: Council, any further questions? Napoli: Council President Cavener -- or Council President Overton. I apologize. I apologize. Can I just chime in real quick? I wanted to clarify something that Chris said and that there might just be a misunderstanding between us and him regarding the separation of the two. So, let's say Council tonight hypothetically approves the annexation, but doesn't want to approve the UDC text amendment, you still -- they are going to be required to subdivide the property, so -- because they have public right of way running through it. So, the preliminary plat is going to be required at a minimum for the next application, which they can do while the code change is being worked on. In addition to that, CDC and design review, which would be the next steps, which administrative at my level, which is really site plan elevation review, could also be in the Meridian City Council April 14,2026 Page 58 of 74 process -- even the building permit could be in the process while, you know, that code change is under progress and I also want to highlight that warehousing, if I-L zone is granted, it's -- you know, let's say annexation is approved as presented with the I-L zone, warehousing as it currently sits, office not to exceed 25 percent of the building. So, they could go down to ten percent as with a warehousing use as it currently sits, which a warehouse is a permitted use just like flex space is in I-L. So, it wouldn't actually hinder their ability to have the ten percent office, it would just be a warehousing use instead of a flex space use. So, that's kind of just something I wanted to clarify for you guys that they can still move forward in the progress if that's your guys' prerogative tonight, even without the UDC text amendment. It's not necessarily UDC text amendment's going to hold them up in the process for the rest of the applications that need to come through. Parsons: Yeah. Mr. President, Members of the Council, just add on to what Nick said. I think all of you understand this and what Tyler has explained to you is very accurate. We don't know the tenants until they come forward, but I think everyone gets it that we have a schedule of use -- allowed use table in our code and so although we are -- it's kind of hyper focused on flex space tonight, there is many other uses that go on these buildings that don't need to meet the flex requirements, because they are different -- defined differently in the code, so they don't need to do any of those things. So, it's -- that's why it's difficult for us to say, please, change our code and help fix it when we are like we don't see this as an immediate issue for us in the city at this time, because we have all these other things. If you want light manufacturing that's a completely different use in our code. Doesn't even apply to flex space. If you want a construction company in there that could be a flex space, but, again, it could be defined as a contractor's yard and we can work with you on those percentages and make you -- make that tenant space work for that particular use, because it's a different use than flex space is. So, as said, the code gives them a lot of flexibility and same thing with the warehouse. Like Nick mentioned. Warehousing is 25 percent or less. Flex space currently is 20 percent or more. So, again, if you want to call yourself distribution or warehousing, then, we will say, okay, that's what -- you are defined as a warehouse and look at your floor plan and say, you know what, you are at 20 percent office you are good to go as a warehouse. We will let you move in there and operate. We don't care who is in there working, as long as you meet those thresholds and those requirements. So, again, it's -- it's kind of that cart before the horse. If we don't know who is going in there it's hard to say if it's the right time to change the code or not and I think Council understands that -- I mean when we changed the code six months ago or eight months ago, I think -- I think you guys were sympathetic to that understanding the needs at the market at the time and you -- you changed one portion of the code, but it kind of -- it didn't go far enough to change the other section of the code and that's why we immediately put it on our list of code changes to fix that and at least have that conversation with you. I also realized the Council is -- they like to follow process. You have kind of established these rules. Staff, what are you bringing forward as code changes? We are like here is what we are changing. Are you good with that? Yes. And, then, we meet with a UDC focus group and we vet that out through all this different committee and, then, bring back forth a recommendation -- recommendation that works. Now, do I think the UDC focus group Meridian City Council April 14,2026 Page 59 of 74 would have concerns with us changing the warehouse component? Probably not. I have been on -- I have met with them multiple times and they all agree we have to tweak this and fix this for sure and get that balance right. So, again, I don't have anything to share with you tonight or what's being proposed, but what I can share with you is that we do it -- do have a future code change planned. We have some others that have -- you guys set the policy. So, if you say, Bill, I want that in front of me next month, certainly I will make that happen and bring that forward if that's -- if that's your prerogative. But right now again we think it's okay the way it's working, but just want to let you know that we do know -- we do realize there needs to be a change, we are just not there at this point. Strader: Council President Overton? Overton: Council Member Strader. Strader: Thank you. That was really helpful. What is your sense of timing on those additional code changes? I think that would help me -- it would probably help the applicant quite a bit, too, to wrap their head around what their options are, because I like really feel like this second request is a -- is a tough one for me, but what -- what's our general sense of timing on those changes? Parsons: Mr. President, Members of the Council, it's -- it's hard to say. I know I have had discussions with our director, we have -- we have had -- we met with the UDC focus group in January. I want to say to go over some of these clean-up items that we want to take forward. I am toying with the idea of maybe assigning a staff member to bring forward those, so that we can get them moving quicker than later in the year. But we will have that discussion as a department. So, currently right now I have two other code changes that I'm working on with some subsets. So, this week -- or actually tomorrow I'm working with code enforcement on our limited duration signage and, then, we are also meeting with a group to talk about our PUD changes and PDD changes. So, a whole other new section to the code. So, those are kind of my two priorities right now. But, again, if you ask staff to give us a time frame or when you would like to see something coming forward I'm happy to take that feedback and start working on that moving forward. But at this time there is no definitive date, but more likely would be fall if I had to guess. Late summer. Early fall. Strader: Maybe a quick follow up. Overton: Council Member Strader. Strader: Okay. But if it was prioritized or even if it was -- if it was that -- that set of code changes that relate to extending what we have already done into these other zones were to become a higher priority, which I don't know, right, like everyone has to have that discussion, but I mean what is the fastest that realistically you could get some suggestions in front of Council? I mean just -- just -- just brainstorming. I mean the art of the possible. Meridian City Council April 14,2026 Page 60 of 74 Parsons: Yeah. Mr. President, Members of the Council, probably hearing in mid-May, first part of June and, then, Council in July is probably a realistic time frame. Strader: Okay. Parsons: Or we could work with the clerk and go quicker to Council, save a week or two, but you are more likely into June and depending on the holidays and how those fall with Juneteenth and Fourth of July, that always puts a little wrinkle in it. Taylor: Council President Overton? Overton: Councilman Taylor. Taylor: So, let me tell you what -- let me restate what I heard. In your opinion -- and I don't mean to put words in your mouth, but you believe from what you have seen and understand that the uses they have envisioned, they can do those without the required changes they are seeking with the UDC code. What I'm hearing from the applicant is it's really helpful for them to market this as flex space, because flex space conveys a certain understanding about what the tenants are looking at, especially if you are building speculative space, then, the ability to lease it. So, that's what they want. I would like to help get them there. You are saying today they -- if we approve this land use application your interpretation is they could probably still do everything that they are asking to do under current code. To Council Woman Strader's line of questioning about timeline, moving May, June, July is extraordinarily fast for a government deliberative body like us and so that would seem to be okay. I would like to move quickly on that, too, because I do think -- I have -- I have thought actually a lot about this since we had the last discussion about other changes, but my understanding -- am I interpreting that correctly if I restate again in my layman words? Parsons: Councilman Taylor, yes. You are doing that great. And, then, also as part of that, if that is the direction you want staff to -- to take, then, I would also encourage maybe some discussion around if you do want the office space and the warehouse space to align with a hundred percent -- total that hundred percent like it previously did. So, just curious on your take there, because a lot of times -- a lot of times when Nick and I meet with applicants as well they get flex space confused. They think it's a multi- tenant building. So, they are looking at -- I could have multiple tenants in one building and it's like, yeah, that's one way to look at it, but that's just a multi-tenant building in our world. You are going to have one building and demise the wall -- put in demising walls and have multiple people running out of that building. So, that's the other piece of it is sometimes the terminology is a little bit different, but in our code we are very specific as to what flex is. We define the -- the parking ratios, the mix of light industrial versus office and it has to be a -- usually it says it's small scale. So, there -- and it can be either an entire building or only one tenant space. So, for example, an applicant -- or an architect can't come to the city and say, well, I have one of my tenants as an office and I want to do all warehouse, because now in the building I have 50 percent offices in this one end and this is all warehouse and that's flex space. No, that tenant is office and Meridian City Council April 14,2026 Page 61 of 74 this other space is warehouse. It's not -- you can't use the -- all the uses within the building to say you are a flex space. It's -- it's either one building or each individual tenant has -- has to meet that requirement is how we interpret the code. Overton: Council, I have a quick question for our city attorney to clarify. Mr. Nary, from the moment we opened this and discussed it by staff, by the applicant and by our questions from Council, we have been discussing both 17 and 18, but I only opened the public hearing for 17. The correct procedure from this point before would we go forward as we are discussing both, we only vote on 17 and, then, open 18 for any new comments and vote on 18? Nary: Mr. President, I guess I -- I thought you had opened both, so I apologize. I thought -- I thought you had. Overton: I'm sorry. Cavener: Mr. President? Sorry to interrupt Mr. Nary, but I just was agreeing with him that I -- I was under the impression when you opened both -- or when you opened the public hearing it was for both and I think even staff had indicated as part of their staff report that they were speaking to both. Certainly the applicant presented as part of their narrative on both. So, I appreciate the -- the question, but just from my perspective I -- I was under the impression that you had opened the public hearing on both. Nary: And I guess, Mr. President, Members of the Council, I think when the -- when the first thing the applicant asked was could I have more time, because there is presentations on two and you agreed to that, I think you did open both. Overton: As long as you agree with that I'm okay with it. Thank you. If there is no more questions for the applicant, Madam Clerk, do we have people signed up for this? Lomeli: Thank you, President Overton. I have Tyler Martin. He already spoke. Excuse me. I have Gina and Ken Thurston. Overton: Welcome. You have three minutes. If you can state your name and address and now you can talk about either one of them. Thurston: Hello. Thank you for letting me speak this evening. My name is Gina Thurston and I'm at 496 East Amalie Court in Meridian. 83642. And we own the property at issue in this application and we are here to speak in support of the project. I'm an Idaho native. When I was born my family lived at the southeast corner of Eagle and Overland, which is now Silverstone. So -- and, then, my husband Kenneth Thurston and family has lived in Idaho for over 58 years. They grew up on the property at 5035 West Franklin and after the children grew -- grew up and moved my father-in- law sold his property and bought the property next door, which is 5201 West Franklin. My family enjoyed -- or the family enjoyed farming these properties for over 50 years and over the years we have watched all the areas that have changed around us. Our Meridian City Council April 14,2026 Page 62 of 74 Meridian farms are turning into family homes out here. We are now surrounded by industrial or planned industrial, including Butte Fence, which is right next door and AT Industrial's development to our south. All of this growth also means road widening and, in fact, Franklin Road's planned widening at this property means where my husband grew up the home is going to be demolished. So, encroaching non-ag development has made it harder to farm and widening roads will soon make it less appealing to live. So, when VanTrust reached out to us with this project we decided to sell. This is the right project at the right time for the city. It will allow for a needed employment and tax base for the City of Meridian and will create nearly 600 good jobs for -- for growing local businesses. It will be nicely designed with clean modern buildings as they showed you in their presentation and it won't have lots of emissions or noise. So, the project will also extend the planned connector road from Black Cat past Core & Main property to take pressure off the other roads. VanTrust has been transparent in this process and we have enjoyed working with them. They really do want to create a quality project here and it's a project that makes sense and I know the Council carefully weighs public input and we truly believe this project is a win-win for everyone. The City of Meridian, the community and our family of Idaho of natives that's looking to move on to the next chapter of our lives. This project offers a positive forward thinking outcome and we respectfully ask for your support. Thank you. Overton: Thank you. Council? Cavener: Mr. President? Overton: Councilman Cavener. Cavener: Gina? Thurston: Yeah. Cavener: I just want to say thank you for your testimony. Sitting here with us all night to get up and provide your perspective is appreciated. We -- I talked about sometime I have lived in Meridian my whole life, too, and it's -- it's weird when you didn't move to Meridian, but Meridian kind of moved to your doorstep and I can understand those frustrations and challenges, but I appreciate you providing kind of a -- a real world perspective about where you live. So, thanks for joining us tonight. Overton: Madam Clerk. Lomeli: Council President Overton, no one else has signed up. Overton: Is there any -- anyone else present in the room that would wish to speak on either one of these applications, the annexation or the UDC text amendment? If you could state your name and address for the record. Meridian City Council April 14,2026 Page 63 of 74 Storrs: Greg Storrs. My permanent mailing address is 4925 West Franklin Road here in Meridian. Thanks for that opportunity to -- to visit for just a second. I hadn't anticipated doing this when I first came in. First of all, I want to appreciate each one of you for -- for what you do. I don't envy what you are doing sitting through the -- the meeting this night. Certainly emphasize that. But what I did want to say was I have -- I have lived in Meridian 1975. It was 2,500 people and we have seen a lot of change over the years. I have come and gone since then. I was last -- the last five to seven years I have been in the process of my mother-in-law. My wife Cheryl is -- is Brady Whiting's daughter and she's the one that occupies the land there at the corner of Black Cat and Franklin and she currently lives there. She is now 93, 1 believe, and just the sweetest little lady you will ever want to meet. I think that as we have gone through this process of watching all of this here and at the county, I think our idea was to just to be able to see what it was that you folks are thinking, both here and on the county level, to be able to also communicate with Nick and Bill several times visiting and each of them -- I appreciate each of them and their willingness to be able to listen and give ideas and thoughts. On the other side of the coin, we have also seen all of the -- the construction, all of the growth that's happening and our major concern in the very beginning was here is this -- this wonderful little lady sitting in the middle of all of this with all the trucks going by, the noise and all the things and it was difficult. The change was difficult, because ACHD came in and took her home and we moved her away for a while, brought her back into a manufactured home there on the property and got approval for that and, then, we have had the opportunity, then, to -- to watch everything that's happening. Sometimes, you know, the term the tail wagging the dog was that -- Birdie was definitely the -- the -- the -- the tail. The dog has been wagging the tail and Birdie has been the tail and what we want to do now is to be able to -- as my -- my wife and her brother there, who are trustees of the trust, want to prevent and help her to have the very best possible life she can during the time that they are there. Now, regarding VanTrust -- is that my time? Overton: Yes. Stores: Oh. Okay. VanTrust. Chris -- we have sat and met with Chris. I have had also the people who -- who set up and -- and put together the -- the real estate deal with Chris. Had many conversation. A good friend of mine from way back when he was a friend of my daughter in grade school and we had the opportunity to be able to kind of walk through this whole thing. Also just to let you know -- you see the professionalism they have provided and what a wonderful presentation today. Great. But, anyway, the -- the professionalism with what they have done to help you guys to understand what they are trying to do and you guys have very well eloquently explained what your concerns are. Unfortunately, we have some boxes here that everybody has to live within and we are trying to maneuver those and in the middle of this is all of this -- is this little lady. This sweet little old lady. So, what I would suggest and what I would hope that the Council could do would be able to take it -- take what has been said from each, the positive parts of it for me, from VanTrust, from staff and the questions and -- wonderful questions that have been asked and to go say how can we go back to the center of this whole thing, which is Birdie Whiting and how can we make it possible so Meridian City Council April 14,2026 Page 64 of 74 that she and the owners and the -- and the -- the -- the people who help her with her estate to be able to move forward to make the best positive informed decisions. We feel like that having the -- the current proposal approved would be the best possible thing for her to be able to put this thing to bed as she is surrounded already, now it's just a matter of finding out how you folks can work together with them to make it happen. Thanks. Overton: Thank you. Council, any questions? Is there anyone else in the room that would like to speak on either of these two public hearings? Come forward. State your name and address for the record, please. You will have three minutes. Meadow: My name is Trina Meadow. I am at 2434 West King Road in Kuna, Idaho. I am also a power of attorney for Mark Choi, who owns the property at 5035 West Franklin Road that is in this project and I wanted to just come in from Mark's perspective and my own. I indicate that I have been utterly amazed at what Meridian has been able to accomplish over the years watching -- as president of the Chamber of Commerce in Kuna, what Kuna has suffered and your realistic look at what is needed and when it is needed has been really amazing. That is something Kuna has never been able to manage. They just like residential. So, anyway, would like to just say, you know, I -- I really am amazed with what you guys have been able to do. The only reason I really wanted to stand today is the -- one of the ironic reasons that we are here today is when VanTrust came to Mark Choi asking if he would sell he did not want to. This was not something he was looking to do. He has a rental property at the -- at this property and it has been sustaining him for his form of retirement forms and selling was not on the table. He actually did tell VanTrust no and went away until we have received a letter from the city that said it was a mandatory that he annex into the city. He had an expansion from the -- ACHD had taken part of his property and in that demolished his septic tank and water source and -- and so they had to put in the city sewer and city water to provide that with ACHD doing that and subject to Mark Choi annexing. I can tell you the only reason we are here today is because of that annexation letter that was required, because Mark lives in Tennessee and is not interested in doing that himself. So, watching what the VanTrust have had to go through, we highly support this project, especially for the annexation, because with Mark gone I'm going to be the one stuck doing it and I don't want to do it. So, I appreciate that. But, anyway, just want to say thank you for that and, then, I will just add another note with the new expansion of Franklin Road they are now going to be taking Mark Choi's home. That will be demolished up to ten feet and the new road will go right through the middle of his living room. So, he will also be losing his form of retirement that he was hoping for. So, this project has been interesting, because it has been subject to ACHD, even with their offer. They offered him 39,000 dollars for his house, because they felt this project would be going forward, which is interesting since they are also are the ones who stopped us from having industrial into office space when they wouldn't allow access to something I thought I -- I thought was ironic. Anyway, I just want to share that. Thank you for your time. Meridian City Council April 14,2026 Page 65 of 74 Overton: Thank you. Council, any questions? Is there anyone else in the room that would like to make a comment on either one of these applications? No? Is there anybody online that would like to make a comment, use the raise your hand feature. Seeing no further public comments, would the applicant like to come up and close. McCluskey: Yes. So, I think we had a few -- probably an inappropriate time, but I just want to kind of circle back on some things that Nick and Bill brought up and some of the closing comments we heard. I feel like we had some great support in the room tonight. So, very appreciative that and not a whole lot I think we can address on -- on many of those, but except that we have tried to accommodate some of that cross-access to the neighbors to the east. So, we are -- we are trying to remember that and take -- take and consider that, as long -- as well as having the pedestrian pathway that we have now added along the east side, gives us a little more buffer from that adjacent property as well. So, hopefully, improving the value and the long-term use as well, pushing us back just a little more. But one of the things that I know Nick brought up and I just wanted to circle back on a little bit was in this UDC amendment kind of context and timing, you know, there is -- there is obviously contracts and there is land sellers and -- and that's not the purview of the Council and that's not your problem to deal with, obviously, but the big thing for us -- our next steps include preliminary plat, CZC. There is a large amount of commitment from VanTrust from a capital perspective, also not the Council's concern, except for we are unable to proceed forward with that. It's a significant amount and probably that, you know, 300 to 400 thousand dollar range to just continue on through those processes due to the plans we have to present, some of the design work that needs to be required. So, to move forward with that we just need that certainty and so that was really the reason for us pushing so hard on the -- on the request for that change right now. Appreciate that we do have time, that we do have to go through those processes, but starting those processes is right now unfundable from the VanTrust perspective as capital out the door without certainty to move forward and that leasing uncertainty kind of presents that challenge to us. So, that was one of the things that I did just want to touch on a little bit. But open to, you know, Council's comments on that a little bit and appreciate the time. Obviously, I want to give Deb a chance here to close a little more as well. I just wanted to address that one specific comment. Nelson: Yeah. I -- I think Chris covered it very well. I just kind of wrap it up by saying -- and we really appreciate the landowner supports and comments and they are the people that are involved in this as well. But you do have a -- a sophisticated and motivated developer that's here bringing a product that I think is of interest to the city and so we are asking for support of the annexation and zoning that will give them more of that certainty. We are asking for the code change to try to remove some of the hurdles that are in your current code that make it harder to lease up the property. We also appreciate the city's continued efforts to clean up those codes to make sure that it makes sense across all of the sectors. You know, we did just touch on the one that's important to us consistent with the change that was made. We understand you have broader concerns there, but having that certainty is really what they need to continue to make this investment. It is a -- it's a relatively small piece of property, but a significant investment on their front and will bring significant space to the city and because of its Meridian City Council April 14,2026 Page 66 of 74 size it does seem like they are able to move forward with it relatively quickly if they get the go ahead from the city to bless it. So, with that we would just stand for any additional questions you have. Overton: Council, any questions for the applicant? No questions. Thank you. Nelson: Thank you. Overton: Councilman Cavener. Cavener: Sorry, Dean. I thought I turned it on. My finger just didn't press it hard enough. Thanks. I would maybe encourage us at least deliberating a little bit before maybe a motion is made to close the public hearing, because I -- I do think there was an important element that we haven't discussed as a body that is -- to me is -- is the elephant in the room. So, I spoke earlier. I support more industrial in this area. I think it makes sense. I think we can work through some of the administrative pieces and appreciate staff's efforts and where the applicant's coming from. The -- the -- the biggest hurdle for me in me being in favor of an approval this evening is that -- and District 6, this is the area in which I -- I represent and I know not everybody that's here tonight was a part of this decision, but the Council, again, kind of put the nose under the tent with granting an annexation for some industrial in this area with significant concerns about the traffic impacts of this area and that is very real, that is outlined in ACHD's staff report. You have got an applicant who is saying, hey, this use is going to mirror what is already in existence. I would be really frustrated if I was another applicant, another developer, who has been told you can't grow anymore, only to have somebody who is doing a similar use be granted -- that is your neighbor be granted that access. So, I don't think I can as much -- as I want to see more of this -- and -- and this is the part that is really hard for me is because this Council -- previous councils have been waving their arms about this area for years with the highway district. We saw this coming as representatives of this community. We have sounded the alarms. We have banged our pots and pans and we have asked the highway district to look at this area and even have another applicant who actually went out and sought out right of way to expand Black Cat, only for the highway district to say we are not interested. So, we are in this weird situation where we as a Council knows that this is needed. You have a use that contemplates expanded roadways that is a higher traffic use. Staff voicing concern about approving an annexation, because of traffic impacts and yet we forecasted this as an issue. So, I don't think I can be in support of this application this evening and not because I don't want to, I think this is great, I just think that we have said we are already at our capacity for this part of Meridian when it comes to industrial traffic and until we can get a plan for how -- particularly how Black Cat south of Franklin is going to address this added capacity, I -- I hate saying it, I don't think that we should be voting in favor of -- of an annexation for this type of use right now. So, I -- I recognize not everybody was here that was part of that and opinions can change, but I know that was important to me when I was -- I was supportive of granting that initial annexation knowing that these types of things would come. My hope would be that the highway district would have been our partner and come side by side to address this and until they are we are in a Meridian City Council April 14,2026 Page 67 of 74 really hard position where granting something that I think makes sense for Meridian and is good for Meridian long term is going to create significant traffic challenges for our existing residents. Overton: Council Member Strader. Strader: Thank you. Question for staff. Could you refresh our memory as to the conditions that we attached to that development and what the milestones are? And, then, also where are we at with Franklin? When will it be widened? Is that a certainty? Help me with all of that. But, yeah, let's -- let's go through those conditions again. I -- agree that there is an issue my colleagues raise that is a very good point and I struggled a lot with that application and we noodled over it and we really crafted a solution for it. So, maybe you could refresh our memory. Napoli: Yeah. Council President, Council Woman Strader. So, yes, I was actually surprisingly actually spot on with my last comment about the Black Cat industrial. So, greater than 960,000 square feet of occupied space Black Cat must be widened to five lanes between the east-west collector, Grand -- known as Grand Mogul now and Franklin. The intersection of Black Cat and Franklin must be improved as recommended by ACHD and the intersection of McDermott and Franklin must be improved with a two way left turn lane, unless Franklin has been widened to five lanes. Completion of these improvement -- improvement permits -- wow, that's weird kind of worded. Completion of these above improvements must be done prior to occupancy for up to 1 .5 -- or 100 feet -- one million five hundred thousand square feet and, then, the other provision on that was greater than one point -- or one million five hundred thousand square feet. Franklin must be widened to five lanes between Black -- Black Cat and State Highway 16. A traffic signal must be constructed at the intersection of Black Cat and the east-west on-site collector when a signal warrants -- when a signal analysis warrants it, which with the District at Ten Mile probably becoming in the near future. Yeah. East-west collector on site. So, they are -- and I don't -- let me see if I have a better overview. I do on my presentation that -- be able to show you guys. Get a little bit better visual. So, here is that east-west collector known as Grand Mogul right now and, then, that will actually have a north-south collector that's not on their property and will be actually on this property most likely. They will construct a portion of it. It will align somewhere roughly here on Franklin that may be signalized at some point once it hits a certain threshold. But it says the east-west collector will be extended from Black Cat west incrementally as progress, so which they have done, the applicant has done a phasing plan that will dictate when the sections of that east-west collector are constructed, which they already have a good portion of it -- about third of it already constructed and, then, as far as the widening of Franklin Road, Franklin Road is scheduled to be widened five lanes from McDermott Road to Black Cat Road in 2027. So, to answer your questions, you guys set thresholds at 960,000 square feet, one million five hundred thousand square feet. The east-west collector had some conditions on it and, then, Franklin will actually be widened, which is part of the improvements that were required in this in 2027 by ACHD between State Highway 16 and Black Cat. But -- yep. I will stand for any questions if you guys have any. Meridian City Council April 14,2026 Page 68 of 74 Overton: Council, any questions for staff? Strader: Council President? Overton: Council Woman Strader. Strader: Can you -- realizing that was -- that was our creature that we invented and that was how we were trying to address this like intractable transportation issue for a good project, is there any consistent framework of conditions that you can think of that can be applied to similar projects that you feel like there is a level of consistency there? Because I think that that's the challenge; right? I think instinctually it's like, okay, well, how do we dump more annexations onto this roadway network that don't have those conditions? I agree like that -- that -- that's a real challenge intellectually. But I just -- I'm curious like do you think there is a consistent framework that could be utilized or is it just too tough? Because this one the roadway situations differ. They are not taking access directly off Franklin. Like help -- help me think through that and brainstorm a little bit. Napoli: Council President and Council Woman Strader, it's a good question. Is there a consistent framework that we have where we know you have improvements that are required when you hit a certain threshold? I think from my knowledge Black Cat industrial, because of the size really, you know, you think it was 2.2 million square feet at full build out. You know, I think that was definitely concerns and I assume -- I know they did traffic study, you know, the size of their project didn't require traffic studies. So, we don't have some of the same information and I'm not going to talk for the VanTrust team, but I did -- we -- I have talked with Chris about, you know, is there possibility of phased -- what -- what the timing of that is? Obviously we don't have a pre-plat in front of us and I don't want to speak for him, but I know it was their intent to do this, you know, pretty -- in one phase essentially. Strader: Yeah. Napoli: You know, that -- it would be -- construction would be going on in the whole site is from -- from my knowledge and from the conversations I have had with them. Correct me if I'm wrong. Okay. So, as far as phasing it and putting those same conditions on this site, I -- it's difficult. I see your perspective. It's not something, you know, we -- I would say that's been done on maybe like the district and some of the other large -- probably a little different, non-industrial, commercial, little different, Farmstone even or the -- the -- out of the project. It's -- it is different and it's challenging and I think Black Cat is primarily the main concern. It looks like Franklin -- probably going to have five lanes to Franklin to Highway State -- State Highway 16 and we are going to have that on and off ramp. I think that will function probably pretty well. It's the intersection of Black Cat and Franklin and, to be honest, the east-west collector that this site is going to be building, when Core & Main got approved, you know, and I -- I talked with ACHD about potentially I -- I think a left-hand turn lane would work probably pretty good here. Unfortunately, we don't have the threshold to do the left-hand turn lane. So, it's not Meridian City Council April 14,2026 Page 69 of 74 being designed that way and it's not being constructed that way. So, left-hand turns on the Black Cat -- it will get us a left-hand turn lane eventually, but, unfortunately, it's not being constructed right now as it is with Core & Main with a left-hand turn lane, because it didn't warrant it at the time. I had that conversation. Ultimately it was determined what it was. So, there is concerns there as well, you know, freight traffic trying to make a left-hand turn on the two lane road and peak hour of the day is going to be very challenging. So, how we mitigate that and how you guys mitigate that through conditions as a Council and through staff I don't -- I don't have a good I guess -- and maybe Bill does. I will lean on Bill a little bit. I don't necessarily have a good avenue that would mitigate those concerns while also still meeting what the applicant's intent is for the development, because I understand they have a financial aspect that I'm not a part of with it and I want to be sensitive to that as well, so -- Parsons: Mr. President, Members of the Council, just make that a fine job explaining to you what the -- the -- the consistent framework is difficult when you have multiple property owners along the roadway and that's why ACHD is hard to enter into a cooperative development agreement or use that tool when you don't control all the property and so when -- when ACHD has been successful with that tool that's because the property owners controlled a lot of the property and they were able to execute that and get things a bit -- built ahead of time. This -- this -- in this particular situation, although I appreciate those DA provisions, I don't know how realistic they are. But what I can tell you is there is a collector road happening that wasn't there when Black Cat Industrial got approved. So, you see what's happening to the east of this project. Those road -- that road improve -- that road between Black Cat and Ten Mile should be punched through here within the next couple months from -- from my understanding. Sometime in June or July and there will be a light at that intersection. So, again, things will slowly improve over time as these developments come online, because as you know there are conditions of approval on projects and as they hit certain thresholds they are required to do these upgrades. So, I know that the developer to the east is going through a roundabout study some getting their roundabout approved with ACHD and they are also looking at putting in some more lights on Franklin for their development, not necessarily for this one. The other challenge -- and I think that Council understands this and Mr. Nary can probably chime in, it's -- it's hard to put those off-site conditions on this particular development when they are not even fronting on Black Cat, although they will have somewhat of an impact to that. They are on Franklin. So, that's too much of a stretch even with annexation to say, hey, do some improvements on -- on Black Cat to help mitigate this. So, anyways, just wanted to give you that information. Little more information, anyways, to digest. Thank you. Overton: Thank you, staff. Council, any further comments? If there are no further comments, do I have a motion to close the public hearing? Cavener: Council President? Overton: Councilman Cavener. Meridian City Council April 14,2026 Page 70 of 74 Cavener: I will make a motion that we close the public hearing. Little Roberts: Second. Overton: I have a motion and a second to close public hearing. All those in favor say aye. Opposed nay? The ayes have it. The public hearings for both items are closed. MOTION CARRIED: ALLAYES. Cavener: Council, I -- I don't want to make a motion for a denial. I know that we have got a recommendation of denial from staff and from the Planning and Zoning Commission. I also understand that time is of the essence. But I can't support this application this evening and even if I wanted to, again, we don't have the findings. So, Council, I -- I guess I would maybe like to hear a little bit more deliberation from where you would want to go. I -- I'm prepared to make a motion to continue this out for 60 to 90 days to give staff an opportunity maybe look at roadway for us to hear from highway district, but I also know that that 90 days may equate to a -- to a denial and I -- and I hate that. If -- if we continue it and, then, the applicant withdraws their application at least gives them a little bit more flexibility to come back, as opposed to wait for a significant period of time. You know, if the -- if the door is closed for this applicant it may be closed. I hate -- because I think we are -- we are going to miss out on a -- on a good opportunity for a good project, but that's at least where I'm -- motion I'm prepared to make this evening barring a -- a better mousetrap that any of you would maybe suggest. Okay. Council, I'm going to move that we continue Item 17, VanTrust, H-2025- 0052 to June the 16th and to request that our planning staff engage with highway district staff on the future development of Black Cat and Franklin and also to have our planning staff connect with the adjacent landowner that has the condition placed on them for roadway improvements to grant their expanded use and for staff to prepare a report from those findings prior to June the 16th. That should also give the staff ample time to prepare conditions of approval for the Council. Overton: Councilman Cavener, quick question. Clarification. You said Item 17. You mean 17 and 18? Cavener: I had planned to make the same motion when we got to the next one, but I figured because we are taking action on those separately -- I wouldn't be as verbose with my basis for the continuance for the next one, but just that it would be continued to the same evening. Strader: Council President Overton? Overton: Council Member Strader. Strader: That's a great start to discussion. I -- I think I'm -- I'm in the same place where it's like I -- I -- I don't want to -- you know, sadly I think we may miss out on a fantastic project, just because I think that the level of certainty that the applicant needs from us Meridian City Council April 14,2026 Page 71 of 74 tonight is higher than certainly I could give them. My -- I'm struggling a lot with Item 18. I'm struggling with both items, but I'm struggling a lot with Item 18. 1 don't think it's appropriate for one development to lead wholesale UDC changes, especially when we have them in process and I think our staff's capable of prioritizing that item. My suggestion as one Council Member would be to ask that that become a priority item, but I would love for other people to weigh in on that. I think between now and June it's possible that we could get a lot clarity and I think -- I think there has been a real openness and willingness to expand our -- see the flex space that we are seeing and to like support that use. I think we understand that today's economy has changed in terms of what level of office is fundamentally needed in this remote work Al environment and I -- I think we get all that. I'm very open to a comp plan discussion holistically about our industrial corridor and where that borders with the Ten Mile Plan, because I think that that's a really worthwhile discussion. I -- I don't think I could get there on this tonight for the same reason articulated by Councilman Cavener. That particular project and the acute issues on Black Cat were so severe that we really did craft like this customized approach to the roadway network. I like the idea of the continuance, but understanding that the reality of that may mean that it is -- effectively means that we -- we may not see this project. That's very unfortunate. I -- just that's where my head's at today. I -- couldn't get there on it. I -- I can't think of a condition that would make sense to -- to get there and I definitely do not agree that Item 18 is the right approach at all. So, that's just where I'm at right now. I will second that that motion. Sorry. Cavener: Council President, real quick if I may. I -- I specifically picked that date in June based on some of that feedback from staff. So, again, I think there is parallel tracks. Again I think our concern is that probably the clock may be running out for our applicant and I'm sympathetic to that, trying to find the most aggressive timeline to try and be responsive to that, while also recognizing the time it will take for our staff. So, I -- and I don't think that continuing both would preclude any Council Member from voting in favor or against should that be on our agenda. Taylor: Council President Overton? Overton: Councilman Taylor. First off, we have a motion for continuance and a second. Councilman Taylor. Taylor: Yeah. For discussion on the motion. I think it would be helpful for the applicant just to kind of get a greater sense of kind of where some of us are thinking. You know, one of the things that I think is -- as much as we can provide certainty to our partners in development it's very helpful. I really -- I'm -- I would support the project going through as it is, but I wouldn't support changes to UDC tonight without a further fuller discussion with staff and recommendations, because I think we have responsibility as a City Council to consider the entirety of the city and I would want to have that kind of feedback and if that were a -- if that makes this a non-starter for the applicant, then, that would -- I would -- that's unfortunate, but I don't see how I could be supportive of both of them tonight. I could support the -- the land use application despite some of the concerns about conditions on other projects. I don't believe that we should hold Meridian City Council April 14,2026 Page 72 of 74 hostage some applications because of other applications in their development agreements and any conditions that are in that. I don't think that's fair. But I -- I think right now the best way to possibly see that this project could pass is to vote to support a continuance to the date that the Council -- Councilman Cavener suggested. I -- I see that as really the only pathway to maybe see this project succeed and I think in that time frame count -- or staff can provide us as Council the -- the suggestions and -- and more holistic approach to looking at the UDC changes on flex space that we need to make an informed decision and I agree with Councilman Strader's comments, it's -- it's a mistake for us to approve the UDC changes under the circumstances tonight, though, I do think where the changes are going I think would be helpful to where the applicant wants to see. We just have to -- we have to follow the process. We have to go through what we have to go through to uphold our oath of office and be responsible to the citizens. So, that's kind of where I'm at. I really -- really one of my -- really great application. I do think that this entire area is going to -- should look more industrial. I actually on the traffic -- I get the two lane roads, but I like to see industrial next to a freeway. I don't want to see them driving through neighborhoods. I don't want to see them driving three miles off of the -- and this is a great spot. Once, you know, Franklin Road opens up, Ten Mile -- or the Highway 16, we are going to have great access. This is what this area needs to see and I think, you know, for staff we should have this conversation about what this whole area looks like, but that's a great project. That's where I am. I'm going to support the motion for a continuance, because I think that's the only way that this application could possibly succeed is when we get to that point. Overton: Council, get a chance to weigh in on this. I think some great thoughts have been brought out on the table tonight. I think this application is an excellent application. It's just the timing is not good. You know, we don't control the roadways. I wish we could approve the project and say, oh, by the way, build me a five lane road on Black Cat as well. But we don't have that authority. We never have. And this particular part of the city, especially Black Cat on both sides of Franklin, is -- well, I heard you talk about being in Idaho back in 1975. That road hasn't changed. That's what it was in 1975. 1 remember. And it's still the same way. It's one of the last bastions of two lane country roads that we have got running on that west side of town and it's -- it's impossible to try to approve something like this based upon where we are sitting right now. I think we need to have those conversations with the restrictions we put on other applicants before this. It's completely unfair I think if we don't have those conversations and make sure we understand all the ramifications that were applied to them before we approve something else. That's just being fundamentally fair to everyone who comes in front of us as a city. The UDC text amendment, I couldn't agree more. I have worked with Bill in Planning on different text amendments over the past few years and they work just as hard as they can on all the different amendments we have got for all the different parts of text. We spent months working on just drive-throughs. I mean it's -- we -- we need to make sure we get these right when we make these changes, so we don't do them haphazard and we certainly just don't do them quickly to try to get something done and that's what I would hate to see. When it's done it needs to be done right. So, I -- I stand in support of Councilman Cavener's motion for continuance until June 16th. I think it's the right motion and on the address of whether it means it's the end of the Meridian City Council April 14,2026 Page 73 of 74 application, you know, I don't want to sound heartless, but at some point we have to look at what's best for the city. I mean that's the reason we are sitting up here and I don't ever want to hurt an applicant. I don't ever want to hurt a homeowner. But in the end we have got to protect the city and how that comes together. Councilman Cavener. Cavener: Councilman President, I just was going to -- deliberation done I was going to call for the question. Whitlock: Mr. President, let me -- let me deliberate just a second for -- and at the risk of being repetitive of what's been said, I think -- I think it is a good project. I think it fits well. I think traffic from this would flow to the west and catch Highway 16 and off they go and life is good, especially on the Ten Mile corridor. So, I'm -- you know, I -- I don't have any concerns that it will push traffic more towards the other types of developments we are seeing in the Ten Mile area. I'm heartened to hear from Trina and Greg and Gina that they are supportive as homeowners and they think this is probably the right direction to go and so I would like to get to a point where we could approve something like this and I think that the motion that we have on the table of continuing this until June 16th gives us the opportunity to get all the parts and pieces in -- in the right place, so that hopefully we don't have Franklin Road running through a living room and residents displaced and no solution for them to look forward to. So, I will be supporting that motion and hope that we can get to a resolution on June 16th. Overton: Council, if we have no more comments, roll call vote on the motion to continue until June 16th. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: Council, it's six ayes for a continuance until June 16th of 2026 on Item 17 and Item 18. MOTION CARRIED: ALLAYES. Cavener: Mr. President? Overton: Councilman Cavener. Cavener: I move that we continue Item 18 VanTrust, Application ZOA-2025-0002 to June 16th. Strader: Second. Overton: We have a motion and a second to continue Item 18 until June 16th of 2026. Madam Clerk call roll. Meridian City Council April 14,2026 Page 74 of 74 Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: We have all ayes votes on 18. It is also continued to June 16th of 2026. MOTION CARRIED: ALLAYES. FUTURE MEETING TOPICS Overton: That brings us to the end. Do we have any future meeting topics, Council? If there is no future meeting topics, do I have a motion to adjourn? Cavener: Council President Overton, move we adjourn. Little Roberts: Second. Overton: We are adjourned. Thank you. MEETING ADJOURNED AT 10:09 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT E. SIMISON 4-28-2026 ATTEST: CHRIS JOHNSON - CITY CLERK 4-28-2026 E IDIAN I HO 91he Office of the Mayor PRO CAL ANATION WHEREAS, April is the month of the Military Child and is an opportunity to recognize military children for their courage , personal sacrifices and resilient spirit ; and, WHEREAS, the strength of our Armed Forces comes not just from those who wear the uniform, but from their families , who also serve on behalf of our country ; and, WHEREAS, military children continue to make significant contributions to family and community as they endure prolonged and repeated absences of one or both parents and adjust to families moving on an average every 2 - 3 years and changing schools ; and, WHEREAS, these children and youth are a source of pride and honor to us all and it is only fitting that we take time to recognize their contributions and celebrate their spirit ; and, WHEREAS, the Month of the Military Child will recognize that military children serve too and citizens of Meridian will be afforded the opportunity to don the color purple every Friday in April in support of these children . THEREFORE, I , Mayor Robert E . Simison , hereby proclaim April 2026 as . �l onth of the N ilitary Chi ld in the City of Meridian and encourage the residents of our community, and communities across the country, to observe the month for Military kids and to wear or display purple to honor, support and thank military children . Dated this 14" day of April, 2026 Robert . Si ison, Mayor ' John Overton , City Council President Anne Little Roberts , City Council Vice -President Brian Whitlock, City Council Liz Strader, City Council Doug Taylor, City Council Luke Cavener, City Council W IDIAN� AGENDA ITEM ITEM TOPIC: Month of the Military Child Proclamation i � i �_ E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Adero Park Subdivision No. 2 Sanitary Sewer Easement No. 3 (ESMT-2026- 0037) Ada County Recorder Trent Tripple 2026-026244 Boise,Idaho Pgs=5 dryalls 04/15/2026 08:44:56 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Adero Park Subdivision No.2 Sanitary Sewer Main Easement Number: 3 Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checldist for additional information. For Internal Use Only ESMT-2026-0037 Record Number: SANITARY SEWER EASEMENT THIS Easement Agreement made this 21 day of April 20 26 between i ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor desires to provide a sanitary sewer right-of-way across the premises and property hereinafter particularly bounded and described;and WHEREAS,the sanitary sewer is to be provided for through underground pipelines to be constructed by others;and WHEREAS,it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW,THEREFORE,in consideration of the benefits to be received by the Grantor, and other good and valuable consideration,the Grantor does hereby give, grant and convey unto the Grantee the right-of- way for an easement for the operation and maintenance of sanitary sewer over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of sanitary sewer and allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to, buildings, trash enclosures, carports,sheds,fences,trees,or deep-rooted shrubs. Sanitary Sewer Easement Page 1 Version 01/01/2024 Instrument # 2026-026244 04/15/2026 08:44:56 AM Page 2 of 5 THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of.-way and easement hereby granted shall become part of, or lie within the boundaries of any public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers,or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first pant have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: STATE OF IDAHO ) ) ss County ofAda ) This record was acknowledged before me on -o?,S C/ (date) by Ake (name of individual), [complete the following Z signing in a represe to ve capac ty. r Strike the following if signing in an individual capacity) on behalf of -t12,4,1ALAwAti t* odd (name of City on behalf of whom record was executed), in the following representative capacity: (type of authority such as officer or trustee) Notary Stamp Below 4 •.• ,�,�Fr LAAr a, Notary Signature ( - �� •�*% .� sr My Commission Expires: 3 '" a j*; pTAR;F'' • . 1Vo.'LpL i OF Vo $$lots% Sanitary Sewer Easement Page 2 Version 01/01/2024 Instrument # 2026-026244 04/15/2026 08:44:56 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN 1 John Overton, Council President 4-14-2026 � SEAL Attest: By Chris Johnson, City Clerk 4-14-2026 STATE OF IDAHO ) :ss County of Ada ) This record was acknowledged before me on 4-14-2026_by John Overton and Chris Johnson on behalf of the City of Meridian, in their capacities as Council President and City Clerk, respectively. CHARLENE WAY Notary Signature COMMISSION No. 67390 NOTARY PUBLIC My Commission Expires: 3-28-2028 STATE OF IDAHO Instrument # 2026-026244 04/15/2026 08:44:56 AM Page 4 of 5 EXHIBIT B EXHIBIT A 5awtooth Land Surveying, LLC �ii1N1 C7C�7/'f P: (208) 398-8104 F: (208) 39(5-81 05 2030 5. Wa5hm6jton Ave., Emmett, ID 83G 17 Sanitary Sewer Easement#3 Description BASIS OF BEARINGS is S. 89*21'10" E., between a found aluminum cap PLS 10279 marking the C1/4 corner of Section 27 and a found aluminum cap PLS 11574 marking the E1/4 corner of Section 27,T.4 N., R. 1 W., B.M. City of Meridian,Ada County, Idaho. An easement located in the NE1/4 of the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian,Ada County, Idaho, more particularly described as follows: COMMENCING at an aluminum cap PLS 11574 marking the E1/4 corner of said Section 27; Thence S. 66°53'56"W., 1148.34 feet to the POINT OF BEGINNING; Thence S. 21°32'02" E.,37.14 feet; Thence S.69°57'04"W., 20.01 feet; Thence N. 21°32'02"W., 36.62 feet; Thence N.68°27'58" E.,20.00 feet to the POINT OF BEGINNING. Said easement contains 0.017 acres, more or less. r. f 0 f ' Ii I f� E I i P:\2024\1 EMT\124014-ADERO PARK PHASE 2(N TEN MILE RD TOPO)\Survey\Drawings\Final Plat\Phase 2\LEGAL DESCRIPTONS\124014 PH 2 SEWER EASE 3.docx Page 11 Instrument # 2026-026244 04/15/2026 08:44:56 AM Page 5 of 5 EXHIBIT B 0 O � y rn rn U' PROS Oz � a ° ul a' -n Z rn Ln �zE 2 w � ?10 rn o3Nrn ! ! n rn O Z w a ZE ! z Z v o � rn ! r � p O A A O o bFag) N ! o, � Z O { I t Ln 3rn O ww;�Z G ro r" � O a!R 3 rn o S 00021'17"W 2644,27' v bn N. TEN MILE ROAD G� �o m � A E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Adero Park Subdivision No. 2 Sanitary Sewer Easement No.5 (ESMT-2026- 0039) Ada County Recorder Trent Tripple 2026-026242 Boise,Idaho Pgs=5 dryalls 04/15/2026 08:44:56 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Adero Park Subdivision No.2 Sanitary Sewer Easement Number: b Idenlify this Easement by sequential number if the project contains more than one easement of this type.Sea instruclionslcheeldist for additional information. For Internal Use only ESMT-2026-0039 Record Number: SANITARY SEWER EASEMENT THIS Easement Agreement made this 14th day of April 20 26 between C4 Land LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor desires to provide a sanitary sewer right-of-way across the premises and property hereinafter particularly bounded and described;and WHEREAS, the sanitary sewer is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and set vice said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor,and other good and valuable consideration,the Grantor does hereby give, grant and convey unto the Grantee the right-of- way for an easement for the operation and maintenance of sanitary sewer over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of sanitary sewer and allied facilities,together with their maintenance, repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever, IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to, buildings, trash enclosures, carports,sheds,fences,trees,or deep-rooted shrubs. Sanitary Sewer Easement page 1 Version 01/01/2024 Instrument # 2026-026242 04/15/2026 08:44:56 AM Page 2 of 5 THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers,or transferees ofany kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: C4 Land LLC Po STATE OF IDA ) ss County ofAda ) -�� date b This record was acknowledged before me on 4 to (date) y � name of individual [complete the following in ij'signing in a re r esel tiv�ca aci strike the following if signing in an individual capacity] on behalf of r7. (name of entiit� on behalf of whom record was executed), in the following representative capacity: _(type ofauthority such as officer or trustee) Notary Stamp Below C,. �. �,�,..•••..,���., Notary Signature �;.•'�ypTgRY,� My Commission Expires: 9"3 . . ...... . . OF s Sanitary Sewer Easement Page 2 Version 01/01/2024 Instrument # 2026-026242 04/15/2026 08:44:56 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN .l John Overton, Council President 4-14-2026 SF,AL Attest: By Chris Johnson, City Clerk 4-14-2026 STATE OF IDAHO ) :ss County of Ada ) This record was acknowledged before me on 4-14-2026_by John Overton and Chris Johnson on behalf of the City of Meridian, in their capacities as Council President and City Clerk, respectively. Na&YcWq,� Notary Signature 01 CHARLENE WAY My Commission Expires: 3-28-2028 COMMISSION No. 67390 NOTARY PUBLIC STATE OF IDAHO Instrument # 2026-026242 04/15/2026 08:44:56 AM Page 4 of 5 5awtooth Land Surveying, LLC EXHIBIT A r r � P: (208) 398-8104 F: (208) 398-8105 2030 5. Wa5hEngton Ave., Emmett, ID 83G 17 Sanitary Sewer Main Easement #5 Description BASIS OF BEARINGS is S.89"21'10" E., between a found aluminum cap PLS 10279 marking the C1/4 cornerof Section 27 and a found aluminum cap PLS 11574 marking the E1/4 corner of Section 27,T.4 N., R.1 W.,B.M. City of Meridian,Ada County,Idaho. An easement located in the NW1/4 of the SE1/4 of Section 27,Township 4 North,Range 1 West,Boise Meridian, City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at an aluminum cap PLS 11574 marking the E1/4 corner of said Section 27; Thence S.50059'41"W.,1999.64 feet to the POINT OF BEGINNING; Thence S.29°30'15"E.,30.00 feet; Thence S.60`2945"W., 100.00 feet; Thence N.29'30'15"W.,30.00 feet; Thence N.60*29'45"E., 100.00 feet to the POINT OF BEGINNING. i Said easement contains 0.069 acres, more or less. i L a 115 OFA ✓FFF SEA. Y E fi P:1202411 EMT1124014-ADE:RO PARK PHASE 2(N TEN MILE RD T0P0)1SurveylDrawings\Fina1 Plat\Phase ZLEGAL DESCRIPTONSi124014 PH 2 SEWER EASE 6.docx Page 11 Instrument # 2026-026242 04/15/2026 08:44:56 AM Page 5 of 5 EXHIBIT B 0 00 m `� � vaS Dn W ry� � C.`-• v 3 0 � M Oi \ i \ o . �. r N 1 itz VS ex � NsJ vi + x �► 7� N .Ii � w 5 0002I'I7"W 2644.27' ` N. TEN MILE ROAD 2 y E E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Adero Park Subdivision No. 2 Sanitary Sewer Easement No. 1 (ESMT-2026- 0076) Ada County Recorder Trent Tripple 2026-026243 Boise,Idaho Pgs=5 dryalls 04/15/2026 08:44:56 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded Project Name or Subdivision Name: Adero Park Subdivision No.2 Sanitary Sewer Easement Number: Identify this Fasement by sequential number irthe project contains more than one easement of this type.See instructionslchecWisl for additional information. For Internal use only ESMT-2026-0076 Record Number: SANITARY SEWER EASEMENT THIS Easement Agreement made this 14th day of April 20 26 between C4 Land LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS,the Grantor desires to provide a sanitary sewer right-of-way across the premises and property hereinafter particularly bounded and described; and WHEREAS,the sanitary sewer is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW,THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration,the Grantor does hereby give, grant and convey unto the Grantee the right-of- way for an easement for the operation and maintenance of sanitary sewer over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of sanitary sewer and allied facilities, together with their maintenance, repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after malting repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including, but not limited to, buildings, trash enclosures, carports,sheds,fences,trees,or deep-rooted shrubs. Sanitary Sewer Easement Page 1 Version 01/01/2024 Instrument # 2026-026243 04/15/2026 08:44:56 AM Page 2 of 5 THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any public street, then, to such extent, such right-of-way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereofagainst the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs,personal representatives,purchasers,or transferees ofany kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: C4 Land LLC Af STATE OF IDAHO } ) ss County ofAda ) r This record was acknowledged before me on Malw+� 1/ (date) by f' Y',OZ�A (name of individual), [complete the following l signing in a representative capacity,�or strike the following if signing in an individual capacity] on behalf of �L XQA�Z! _ C_ (name of entity on behalf of whom record was executed), in the following representative capacity: , (type ofauthority such as officer or trustee) r r Notary Stamp Below �,A� . Notary Signature ,5 ` r ��1 1•��••••••,•.j' •��w My Commission Expires: G•.`0TARY ••• r try so sees Sanitary Sewer Easement Page 2 Version 01/01/2024 Instrument # 2026-026243 04/15/2026 08:44:56 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN John Overton, Council President 4-14-2026 � SF,AL Attest: By Chris Johnson, City Clerk 4-14-2026 STATE OF IDAHO ) :ss County of Ada ) This record was acknowledged before me on 4-14-2026_by John Overton and Chris Johnson on behalf of the City of Meridian, in their capacities as Council President and City Clerk, respectively. Na&ycWqA CHARLENE WAY Notary Signature (P COMMISSION No. 67390 My Commission Expires: 3-28-2028 NOTARY PUBLIC STATE OF IDAHO Instrument # 2026-026243 04/15/2026 08:44:56 AM Page 4 of 5 • Sawtooth Land Surveying, LLC EXHIBIT A 1 . ,,,) Imo- P: (208) 398-8 i 04 F: (208) 398-8105 /_anGS�vcvr�I_/_G 2030 5 Wa5hmgton Ave., Emmett, ID 83G 17 Sanitary Sewer Main Easement #1 Description BASIS OF BEARINGS is S.89°21'10"E., between a found aluminum cap PLS 10279 marking the C1/4 corner of Section 27 and a found aluminum cap PLS 11574 marking the E1/4 corner of Section 27,T.4 N., R.1 W.,B.M. City of Meridian,Ada County, Idaho. An easement located in the E1/2 of the SE1/4 of Section 27,Township 4 North, Range 1 West, Boise Meridian, City of Meridian,Ada County,Idaho, more particularly described as follows: COMMENCING at an aluminum cap PLS 11574 marking the E1/4 corner of said Section 27; Thence S.44"29'10"W., 1727.57 feet to the POINT OF BEGINNING; Thence S.29"30'15" E., 128,00 feet; Thence S.60°29'45"W.,30.00 feet; Thence N.29"30'15"W., 128.00 feet; Thence N.60"29'45"E.,30.00 feet to the POINT OF BEGINNING. Said easement contains 0.088 acres, more or less. IC 115 q 'OF BEAG� I I i E E P:1202411 EMT1124014-ADERO PARK PHASE 2(N TEN MILE RD 70P0)ISurveylDrawingslFinal PlatiPhase 21LEOAL DESCRIPTONSt124014 PH 2 SEWER EASE 1.docx Page 11 l ---Du 1 E' 1 Instrument # 2026-026243 04/15/2026 08:44:56 AM Page 5 of 5 ro EXHIBIT B ro PROF ti y r" S Z8 cYs � 0 X tS7 ?!0 N �) ]aw 'An C $ Nr-n $.0 ` ,V tzj a y to CD� i N noz SO 61 a 1 N min z C N ;3t;p rn � e W hki $ ai ' S W021'17"W 2644.27' O N. TEN MILE ROAD rn A� E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Pollard Subdivision Partial Release of Sanitary Sewer Easement No. 1 ESMT- 2023-0048 (ESMT-2026-0078) E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Modena Water Meter Easement (ESMT-2026-0080) Ada County Recorder Trent Tripple 2026-026245 Project Name or Subdivision Name: Boise,Idaho Pgs=5 dryalls 04/15/2026 08:44:56 AM CITY OF MERIDIAN IDAHO$0.00 Modena Subdivision Electronically Recorded Water Main Easement Number: Identify this Easement by sequential number if the project contains more than one easement of this type.See instructions/checklist for additional information. For Internal Use Only Record Number: ESMT-2026-0080 WATER MAIN EASEMENT THIS Easement Agreement made this 14th day of April 2026 between SM4 LLC ("Grantor")and the City ofMeridian,an Idaho Municipal Corporation("Grantee"); WHEREAS, the Grantor desires to provide a water main right-of-way across the premises and property hereinafter particularly bounded and described; and WHEREAS , the water main is to be provided for through underground pipelines to be constructed by others;and WHEREAS, it will be necessary to maintain and service said pipelines from time to time by the Grantee; NOW, THEREFORE, in consideration of the benefits to be received by the Grantor, and other good and valuable consideration, the Grantor does hereby give, grant and convey unto the Grantee the right- of-way for an easement for the operation and maintenance of water mains over and across the following described property: (SEE ATTACHED EXHIBITS A and B) The easement hereby granted is for the purpose of construction and operation of water mains and their allied facilities,together with their maintenance,repair and replacement at the convenience of the Grantee,with the free right of access to such facilities at any and all times. TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its successors and assigns forever. IT IS EXPRESSLY UNDERSTOOD AND AGREED,by and between the parties hereto, that after making repairs or performing other maintenance, Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring anything placed within the area described in this easement that was placed there in violation ofthis easement. THE GRANTOR covenants and agrees that Grantor shall not place or allow to be placed any permanent structures or obstructions within the easement area that would interfere with Grantee's use of said easement, including,but not limited to,buildings,trash enclosures, carports, sheds,fences,trees, or deep-rooted shrubs. THE GRANTOR covenants and agrees with the Grantee that should any part of the right-of-way and easement hereby granted shall become part of, or lie within the boundaries of any Water Main Easement Page 1 Version 01/01/2024 Instrument # 2026-026245 04/15/2026 08:44:56 AM Page 2 of 5 public street, then, to such extent, such right-of-Way and easement hereby granted which lies within such boundary thereof or which is a part thereof, shall cease and become null and void and of no further effect and shall be completely relinquished. THE GRANTOR does hereby covenant with the Grantee that Grantor is lawfully seized and possessed of the aforementioned and described tract of land, and that Grantor has a good and lawful right to convey said easement, and that Grantor will warrant and forever defend the title and quiet possession thereof against the lawful claims of all persons whomsoever. THE COVENANTS OF GRANTOR made herein shall be binding upon Grantor's successors, assigns, heirs, Personal representatives, purchasers, or transferees of any kind. IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the day and year first herein above written. GRANTOR: STATE OF IDAHO ss County of Ada This record was acknowledged before me on V (date) by NmA (name of individual), [complete the following signing in a representative capacity, or strike the following if signing in an individual capacity] on behalf of (name of entak on behalf of whom record was executed), in the following represeri-tative capacity: N\r—Q)bK,� (type of authority such as officer or trustee) tw Notary Stamp Below CAYLA RELKA COMMISSION#20225179 NAafy nAre NOTARY PUBLIC My Commission E STATE OF IDAHO Ex lies; JIMY COMMISSION EXPIRES 10/31/]2028 Water Main Easement Page 2 Version 01/01/2024 Instrument # 2026-026245 04/15/2026 08:44:56 AM Page 3 of 5 GRANTEE: CITY OF MERIDIAN John Overton, Council President 4-14-2026 � SEAL Attest: By Chris Johnson, City Clerk 4-14-2026 STATE OF IDAHO ) :ss County of Ada ) This record was acknowledged before me on 4-14-2026_by John Overton and Chris Johnson on behalf of the City of Meridian, in their capacities as Council President and City Clerk, respectively. Na&ycWM CHARLENE WAY Notary Signature COMMISSION No. 67390 My Commission Expires: 3-28-2028 NOTARY PUBLIC STATE OF IDAHO Instrument # 2026-026245 04/15/2026 08:44:56 AM Page 4 of 5 Professional Engineers, Land Surveyors and Planners aso , 924 3`d St. So. Nampa, ID 83651 Assc)cila -t<f t S Ph (208) 454-0256 Fax (208) 467-4130 e-mail:dholzhgy,, masonandassociates.,us FOR: McCarter�Moorhouse JOB NO.: MR0622 DATE: March 24, 2026 EXHIBIT "A" WATER METER EASEMENT An easement being a portion of Lot 3, Block 6, Bridgetower Crossing Subdivision No. 2 in the Ada County Recorder's Office in Book86 at Pages 9641-9643 situated in the SW 1/4 NW 1/4 of Section 35, Township 4 North, Range 1 West, Boise Meridian, Meridian, Ada County Idaho, more particularly described as follows: Commencing at the northwest corner of Section 35 said corner being N 00' 52' 50" E., 2630.96 feet from the southwest corner of the NW 1/4; Thence S 00' 52' 50"W., 2214.50 feet along the west boundary of the NW 1/4; Thence S 890 07' 10" E., 52.00 feet; Thence N 00' 52' 50" E., 200.00 feet Thence S 89' 07' 10" E., 14.00 feet; Thence S 00' 52' 50" W., 69.24 feet to the POINT OF BEGINNING of said easement; Thence S 89' 07' 10" E., 9.00 feet; Thence S 00' 52' 50" W., 17.76 feet; Thence N 89" 07' 10" W., 9.00 feet; Thence N 00" 52' 50" E., 17.76 feet to the POINT OF BEGINNING of said easement. L LA o�ST G 1 9366 �grFOF0 -k RAN li01.� �. M �51j25'UJF4-56 AMEMIJEM 00 LOT 3 BLOCK 6 OF BRIDGETOWER CROSSING SUBDIVISION NO. 2 IN THE S W1/4 N W1/4 OF CORNER SECTION 35 TOWNSHIP 4 NORTH RANGE 1 WEST SEC. 35 OF THE BOISE MERIDIAN ADA COUNTY 1DAHO 2026 0 10 1 � I `a Z z Scale: 1 .=N.:60' I S89'07'10E 1 14.00' C9 2 I Q: — Lu o +ten I 13 czLA_ 04 � I O in V p I p cr) Q 1 N I I" S89'07'10'E I I 9.00' NO 52'50 E ' 17.75' SO 52'50"W r-17.76' VN89-07'10"W I + 9.00' I W n U) u� OI z m n S89'07'10"E 52.00' — — — 24j 0 h I z I SEC•35 LOT 3 BLOCK 6 LEGEND WATER METER EASEMENT roa ND. MAGw" ® FOUND ALUMINUM MONUMENT DWG No. DMNQAW c.rw asol7�,_ 6�. SCALE: Z'=� REV. Q FOUND 1/2" IRON PIN wadabammew FIELD 6001C NO, — ssociates NOWARMW-M DRAW BY: I VAT: E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Order for Newkirk Subdivision No. 2 (FP-2026-0003) by Laren Bailey, Conger Group, located at the corner of N. San Marco Way and N. Zimmerman Way. BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: APRIL 7, 2026 ORDER APPROVAL DATE: APRIL 14, 2026 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 95 BUILDING ) CASE NO. FP-2026-0003 LOTS AND 9 COMMON LOTS ON ) 10.43 ACRES OF LAND IN THE TN- ) ORDER OF CONDITIONAL R ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT NEWKIRK NO.2 SUBDIVISION. ) BY: LAREN BAILEY, CONGER ) GROUP ) APPLICANT ) This matter coming before the City Council on April 7, 2026 for final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the Administrative Review is complete by the Planning and Development Services Divisions of the Community Development Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of"PLAT SHOWING NEWKIRK No. 2 SUBDIVISION, LOCATED IN THE SE '/4 THE SW '/4 OF SECTION 10, TOWNSHIP 3N, RANGE 1 W, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2026, HANDWRITTEN DATE: 2/16/26, by JEFF BEAGLEY, PLS, SHEET 1 OF 4," ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(NEWKIRK NO. 2 SUBDIVISION—FP-2026-0003) Page 1 of 3 is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated April 7, 2026, a true and correct copy of which is attached hereto marked"Exhibit A" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. Please take notice that this is a final action of the governing body of the City of Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(NEWKIRK NO. 2 SUBDIVISION—FP-2026-0003) Page 2 of 3 interest in real property which may be adversely affected by this decision may, within twenty- eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. By action of the City Council at its regular meeting held on the 14th day of April , 2026. By: John Overton, Council President 4-14-2026 City of Meridian Attest: Chris Johnson 4-14-2026 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. By: Dated: 4-14-2026 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(NEWKIRK NO. 2 SUBDIVISION—FP-2026-0003) Page 3 of 3 EXHIBIT A COMMUNITY DEVELOPMENT C��fEFIDIAN*,-, DEPARTMENT REPORT I DA H D HEARING 4/7/2026 � Legend DATE: ; Project LocationSam TO: Mayor&City Council I..Area of Impact = city Limits � .� ®" jr; ®e FROM: Linda Ritter,Associate Planner O Analysis ' _F 208-884-5533 fritter@meridiancity.org APPLICANT: Laren Bailey, Conger Group SUBJECT: FP-2026-0003 Newkirk No. 2 -FP LOCATION: Located at the corner of N. San Marco Way and N.Zimmerman Way in the SE ---- - 1/4 of the SW 1/4 of Section 10 Township @ 3N, Range 1W,Parcel: S1210346850 I. PROJECT OVERVIEW A. Summary Final Plat consisting of 104 lots (95 building lots, 9 common lots)on 10.43 acres of land in the TN-R zoning district for Newkirk No. 2 Subdivision. B. Issues/Waivers None C. Recommendation Staff recommends approval of the proposed final plat with the conditions of approval in Section IV of this staff report. D. Decision Approved City of Meridian I Department Report 1. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Single Family Residential - Proposed Land Uses) Single Family Residential - Existing Zoning -p Traditional Neighborhood—Residential(TN-R) VILA.2 Proposed Zoning Traditional Neighborhood—Residential(TN-R) Adopted FLUM Designation Medium High Density Residential VII.A.3 Proposed FLUM Designation Medium High Density Residential Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received.Newkirk No. 2 FP-2026-0003 (copy this link into a separate browser). III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2024-0043)as required by UDC 11-6B-3C.2. The submitted final plat is for construction of the approved preliminary plat;therefore,the proposed plat is in substantial compliance with the approved preliminary plat as required. City of Meridian I Department Report II. Community Metrics IV. CITY/AGENCY COMMENTS& CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with all previous conditions of approval for this development H- 2022-0088 (AZ,PP); DA Inst. #2023-051358 and#2025-062110,A-2023-0135 and H-2024- 0043 (PP and MDA). 2. The final plat shown in Section VI.E,prepared by Sawtooth Land Surveying, LLC, stamped on 2/16/2026 by Jeff Beagley,PLS, shall be revised prior to signature on the final plat by the City Engineer, as follows: a. Note#14: Include the instrument number for the ACHD sidewalk easement. b. Note#15: Include the instrument number for the City of Meridian water main easement. c. Note#16: Include the instrument number for the City of Meridian water main and emergency access easement. 4. The noncontiguous parcel(Parcel# S 1210346890)bisected by the Kennedy Lateral is unbuildable and shall be maintained by the deed owner(either Nampa&Meridian Irrigation District,Homeowners Association, or the current owner).Written documentation shall be provided to the City prior to the City Engineer' s signature on the final plat. 5. The landscape plan prepared by Jensenbelts Associates on 3/9/2026 by Kimberly C. Slegenthaler is approved as submitted. 6. All fencing shall be installed in accordance with UDC 11-3A-7. 7. The fencing along the Kennedy Lateral shall be a six(6) foot open vision fence per UDC 1I- 3A-6C.3. 8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 9. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1I- 3A-15,UDC 11-3B-6 and MCC 9-1-28. 10. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-313-14. 11. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of the date of approval of the preliminary plat(expiration date: March 18,2027), in accord with UDC 11-6B-7, in order for the preliminary plat to remain valid; or, a time extension may be requested. 12. A Design Review application shall be submitted for all single-family attached,townhouse and multi-family structures within the development. Compliance with the design standards listed in the Architectural Standards Manual and any applicable guidelines in the TMISAP is required. The single-family attached and townhome structures are not required to incorporate porches along 30%of the front facades, and front-loaded 2-car garages do not have to be 20 feet behind the primary facade or designed with two(2) separate garage doors. 13. The Applicant shall comply with all conditions of ACHD. 14. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant City of Meridian I Department Report IV. City/Agency Comments &Conditions shall coordinate main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. All improvements related to public life,safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing,landscaping,amenities,pressurized irrigation,prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-1-413. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. City of Meridian I Department Report IV. City/Agency Comments &Conditions 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to signature of the final plat by the City Engineer. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources (IDWR). The Developer, Owner, or project Engineer, shall provide a statement addressing whether there are any existing wells in the development, and if so, how they will continue to be used,or provide record of their abandonment.If wells are to be abandoned,the project owner or their representative must contact the IDWR Groundwater Protection Section(Aaron Skinner, Hydrogeologist 208-287-4972) BEFORE any work is done to decommission an existing well (even if it is believed that the well is less than 18 ft deep).Proof of communication with IDWR must be submitted to the City prior to any work being done to decommission the well. Failure to communicate with IDWR may result in additional work and expense to decommission the well. 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6.). The applicant should be required to use any existing surface City of Meridian I Department Report IV. City/Agency Comments &Conditions or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. C. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancily.or /WebLinkIBrowse.aspx?id=434675&dbid=0&repo=MeridianCit X D. Idaho Transportation Department(ITD) https:Ilweblink.meridianciU.orglWebLinkIBrowse.aspx?id=434675&dbid=0&repo=Meridian Cit X City of Meridian I Department Report IV. City/Agency Comments &Conditions V. ACTION A. Staff: Staff recommend approval of the proposed final plat with the conditions of approval in Section IV of this staff report. City of Meridian I Department Report V. 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Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2018-0110 H-2019-0076 H-2019-0089 H-2020-0010 H-2020-0099 H-2020-0113 H-2021-0035 H-2021-0063 H-2021-0081 H-2018-0125 H-2021-0096 H-2022-0079 H-2023-0020 H-2023-0018 H-2023-0054 H-2024-0006 H-2024-0010 H-2024-0011 H-2024-0018 H-2024-0030 H-2024-0026 H-2024-0051 H-2025-0026 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0066 H-2019-0120 H-2020-0039 H-2020-0060 H-2020-0074 H-2020-0099 H-2020-0113 H-2020-0120 H-2021-0063 H-2021-0081 H-2018-0125 H-2021-0096 H-2022-0004 H-2022-0001 H-2022-0088 H-2022-0084 H-2022-0079 H-2023-0045 H-2023-0053 H-2023-0049 H-2024-0010 H-2023-0071 H-2024-0029 H-2025-0024 H-2025-0006 City of Meridian I Department Report VI. Exhibits B. Service Accessibility Report PARCEL S1210346850 SERVICE ACCESSIBILITY Overall Score: 35 79th Percentile DescriptionCriteria IM Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or 3 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Reporting District meets response time goals most of pr Emergency Services Police GREEN the time Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration (# of lanes in master s-reels GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 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 1/4 mile walking Report generated on 02-19-2026 by MERIDIAN\Iritter City of Meridian I Department Report VI. Exhibits C. Preliminary Plat(date: 1/1/2026) roEWKI PRELIMINARY UBDIV PLAT FOR NEWKIRK SUBDIVISION PHASE 2 seise OF ve or sEMEaMx,w Loki . -- non xnxcEi001 nxo 24 _ __ _ s�s�� Om3 5a�pA Bg t �—TTTJ — n � s i k ,monw .mmx�1 r •� � �, o , I I MMx r%v z � m ox _ PP1.0 � b N Y >Fp � pm3 �a 1F -�v smal > - -----— - >m v Q 1�1�9�1�1�1p9�1�1 l�l�l�l�l�i�1�14.1 '/ •" / s S '��� l l`Sy� ���� l�s �I v�, �v� 1�3 v �®� $�/. `�V'" ,j ,✓/ i II44 ,m, I S Z PPI.I City of Meridian Department Report VI. Exhibits -f T- --- --- ----- o [jg z ce L' zo .2 m \ y� Ii /____gyp -j --— —i I t I I PP2.0 -- -------- ------------------- LINE'C'PRELIMINARY PROFILE 12— SEWER LINE'A'PRELIMINARY PROFILE ............... ---TT .......... A- I IT ---- ----- - - --- --- 7=1 SEWER LINE V PRELIMINARY PROFILE ry 7—io 1-1 It --------------------------------- ------ ------ ------------- ------ �z ................. .......... ...................4� - SEWER LINED'PRELIMINARY PROFILE I City of Meridian Department Report V1. Exhibits NEWXrPK SUBDIVISION AU 2 0" PAGE_-. Vw I=7. 11574 A- EmmM,tV M7 {208)398 Z �wro F"r20s)398-8105 7_ r_ NEVVKrRKSUBDAqSION NO.2 WOK_PAGE—. umn[ —T A- ID 83617 9t EMMETT (209)398 8104 FAK(208)398-8105 WWW.SAW7WTKSCOM City of Meridian Department Report VI. Exhibits A Final Plat(date: 2/01/2026) NEWKIRK SUMMSION NO.2 B"J PAGE LOCATED IN THE E112 OF THE SWI14 OFEEC7701Y 10,T.3 N.,B.I W.,B.M., CrTY0F MMDM,AN COONTY,IDAHO '10i' 9p4e"M°"'""''"`-1O'1ECR� 2026 _—_—_Ir_—vev sraarsu�wo ---.— --_--_ _I._,..I_.. J ra_ae•e_ ..,...._.._..___.._.._..-....................... -.._.._.._.. -+ell as LLI Adk y; ���',� i Is F +� ,m xmn®sew reeas.mras®.oaw,anau w.vr�m�n.,m, 6A'�� \T. `r\\ .. •\`/.� I svR,�raesx+xRamr 20305.-AVE. EMMETr IDB3617 { {-} (206)398-8104 8• A`S 11574 ,dl A FAX(209)398-BIOS x y{v�u "'�°'' _ o-�• _��_-.._..1� ,.a, q�4 LmdSuNeyii9.LLG Nww..uwroornu.mu NEWKIRKSUBDMSION NO.2 6" PAGE 4 q ras 3��'�I � a�s�i"i �if� �ix���l � �� � '�� a�a����Fad�;��ffi�i :m��a �\ ��'• „/ 5� \�c® ___ a ^� i�+,1.�°'•��°1,,a/'� � ae- . .,ml�� i��� .�I„® •®ills..�, �' IDe L$liA i a�i! � ��,�n ���n�- i.j ���` @� � ��._ sr�$� I 'sm-m"gym m m-� >en..�..m��as��� -'I--- -I �r�•°-�:;~s'� /a s`d :gwn es 4•� r_1 sw:mnre®.es�imeoe ® 11574 ■ —A- EMME77 ID&M17 ® ,'3 (209)398-8104 FAX(208)39&610.5 m Lm,15 y(Jul l//r w.vw.snwromHu.mw ® v� City of Meridian Department Report VI. Exhibits NEWKIRK SUBDIVISION NO.2 tu7orc�as IZ- 00-1 Aak ...ax.e•.,n.c mom.. AWN uwmerurcw..w.."®p� Y°r..rwx.�arx.� 20 S-WASHING70VYA- EMM=,70 83517 (203)399-8104 aom.. ..mnnw.rmraruwrcmw �plq F"(20B)39&8105 nxrax,�:.,w..,,.w,a.�.s.,d„.w.�„»A Laxf �7 LLG wWw.sawram>+Is.raw V NEWKIRK SUBOMSION NO.1 BOO'—NGE r�A�.m mzrulrArE nawrra2u oFmr mcwoi �erurrnrra<cnvxrtr wBVEroa APABOUAL OFAOA LWNlY HIfJ1WAY DLIiRILT mrmrmiw.rmrxsr drz �irmecar�,mury wv+xmiwry muµ mhamwp ea r�vrprtv�ivrzs or m gmzrammnsrmmun.xo.0 eeivvixr.xWmma4�TA*sersv r.uzrw me woxvry fb)unowr vmmwzzuurxw vuwzn Ant+�m:mrcamrvswvo raa zr�rxxrrxwry APABOUAL OFQIY£M1LIHEEA WI.WIY BELQIyDERS QATIFIfATE .most zx¢rur. [zw.mxwunsm r+sorvuerzumx.aw mmrrmx4 mzu®r naxamn.nJ g n¢xF+wnms.vnmmumvurc-vwr,ter�.r� 11574 S IOM S.MEIT,ID 0617VF. EMMETT,ID 83617 +�]1Wy{+ (208)398-8104 2 FAX(208)398-8105 Lordiq,LLG wwWsawroa7ens.ean YL City of Meridian Department Report VI. Exhibits E. Landscape Plan(date: 3/9/2026) �TCN E� __ MATCH E �� 11 ---— _----__--- PLANT 5GH$GULE 70- ------------- murz 1• --------------- w MwA � _ N Z Lu 6 O 6 S vi 1 LDQg Yz Z \ \ 0 r LAIDDGAPE ruN MM a L1 —�� PLANT SCHEDULE - .n __________L N . I� T IL nz a 40 -- IL cc IL LLI ___ —____ � Z xr _—--------- , __ sa __ i —1 ++n wcs � I ETC=l1NE LI 1 � I --__- _ MATCHl1NE LI 11P� LAM8CAPE PLAN Or..�msx KE1'MAP L2 City of Meridian Department Report VI. Exhibits PLANT SC+UMLE ^a h .� �p ♦�an.lu.rp�m.eu.w.ewyw.�a.:.R+. m� ® VINYL PFNPLY fE E • �Aw ,� a..�.aasmne nmeuw,a wwaa x.� aw Oj Ti�EE PLPNTIN6YoTAKIN6 ao� � �� Z §: 050 a A N dl; NOTES > Qc in O 5MB RMTIN ® IROlI FBL'£ N a Er Y LL LLJ V LANDSCAPE CALCULATION z QPLANTER cur eSo suss ,°�`��•` "'� �"m n,.�a��1.�,.:w.Ro.wr�«n•..w��.,�. ,n,. LAMSCAPE OETALS L3 _ _ — - O _.t........._..._..._m.__........a .........�m.�.m,.�., .,_.d w -...�._w..�...» _ _.�..._ z a »�.w,,.,..........ry..' _ - _..,._�.,,,...... ..,.�_...._...,.. .,,,_,ram. _..�,._ :�..,..., .«...,.�..� - 60 NS LU �^ L4 City of Meridian Department Report VI. Exhibits F. Qualified Open Space Exhibit(date: 8/27/2024) §§8 E( ski u� g :m ........ \ 1 ----------------------------------------- E IE I � � I � v r I 1 - ' fi 8 4 0 I E II I E 1 r I I I E � I I 1 I Iu I N \ U � I � �1 N 72 o z \ `' z i 0 m ` y n O X z m O a 3 X � a z y Nryl c \ 8 m D rn T N rn in 6 µ O i0 m W Z n n y n rNn � N Ou City of Meridian Department Report VI. Exhibits G. Site Amenities Newkirk 2 A. Quarter Acre Dog Park (Block 3, Lot 6) (11,880 sq ft) • Fenced area • Waste Station • Sitting Benches �s f - r t City of Meridian Department Report VI. Exhibits The Newkirk and Newkirk 2 Neighborhood residents have access to all amenities in both developments. Newkirk (approved in 2023) A. Large One-Acre Play Park —The Newkirk Neighborhood Park will contain the following recreation facilities: • Play Structure • Swings • Seating Benches • Shade Structure x • Climbing Rocks • Climbing dome • Large Grass play area j ■ Attractive Landscaping • Playground fencing for safety frrPJ •% � Ye t r 5E trep I rrT P I of 3Y t'rP) i rwtiWLLF R•P1 r � i L_ �. City of Meridian Department Report VI. Exhibits B. Pathways—The Newkirk Neighborhood will include the following pedestrian pathways: Is 5'Wide Separated Pedestrian Pathway on Both sides of N.San Marco Way—2,770 LF Pedestrian pathways within the Newkirk Neighborhood will total over one half mile in length. _a 5' PATHHAY C. Pathway Park-The Newkirk (rTF) Neighborhood Park will contain a small pedestrian SL +:. park including: • Shade Structure • Additional Pathway Seating Areas • Attractive Landscaping 5HADE — 5TRL1GTURE (TYP) City of Meridian Department Report VI. Exhibits H. Building Elevations Single-Family IH-LL 6A10'CORSEL w000eaemo m MNooF!lGm0 "R3'MA ATW❑G A9FHALT SHNGLES Attached A0.HTS16E 1:r ROOFNQSiAN06J6 L SV AR SICE 9'FASC FASCIA VI.I-': IMETAL HA(X6 H FI}gp4H: - — _" ❑ :CCF*EL i RNEE z- 1F 5Y5W'IgIpE 1-xB'iRlr: ae Nn. COLOR ma E COLORNa. DAM 6ROA'N METµ WA 1 i 7 S C44YN_'DAL L�ACI[ B WAS ■ ■ ■ ® ■ 3 "ELLEGTJ GREY SWfi45 i WARM U"t SW+W1 fflnl 2 6 WHEiE VINYL W�ID"FRAAE WA °"-""" Alley Loaded Three-plex ga eHlS NEt%?".4sGU N N NIHb S7?I ORI NOYNGM VL t—TNIAN6 AaR6 BLe LN rJAANT31m1".\G "Nek1 N Lair:HE—TmN� u wooa sae slalucw. 1'%3'B0.TT54T�9'9C �='1.:P.i:'INF A'FA9CIw ] P4MW6R1P COIOlE RIl 4-IFIGLFNGLE CHANF 3'Z­ TRNWOOD I :30 ACE LAP 'Vh'; r IRE B"xB'K9.CJL. u'N000 SOFFIT b"CC0.BE c,•v6 64Rb SdNG NMEE BpA� Nc, COLORNRME COLORW. 1 P sOEM d '. CLASSIC FF£HCH�RE1 S'I�CCTT ] FENLaNO 5'N�i9� 3 SEIMiE CJ1EY 5'Hfi1fi9 d LICIERNE w'HIiE S'N6199 5 STAIN-CHESTNIfT 5'H3531 5 5 1 6 4 �FRISdROWHriiRL I4LL ■ MEN T CHA6i{�ryAi 2LACX: N'A B RAGK 4lfYL 45RW].FRAAG City of Meridian Department Report VI. Exhibits 1. Emergency Access Exhibit j Loll 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. City of Meridian I Department Report V11. Additional Notes&Details for Staff Report Maps, Tables, and Charts 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 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 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Final Plat for Apex Zenith Subdivision No. 1 (FP-2026-0006) by Brighton Corporation, located at the southeast corner of Meridian Rd. and Lake Hazel Rd. STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 04/14/2026 legend DATE: Project location TO: Mayor&City Council Area of Impact m _ i= City Limits FROM: Nick Napoli,Associate Planner O Analysis nnapoli@meridiancity.org SUBJECT: Apex Zenith - C FP-2026-0006 rizz LOCATION: Located at the southeast corner of Meridian Road and Lake Hazel Road in a _ e portion of Lot 4 of Section 6, T.2N., RJ E. � I. PROJECT DESCRIPTION Final plat consisting of seven(7)building lots on 11.065 acres of land in the C-G zoning district for the Apex Zenith. II. APPLICANT INFORMATION A. Applicant: Amanda McNutt,Brighton Corporation—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 B. Owner: Brighton Development Inc.—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat Apex Zenith(H-2025-0041)in accord with the requirements listed in UDC 11-613-3C.2. This plat incorporates seven(7)building lots. The final plat is consistent with the approved preliminary plat and recorded development agreement. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase, and the amount of common area cannot decrease. Since the number of buildable lots stayed the same and Page 1 there is no open space required, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat Apex Zenith(dated: 10/06/25) ZENITH SUBDIVISION PRELIMINARY PLAT A PARCLL Oh LAND SLING A POKrION Of LOT 49F SECT ION B, TOW NSHIP2 NORTH,RANGE 1 EAST,MW MERRHAN,CRY OF MERMAN, T AAA CQVN".IDAHO s D F o a o � G o •o-,.,we�,.u. I I 0 I I � II ff I ' ��I + I 2EXInI SUEPiamOH a u 5? w X�AI(IlC!l,10 B. Final Plat(dated: 02/20/26) !'tat of 9oek_lagle Zenith Subdivision No.1 �'Y 5...,M,.a.r..x.e n r yrl�on�n[a..r-rw i�i i d s.00 q /•R•ti �frr__ �n�ueV .w^�IFwVc?ose ux+l3,Ch MRYMvrYN Cru+S'.nib {F It�JI<y f;{ �1 1 }� ___ _ter n,fT, 4'VgY�n T,H h.*[; it VY,at � Y - Y n.r•a w�.srn vYsiwaS.�.nv 1 j' 1 Y �5Y•ew Tr'nxsc ov I ,r kr`iup 1 i i 'i m s'Y nsr m•rus`S X I� • N. z� a I �L11 Ei� '+ ----^1-----------��.�,1711 Li-- �I n � ask I:I 3 1 ; Irlwrr i I I LI I' � �• � y" e+ti'J"Pr __ ------- -_`=�,'_=e.-r....1✓tilrtw.le� -___ -- :az. — ---- I' Is}r '2'�� 1 I yo•w ti A �L�1+ j wrrll.,.sr -- - ---- -". :r' - 5 ---- - - km ar y nry'> �. r 12 59 K w V+a�rer• 5� -- �--���� =in iai► � — Brighton Cgrpuration Page 3 rig Plat of lTti Suck Pnge ?en ithSu6divisianNo.1 _: �r- -- -- - - ----�----- _ �, K Ywlir 4l'�jC I ii oR t•�i.K�rd r�i.!1'R %ar _ .j i OEM F Ian �Ro I 1F wm� �� 1.r'_r, ••\.'� \ \' a .. - I LF 9rlghT4�[gfyQratJl4n �I fMrit�luh� ��. 2enith Subdivision No.1 r.+Mr woxu. axw t =-fr'M��' ix V.Nif eirq 6r4htun Corporadan rww wr Page 5 —' P4n cr Bwk_Pair Zenith Subdivision No.1 o-.ir,�wx o�s.+cr nwrida�m+w�awcax nuww �rwvti or rwwwwcm rhuiw�n 1o•arta: si�w ..en ny.�-a - ••`.. tce..iu+[msoufn. ie a..-.s.fir�•.L.�-�.,..�,a...�..d.,.....�., w^u�s*lgnsi!xgrw a�i..n vse« us er+.a.m wx 1 B rightan Carpo•ation C. Landscape Plan(dated: 02/20/2026) STREET TREE CAL(u4ADOM •E`�••�`4° - p � r LaR##tA�E AI�FER>URG OYF.R�GE _ fj..., . DMIS n-. My LANpSCME PLAN •1y.�EC e '�p 3pLa ... wn..c*in .rmrr � acu dreaaa wn ...<... M_ E,WO •N km$ yA.l'�"—•.d_...'�ir aai.ow. •y__.��r.Mv�...�.. .. - __�'.�•V�.=:a_ �• 4Y �•. _ 25 A "."3L C'S.�Fw•'�• 1LSTi.id�lII^Sffi.l3C .wS�:n'.SJ.�r=:.:-'4T .�S„•.'•�.""�".=.'S�3�•:s�� -•.�,.P .^ ... �sr •:�raic.:us^.�sa w..:.� ='=: Mt -11 s.�a.:azx-:.._-x:l^ r°��7sas�... .t�"�E�' '�jaaes:arm•.W•s ��sor� �sssas^--.,..y.. ,;rN•,sra:aTs:ror+• "a�ser".,�•,,.., s iL :.�;:--- ,y:zrra-rrxc^.s.:.r- •?�':�'3'�•��:�� s�.Ts==�•�— Z. t .:.drn•.eri • uw ni [,�AFEPRO.CC�IONFFNC�NG RE[ 02 04 AIbIEIMm- ��•r�� XP 05 ouxm.1--E.nrsnnFN.rnoss grrmn mEe V�E�ur[NYiRnG.WIGY°PE eurFEassrnor� 111:,rnuu oxr oaE�ueocwsssanou C2A � Page 7 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall meet all terms of the approved annexation(H-2024-0052,H-2025-0041 (Apex Zenith); Development Agreement Inst. #2025-010344; applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of City Council's approval of Apex Zenith on January 6',2026 in accord with UDC 11-613-7, in order for the preliminary plat to remain valid; or,a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by KM Engineering,dated: 02/20/2026,included in Section V.13 shall be revised as follows: a. Provide the license agreement from ACHD and ITD for landscaping within the transportation authority's right of way. b. Add a plat note or reference the CCR instrument number for cross-access and maintenance of the private streets. c. Revise the plat and landscape plans to include the dimensions of the pathways. A copy of the revised plat shall be submitted with the final plat for City Engineer signature. 5. The landscape plan prepared by KM Engineering, dated 02/20/2026, included in Section V.C, shall be revised as follows: a. Depict landscaping within required street buffers in accord with standards listed in UDC 11-313-7C; all required landscape buffers along streets shall be designed and planted with a variety of trees, shrubs,lawn, or other vegetative ground cover. Plant materials in conjunction with site design shall elicit design principles including rhythm,repetition, balance, and focal elements. b. Revise the plat and landscape plans to include the dimensions of the pathways. c. A tree is required every 35 feet along all street landscape buffers. This includes along the 10 foot landscape buffer along private streets. This shall be depicted with the submittal of the FPS record. 6. Comply with all ACHD's staff report conditions of approval. 7. The subject properties shall be subdivided and phase two (2) of the Apex Zenith project shall be approved prior to the issuance of any building permits within the subdivision. 8. Provide a detailed maintenance agreement for the private streets and how the Costco property will work with the subdivision for maintenance of those roads with the Final Signature Plat application. 9. Each lot within the subdivision shall submit a certificate of zoning compliance and design review application prior to submittal of a building permit. 10. Depict bike racks and pedestrian connections on the plans submitted with the future CZC and Design Review application in accordance with UDC 11-3C-5C. 11. Comply with all of the private street standards listed in UDC 11-3F. 12. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-313-14. 13. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6 B- 7. 14. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. Page 9 B. Public Works snr.KI'F!L7M¢-taarLLl roll Hlw GEN Ir r.L.{:oraunxrrOi: I. Kaedvy so-weir serviee m Thh.deweliiprrcnc a a4aiLahf_4ia eIlelSlon of nutty minus rdytemm dr dwelorn ne the applicri shall uenall rra.rs io and dTOU&this s Mffmr;applicun dull e&"dinade main si o and rousing wmh the FuLlie WMJa 134a acnL.and GLemiiiie imrwlird lam ed earNlb_ N rx oak ma.ar duc are Mgmu d to pia—le-serviee IA Coeur ovcr� roams is duce$M ht owmr from top ad pipe to uib-grads Is ku thm dum*d ihui a wrrum marcfialr shill he WGl in co¢iormarpu orCay of Mendian RdWic Works Lferhv4rlems funded j'peridhmionS 2. WYer samme eo this sic is avul&le via emkmiori of emwmg mLftlr adWiW m TM dwelrgxrlcne 11r applhsui sha1L he respanuhle a u um1L wRier mains m and cbroup This 4kvL4LyiI&Lno, e a artlrnrtC main rtlk and muhft WWL Elie War" a. All uaprov fhbenca relmad t pwblic IirP safd)-and ho=shall he onngWLmd pr.;Lr io nei.urwKy oil Gresuvucures.Wbhm%*mo edIrpCiet-Ky 1•:ngmar,an owner may parr a perhxfmn eAurLKv for saLch imprnvrmehU m arder to obLm I.rty Fingir.eer r.hardm Chthe Iina1 pLu i.Y htrrh m IIIM'115{':ilk. A. Upon ir6Ta11amah at Ae W gaping LW prior is in,.nttiiion by Mnnirt Ilepammem suM,rM appie&M shall pratiTao-ourottm ts"r ALLD-ed esmplo—i.a 6&1 lnnh rh IJVU L a-:ilk-LAh 5. h Mwf ed credd or ea±i arely in The anirarnr id 1111%will be rcgwmd for all LmoWkle lei cm&Iaaic[apm&anummies,prcxaun7ed.rcir,iat-o,p rRv m signsWe en TM iwal pLu. G llr{:iW or Mu..iiaa requeaL ihaa ihu.—.i.r I—i wnh The S..Ty a pertorruance arum}'in the arswar of I IM od ctL mW enrsd-uoiiin Lin1 by Al meomplere sewn,w0er mma4„eftue pn r m thLaL pLu sghan m.'nit muely mil.he 1kYitiad by a Irhe iieni.oo l :gh pmvidad by the owner to dr Crry. The applLeaai stu1L he req.ored m eomr wm a Iaevelopmerd Ku Ey hgceemenc -wh doe{'Try or Menduo.,rre surrey can M- y in im lbm or m rrewoeabie kdor orauliry Cash depe rl or bond.hpplieanc must file as applreatma nor surrey,whach c he tbwd as the {'ammudLly Uevelopmam I%pumbenl wct"it. Pkase Camas[land MrveWfrrrerd tierwac rat dare wlormatiarL as 71 2.221 L. V. 1he ClEyor Meladian rcq�s mini da owner pass mthe S:ny a Tanrmnly surerp in theamounror 21)%ot the lsiaal tarsdlaelion cosy Wall[uroplaLed sewer,a.ad waa:r Wrastni bre t r a dkadata ad Two pour'nis sumo urrarnc will he vLured by a line imm nrial ease invwmg provided tvf dk a,raer m Ttx t:i[y.'C7.e sweLy can he ra,smtl Ln me farm M an invoada6k kria at eredn,cxah depose nr bnrnd. hpplicam rn s tBe an applicWon For sarecy,Tahich era be found m ite uomnwnay 1leoaopme Utpumoenr vrerrswe. ukase crousr Land lkc lopmerd 1e' Tee ttw ob.rC mdo;wiwion.at WN -221 L. M. an the even c u an appl.card—1 r o rcannoc eomplde u -IOC.as Uety and nanficah3 .roprovern_- .prior M i:ny I:nguacer signature ea dw awal plu Lcaor prior m aecupaaey,a xLrcTy&gNcwm may he appcaved as seer torlh m LI IX'11-A:4X. e. hpplrcanr shall he reyairna m pay FuhL. Wc&t develcpmer pha eevrew,and corionLaboo. .aspecwa loss,as&mrmined dnnng rtrt plan reyTKw peoun,4 prior to the isavartte of a pL- appmYil Ieber. I If.h shill be the regiomihllmy al Me appl wbn[to-ensure diu Al develrpmem JLuwes canrply wldi drt Arocrleans vnh D. hilnies Ac[and de Fa llfws.n ALL 11.Applwam shill b_r„yyarhie Mr gTllcumn ud coWlivKe wiM any Se Llim 41H 1'etnl.nlag cLu may bt requlr�d by d6x Army[-arils at IUktuw s. 12.L]r0001"shall coNclimdc nuuhon FxdrwsWah die M"WUAh I'm UITW. 13.All$radr14 at dre tax sba11 he perlkroacd is conlanrurrrt wch M[X.11-148. 1S.UffriprrLlon sec msulo.:.hall he x,6mlm1 Do-die Merhf vn Bwlding Lkjmrbnrs,tie all b,hldmg prds roecivisg cngioeemd hick ill,where hosing would sat aiop nll.miocnd. I.S. itm VI a roar canurl im e1e.•`---in sal r IW him WLL of 3-kat�ovc the hlghesl txtrbllsticd peat g[oun dwder clevulon. lies is is craure>tru ilic 6rdmm ckAlabon alum c. l sprees ai homes I s d keel I-R4 above. LG 11LF applwAirm design rngewtr shall 1te lLspoar LL, Ike ra{timom at d1 Imgavon add for dYuoW tkeilmy wixhin iris proles[that do nx tall undu ire lura:!Ki on at m.rrigaaam ddaw[ m ACH13.'11t de SIL eog.aacr shill p�.dL-r mt.cm,os Viu does=Urries base niter.r Wled is Y omi ire wKh Vic a ppf ed dc[Igo plrra.lb.s_undleuior will he-q--d t Kro r earllii ad oeeupmLy is.mmued ter Yaw xtnleTarca wichiri IhL pra)6CL 17.A[Vie eoraplatmaotIM prcrtCLI treapplwan[:.h-1 he reap.+ ihle msuhnrn record draw.W per Me L:ILy of Merldru[Aum('A 1)s,.r.:Iards. The.,.--id di—.)Ft r he mievnt and approved pries 1-wIr�u uoumi mih 1n cte pm)e[[. I M.%'b a[I plan mqur[ertrtex;me IiWd Ia sa[II:II iI-'f at Eh,_mpmvere^o[Kmrdrds hie tiaar I.ih,ing —rkAzjm7iLL 272). All sh'=i Ilghu Lhall he usullod al diescWgkx'a expmm. Final design shall he suhcmLod as part of Ina davckgwnad plan ml fnr appmYal,which must urlldc the 6uiscm ad my eichzing rvicei.Ilghm '11w canmxlw's wort and muesuls shall eorK4 u,hc IKIIWL: and de L:I[y ad Merdua !CJpple ul Sptculhs,]rxLa m me IKI'W[.. CowLii c[ die s:Iry of Merclim ltuaprru[Ion aad IJo11L) CAxdAmodoraVA4-5iU(1toe rrlxmsbmm crt Iocml at eKr ingroar Ilghmrq�. 14.71r rpplr shill proYlde easemeetfs)for all"x wmerksr m aumsde of pumw rkgl[[or wry(ircbkde all viler sc Km aid h}drrms7. 11c easa[acri[wldrta tha11 be -Ind wade Rr r sur$le rrr1m),ar 30.1eei wKL-for,wa. 11c eastiYrrenu,shall rso[be dMLciided vie the plod,km rdhs de&am outsidlc the plat lmx&u usuig the i:ir-v of Meriiarl's —lord fails The ck m cm shL1 he graph.call)deple,ad an LLA`pLu Ifr rcdemnec pugmGcs.SrWril[as esrcasrd ck mrem lam cbe farm z a&&Ke ram PuMie Works),a kLpi dL%crLprron prepared by an 1ialli, 1xtt ed Fmhess[anal I."S3irst^}nr, wbwh nuke imlude die a or dsc easerrrea,josartei IL{lilHrr A)sd m M 11"x I I"[r6V wish be,rings and ditl�(varbei FJLI UUJ F 31)far revim.Back e>ttrbrls roust be series,signed rod dKed by a Pmmi w,rd lard Suraevar. IJ{J NUT KEEAHUX Add a oom to the pLu reWerr.rq drys documem. AIL tksu.wrm mal[he wd mldaJL mvlered,Yid apjratine pndr to-sigrawle orTm deal pLu by The L:ay lAprKar. M.ApplKan[shag be!` pie lnle tx applleul and eampl.vrce wM and NFIMS p—u du[g Mu muy be requved by die I:n4lrwuwnral Fra,eeoao AgtnLv. 21.Amy velk died v.11 na,eaminue mMined nuia he pn,perly aband.med rcoordmg m Idaho-Well {'aramie,laa `hhcIu& Ruks administered bk rWL ldaha IJepamlrreo[ or Wsier Rrr3u[ecs (IIIWRk 'Ila lkyak,per,LFrrmr,ar pro)mi F1glrwer, shall prov,,de a xU mmi addiarukg wbother dkare ue Yny e%Lwg Well M Ue ikwelapnieriL LrFJ d so,bow they well conmae is tie bees~or provide rceard ol rbm abraeonramL Id we11s arc m he•wrubomd,the pro)ec[hwrre[ar Wnr repeLseorahva nukes ammU tM IIaWR{irourdwaare HroiecLlar%xrior JArroa Sunnite, Ilydeogeologrs,2OM-2M74Y'12]UFFURF:any wort is done m decooamissior an exealog yell ven[e d d is b_AR ad Vru me veLl re:lss eVh La tt deepp.Frooi at cxnmunwiiaim wrth IDW1t mmtfrraahmloeila[heL:r[y pnx many waft hrelrg does m decommission me well.I-uhueis oar scam with 117W R nIQy rcxuh In addimmki mart and eilpeme m dwonrmicsian.,he well. 22.Any anksbng sgxr syslems wlihin dies p[rgcx[shslL be removes nor ix vkac per('Ir)r A kduanee 5erbm 9-1-4 and Y 4 M. L:cdwc[The i:entil Dismet lleabh l,gvhmorl ix abamdo srLem prnaetrnLs Yid Inghxci ns. 2-1.the{rrf v1 M fidwn mequirm ihm presumed Lmgatron gxUars be supplied by Y ycx4oaW so sit wLvr(LAX:31;MA.k The i plwan[should tic requrerd io me nay chid"Surraert Or well r.raur h r rhJ furbod[y Lora- It a tied ae or vail source Is rid awulahla,r suigl rh= cannai..n a+,he uJlusary waott s)sxro shall be mqulrcL Ira single-goln[ceoatiiim is milured, Me develojti a.>Il he re;p ihle Ix Vrt paymem at surenmerls Ike Vic conim m ores.pswr m de�elopnrem plan approval. 24.All urigdwa dn[has,c.arisk. Lax[Yk,ar drums,exelrrave or natural wrxrwrvs. Irdef.eeting, cromLag x laying adjr r rid coovgrsxl;m the area ben suhdLvk!kA tau.W addre ae per IJIX. I L-M-fi. Jn peclrrrmingsmeh vat,the appllLan[shill eamply w1ft Idaho Lode 42-1.2117 and fry tAkr applrkahr Im cr cWalurdn. Page 11 Development Application Transmittal Link to Project Application: Apex Zenith Sub. No. 1 FP-2026-0006 Hearing Date: April 14, 2026 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: CCTV Camera Agreement between Ada County Highway District (ACHD) and Meridian Police Department (MPD) INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND CITY OF MERIDIAN THIS INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT ("Agreement"),is made and entered into this 14th day of April 2026 by and between the ADA COUNTY HIGHWAY DISTRICT ("ACHD") and the MERIDIAN POLICE DEPARTMENT ("MPD"), by and through CITY OF MERIDIAN("MERIDIAN"), a municipal corporation organized under the laws of the State. RECITALS: WHEREAS, City is a municipal corporation organized and operating pursuant to Idaho Code Title 50, as amended and supplemented with jurisdiction, authority and police power to regulate and control municipal activities within the City; WHEREAS, the MPD is charged with real time support for their Operations Division. WHEREAS,ACHD is a single countywide highway district located in the county of Ada, organized and existing by virtue of Title 40 Chapter 14, Idaho Code, and has jurisdiction and responsibility for all public highways and public rights-of-way within Ada County, Idaho, except for state highways and freeways and has all powers necessary and incidental to the statutory powers granted to it under Title 40, Idaho Code. WHEREAS,pursuant to its authority under Title 40 Chapter 14, Idaho Code,ACHD,in partnership with the Idaho Transportation Department ("ITD"), operates a real-time computerized traffic management system to monitor traffic conditions for response and alert notifications ("System"), that is located at ACHD's Traffic Management Center("TMC") and includes intersection traffic cameras owned by ACHD and ITD that can be remotely operated by ACHD personnel in the TMC. WHEREAS, the MPD, among other entities, is currently authorized to view video images from all of ACHD's intersection traffic cameras within the Meridian City limits, on a limited access basis; however, the MPD is not authorized to operate such cameras at any time. WHEREAS,the MERIDIAN desires that the MPD be authorized to remotely control the operation of ACHD's intersection traffic cameras during the non-working hours of the ACHD TMC. WHEREAS, certain public welfare and safety benefits may be derived from allowing the MPD, to remotely control the operation of ACHD's intersection traffic cameras within the MERIDIAN'S INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE jurisdiction limits, during the non-working hours of the ACHD TMC. Such benefits include: expanded dispatcher coverage for nights and weekends, efficient deployment of Emergency Service Providers, based upon visual observations, enhanced and more timely contact with ACHD emergency/after-hours on-call employees, faster incident response, quicker clearing of traffic congestion and arrival of medical assistance. WHEREAS, the MPD and MERIDIAN will not be authorized to use the System or the intersection traffic cameras for any investigative purpose or surveillance, of any kind, whatsoever. WHEREAS, ACHD and MPD desire to enter into this Agreement pursuant to the authority set forth in Idaho Code§ 67-2332, and which shall be effective upon ratification by Ada County. NOW THEREFORE, in consideration of the mutual covenants, and promises contained herein and other good and valuable consideration,the receipt and sufficiency of which is hereby unconditionally acknowledged, the parties agree as follows: 1. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 2. DEFINITIONS: For purposes of this Agreement, the following words shall be defined and interpreted as herein provided: a. "ACHD": Means and refers to the Ada County Highway District, a body politic and corporate of the state of Idaho whose address is 5800 N Meeker Avenue, Boise, Idaho 83713, and any of its employees, agents, commissioners, and attorneys. b. "MERIDIAN": Means and refers to the City of Meridian, a municipal corporation organized under the laws of the State whose address is 33 East Broadway Avenue, Meridian, Idaho 83642 and any of its employees, agents, commissioners,and attorneys. C. "MPD": Means and refers to the Meridian Police Department, a statutory created division of the City of Meridian in accordance with powers granted under Idaho Code Title 50, whose address is 1401 E Watertower Street, Meridian, Idaho 83642, and any of its employees, agents, commissioners, and attorneys. d. "TMC": Means and refers to the Traffic Management Center operated ACHD. e. "PERSON": Means and includes corporations, companies, associations, joint stock companies,firms,partnerships,limited liability companies,other entities,and individuals. f. "SYSTEM": Means the real-time computerized management system operated by ACHD to monitor traffic conditions for response and notifications. INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE g. "EQUIPMENT": Means the intersection traffic cameras ("CCTV") owned by ACHD as well as the computerized components of the System. h. "DIRECTOR": Means the Director of ACHD or his representative. 3. AUTHORITY GRANTED TO MPD/CONDITIONS AND LIMITATIONS: ACHD hereby authorizes MPD to remotely use, control, and operate the System and Equipment subject to the following conditions and limitations: a. MPD's remote use, control, and operation shall be limited to only MPD personnel located in the real time support center for operations. MPD's remote use, control, and operation shall only occur during non ACHD TMC hours of operation, i.e.: 6:30 p.m. to 6:00 a.m. Monday through Friday, weekends when the ACHD TMC is not operated by ACHD personnel, and ACHD recognized holidays, and such other times to which may be agreed by the ACHD Commission and MPD, as provided by written amendment to this Agreement. b. MPD's remote use, control, and operation shall be nonexclusive and shall not prevent ACHD from entering into other agreements or granting other or further rights or access to the System and Equipment. C. MPD's remote use, control, and operation shall at all times be in strict compliance with the following requirements: i. The privacy rights of persons who may be within the scope of CCTV camera coverage shall, at no time, be compromised or infringed. CCTV camera usage is limited exclusively to viewing roadways. CCTV cameras shall operate in the standard wide- angle view mode, which will enable MPD personnel to view a large segment of the roadway. The zoom feature may only be used for viewing traffic incidents, traffic controls and roadway features not in close proximity to the CCTV camera. CCTV cameras shall not be used to "zoom in" on any windows, for any purpose or reason. This applies to all vehicles and all residential and/or commercial/business structures. The viewing of residential and/or commercial/business property by CCTV cameras is completely prohibited. ;». No CCTV camera shall ever be used to "zoom in" on a specific person or a specific vehicle, on or off the roadway. INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE MPD shall develop, for ACHD's review and approval,written internal policies to prevent any misuse of CCTV cameras whatsoever. Said policies shall provide for employee disciplinary action, when appropriate. V. MPD shall not record in any manner, whatsoever, any video received from the System and Equipment. A. Video received from the System and Equipment shall only be used by the MPD and personnel to assist in: (1) efficient deployment of response teams based upon visual observation; (2) faster incident response; (3) quicker clearing of traffic congestion; and (4) quicker arrival of medical assistance. vii. The System or Equipment shall not be used with the primary intent to investigate criminal activity. viii. The System and Equipment shall not be used by the MPD personnel in any manner that violates any provision of the United States Constitution,the Idaho Constitution, or any applicable federal, state or local law or regulation. d. Notwithstanding Section 3.b of this Agreement, MPD's remote use, control, and operation of the System and Equipment shall, at all times, be subordinate to the use, control and operation of System and Equipment by ACHD. e. MPD's remote use, control and operation of the System and Equipment shall be limited to those CCTV cameras specifically listed in the attached Exhibit A and any subsequent revisions thereto. f. MPD's remote use, control, and operation shall not include any traffic cameras owned by the ITD unless MPD has entered into a separate agreement with ITD authorizing the remote use, control, and operation of such ITD owned cameras by MPD. 4. INSTALLATION OF ADDITIONAL CAPACITY ON ACHD SYSTEM: In the event that there is not sufficient capacity in the System to provide MPD the desired operational capabilities, MPD, at the direction of ACHD, shall provide additional capacity with costs associated with the additional capacity to be paid by MPD, including, but not limited to, costs for equipment, installation of equipment, maintenance, upkeep, and replacement of equipment. 5. ACCESS TO TMC STAFF FOR SYSTEM PROBLEMS: INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE a. MPD may contact TMC staff during regular business hours to report any System problems. ACHD TMC normal work hours are 6:00 a.m. to 6:30 p.m.; Monday through Friday, excluding ACHD recognized holidays. The telephone number for the TMC is (208) 387-6195. b. ACHD will prioritize the System problems and attempt to repair the problems within a reasonable time frame. 6. RESPONSIBILITIES OF MPD: a. To provide and maintain, at its own expense, any equipment and communication infrastructure, all of which shall be hardware and software compatible with the System for the remote use, control, and operation of the System and Equipment. b. To cooperate with ACHD to install additional capacity as provided in Section 4, which will provide MPD with an enhanced capability to remotely use, control, and operate the System and Equipment. C. To designate responsible technical personnel as contact for ACHD. The designated responsible technical personnel contact inforination shall include telephone number, cellular phone number, facsimile number and e-mail address. If the responsible technical personnel changes, MPD shall notify ACHD with new contact information as soon as possible. d. To have those MPD personnel responsible for remote use, control, and operation of the System and Equipment receive training in the proper use of the System and Equipment. e. To have appropriate personnel attend regularly scheduled briefings at the TMC. 7. INDEMNITY AND INSURANCE: a. Disclaimer of Liability: Except as otherwise provided by law, ACHD shall not at any time be liable for injury or damage occurring to any person or property whatsoever arising out of MPD's construction, maintenance, repair, use, operation, condition or dismantling of its own system and equipment or the System and Equipment. b. Indemnification: To the extent allowed by law, ACHD, MPD, and MERIDIAN, shall INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE indemnify and hold harmless each other by their respective officers, boards, commissions, employees, agents, and contractors ("Indemnitees") from and against any and all liability which may be imposed upon, incurred by or be asserted against the Indemnitees by reason of any act or omission of the Indemnifying party's personnel, employees, agents, contractors or subcontractors resulting in personal injury or property damage and arising out of or in any way connected with the construction, installation, operation, maintenance, removal, use or connection of the System or Equipment pursuant to this Agreement. The parties to this Agreement recognize that MPD shall control and MERIDIAN and MPD shall assume any and all liability relating to all images obtained by MPD during its remote use, control, and operation of the System and Equipment. In the event a third party brings an action against ACHD based upon the actions or activities of MPD related to the use of the System and Equipment, for any reason, MPD and MERIDIAN shall indemnify, defend, and hold harmless ACHD, its officers, agents, officials, and employees. C. Notice: Each party shall give the other prompt notice of any claim or the commencement of any action, suit or other proceeding covered by the provisions of this Agreement. d. MERIDIAN Right to Self-Insure: ACHD grants MERIDIAN and MPD the right to self- insure its liability risks, MERIDIAN's and MPD's limit of liability specified in the Idaho Tort Claims Act notwithstanding. 8. NO WARRANTY OF SYSTEM OR EQUIPMENT: ACHD does not warrant or guarantee continuity of the System or Equipment, quality of the video images, or the accuracy of the information provided. 9. MODIFICATION: ACHD and MPD reserve the right to alter, amend, or modify the terms and conditions of this Agreement upon written agreement of the ACHD Commission and MPD to such alteration, amendment, or modification, and upon ratification of such alteration, amendment, or modification by MERIDIAN. 10. TERMINATION: The following are grounds for tennination of this Agreement: a. Failure to fulfill the terms of this Agreement; INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE b. Misrepresenting information received from the System as a result of intentional action or gross negligence; C. Failure to maintain equipment or provide adequate equipment for connection to the System; d. Failure to comply with any applicable state or federal law or ACHD policy; e. Sale of any information received from System or misrepresenting the availability of such information; f. Any other action or activity undertaken by or at the direction of MPD that (1) results in inappropriate comments or behavior inconsistent with the goals and mission of ACHD; or(2) may result in imperiling public safety; or(3) interferes with the System or ACHD employees. g. Either party may terminate this Agreement, for any reason, upon thirty (30) days written notice to the other party. 11. TERM OF AGREEMENT: This Agreement will commence on March 1, 2026, and end on February 28,2031, unless sooner terminated as provided hereinafter. The parties understand that MERIDIAN and the MPD as an Officer of MERIDIAN are strictly bound by Article VIII,section 3 of the Idaho Constitution, which prohibits MERIDIAN and the MPD from incurring liabilities beyond Ada County's current fiscal year, which is October 1 through September 30. MERIDIAN's and MPD's obligation to complete the Agreement term is wholly contingent upon the annual appropriation of finds for obligations due under this Agreement, said appropriation to be made solely at the option and discretion of MERIDIAN CITY COUNCIL ("Council"). In the event the Council does not appropriate fields for the Agreement for the ensuing fiscal year, for any reason, MPD may terminate Agreement, without penalty. MPD shall give prompt written notice to ACHD, attesting to the non-appropriation of finds and the effective date of Agreement termination, and no obligations shall accrue after the effective date of said Agreement termination. 12. ASSIGNMENT: This Agreement may not be assigned or transferred. 13. ATTORNEYS' FEES: Should either party find it necessary to employ an attorney for representation in any action seeking enforcement of any of the provisions of this Agreement, or to protect its interest in any matter arising under this Agreement, or to recover damages for the breach of this Agreement, or to resolve any disagreement in interpretation of this Agreement, INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE the unsuccessful party in any final judgment entered therein agrees to reimburse the prevailing party for all reasonable costs, charges and expenses, including attorneys' fees, expended or incurred by the prevailing party in connection therewith and in connection with any appeal, and the same may be included in such judgment. 14. NOTICES: Any and all notices given by either of the parties shall be in writing and deemed delivered when either: (i) delivered personally, or (ii) sent by fax to the other party at the fax telephone number set forth, or (iii) deposited in the United States mail, certified, return receipt requested, postage prepaid, addressed to the other party at the address set forth,or such other fax telephone number or mailing address as may be provided by written notice of such change given to the other in the same manner as above provided. ACHD: Ada County Highway District 5800 N. Meeker Avenue Boise, Idaho 83713 MPD: Meridian Police Department 1401 E. Watertower Street Meridian, ID 83642 15. GOVERNING LAW/VENUE: This Agreement was prepared, negotiated, and delivered in the State of Idaho. In the event of any dispute concerning or arising out of this Agreement, the laws of the State of Idaho shall govern and control the construction and enforcement of this Agreement. Venue for any action regarding this Agreement shall lie in the Fourth Judicial District, State of Idaho. 16. COUNTERPARTS: This Agreement shall be executed in two counterparts, each of which shall be deemed an original but both of which together shall constitute one and the same instrument. 17. RECORDING: Neither party shall record this Agreement. 18. EFFECTIVE DATE: This Agreement shall become effective on the date it has been signed by both parties. 19. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement, and INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE the invalidity thereof shall not affect any of the other provisions contained herein. 20. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, conditions and understandings between ACHD, MPD and MERIDIAN relative to the subject matter hereof, and there are no promises, agreements, conditions or understandings, either oral or written, express or implied, between ACHD, MPD and MERIDIAN, other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and duly signed by all parties hereto. 21. CAPTIONS: The captions contained in this Agreement were inserted for the convenience of reference only. They do not in any manner define, limit, or describe the provisions of this Agreement or the intentions of the parties. 22. NO PARTY DEEMED DRAFTER: All provisions of this Agreement have been negotiated by ACHD, MPD and MERIDIAN at"arm's length." All parties agree that no party shall be deemed to be the drafter of this Agreement and further, if this Agreement shall ever be construed by a court of law, such court shall not construe this Agreement, or any provision of this Agreement, against either party as the drafter of the Agreement. IN WITNESS WHEREOF, the parties have duly executed this Agreement and made it effective as provided herein. City of Meridian By: John Overton, Council President 4-14-2026 ATTEST: Chris Johnson, City Clerk 4-14-2026 INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE MERIDIAN POLICE DEPARTMENT By: Board of Commissioners of ADA COUNTY HIGHWAY DISTRICT By: Miranda CWd President, STATE OF IDAHO ) ss. County of Ada ) On this day o 2026 before me, a notary public, personally appeared Miranda Gold, known or identi -e to me to t h e } r on whose name is subscribed to the within instrument, and acknowledged J °Gti. •L••SpZ�.''•. • Comm.62051 • res August 13, 2031 c :'o ov �t INTERAGENCY COOPERATIVE INFORMATION ACCESS AGREEMENT BETWEEN ADA COUNTY HIGHWAY DISTRICT AND MERIDIAN POLICE DEPARTMENT-PAGE EXHIBIT A ACHD (and ITD) Closed Circuit Television (CCTV) Camera Locations Device# Location 526 Eagle/Fairview 527 Eagle/Franklin 529 Eagle stick 555Fairview/Locust Grove 568 Overland/Eagle 569 Overland/Locust Grove 570 Meridian Overland FranklinMain 572 Franklin/Locust Grove en ian .am 578 Fairview/Main in en Linder 587 Hwv 69/Victory wv 6 9 Mm—ity 593 Meridian/Cherry m en Meridian 595 Chin en/Locust Grove 601 Cherry—/Linder 602 Cherry/Ten Mile 19 Chinden wv 16 SB Ramp 628 Franklin/Ten Mile Franklin in er 631 Fairview/Records 639 EagleRiver Valley 641 Eagle me stiLocust rove 648 Locust Grove/Pine 4 MeridianCorporate 662 Chinden/Long Lakes 4 Ten Mile/McMillan 666 Ten Mile/Ustick in en I en Mile 669 Eagle/Victory Locust rove I McMillan 676 Meridian/McMillan Linder/WlWiFan Eagle I St Lukes 679 FranklinBlack at Meridian stir wv a e aze wy Hubbard 687 stic ecor s 8 Ustick/Linder 693 Meridian me Cherry 1 blackat m er ne en i e ine Chin en Tree arm Chin den Black Cat Overland i in er 705 Eagle/ mity 707 Ten Mile Victory Overland en Mile 77— Victory i ocus rove in en wy 16 NB Ramp Eagle Lake Hazel E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Fields District Well Operations and Cost Sharing Agreement Between Owyhee Holdings, LLC; Endurance Holdings, LLC; and the City of Meridian C� fIEN DL4,,A H �. MEMO TO CITY COUNCIL Request to Include Topic on the City Council Consent Agenda From: Steve Siddoway, Parks &Recreation Meeting Date: April 14, 2026 Topic: Well Operations & Cost Sharing Agreement Background: The existing well that serves the future Fields District park site serves three different users: The City of Meridian, Owyhee Holdings,and Endurance Holdings properties. This agreement establishes a pro-rata share of operations and maintenance costs based on the acreage of each. This agreement has been reviewed by the Legal Department. Council Action: Authorize the Mayor to sign the attached agreement. Attached: Well Operations & Cost Sharing Agreement Ada County Recorder Trent Tripple 2026-026246 Boise,Idaho Pgs=15 dryalls 04/15/2026 08:44:56 AM CITY OF MERIDIAN IDAHO$0.00 Electronically Recorded When Recorded Mail To: CITY OF MERIDIAN 33 E.Broadway Avenue Meridian ID 83642 Attn: City Clerk (Above Space for Recorder's Use Only) WELL OPERATIONS AND COST-SHARING AGREEMENT This WELL OPERATIONS AND COST SHARING AGREEMENT ("Agreement") is made effective this 14thday of April 2026,by and between the City of Meridian, a municipal corporation organized under the laws of the State of Idaho ("City"), Owyhee Holdings, LLC, an Idaho limited liability company ("Owyhee Holdings"), and Endurance Holdings, LLC, an Idaho limited liability company ("Endurance"). The parties to this Agreement may be individually referred to each as a"Party" and collectively referred to as "Parties." WHEREAS, Owyhee Holdings owns the "Owyhee Property," legally described as on Exhibit A attached hereto and incorporated herein by this reference; WHEREAS, Endurance owns the "Endurance Property,"legally described as on Exhibit B attached hereto and incorporated herein by this reference; WHEREAS, The City of Meridian owns the "City Property,"legally described as on Exhibit C attached hereto and incorporated herein by this reference; WHEREAS; a certain well(the"Well") and water pump (the"Pump"), as depicted on Exhibit D attached hereto, serve as the point of diversion for Water Rights 63-10594 and 63- 34797, as described in Exhibit E ("Water Rights"), which provide irrigation water for the Owyhee Property, Endurance Property and City Property for the period between March 15 and November 15 of each calendar year; WHEREAS,because the Well and Pump are necessary to divert each Party's share of water to which each is entitled under the Water Rights, all Parties are entitled to use the Well; therefore, each Parry is entitled to divert an amount of water from the Well in the amount proportionate to each Party's respective acreage, and each Party is responsible for the Well's annual costs and any urgent and necessary repair costs of the Well; NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows: 1. Availability of water. The Parties acknowledge that availability of water for the purposes set forth in this Agreement is dependent on the amount of water available under the Water Rights and laws, regulations, and orders related to the Water Rights. LICENSE AGREEMENT FOR PUMP AND WELL PAGE 1 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 2 of 15 2. Access. The Parties acknowledge and agree that the Well and Pump are situated on real property which will be owned by the United States Bureau of Reclamation. Each Party acknowledges that its rights to access the Well and Pump are provided under Idaho Code § 42-1102. This Agreement does not form or create any type of express or implied easement. 3. Pro-Bata Share; Annual costs. a. Annual Costs. Owyhee shall be responsible for managing the well and pump and paying all costs to maintain the well and pump, including (i) electricity to run the well; (ii) the cost of routine maintenance and repair necessary to keep the Pump and Well in good working order(the "Annual Costs"). b. Pro-Rata Share. Each Party's pro-rata share of the Annual Costs shall be determined by dividing the irrigated acreage owned by such Party by the total irrigable acreage owned collectively by all Parties subject to this Agreement. As of the Effective Date of this Agreement, the Parties' respective Pro-Rata Shares are as follows: Party Acres Pro-Rata Share Owyhee 49 40% Endurance 33 27% City 40 33% TOTAL 122 100% 4. Method of payment; annual costs. By November 1 of each year, Owyhee Holdings shall submit to City and Endurance a detailed invoice for City's and Endurance's respective Pro- Rata Shares of the Annual Costs. City and Endurance shall each pay Owyhee Holdings within thirty (30) days of receipt of Owyhee Holdings' detailed invoice. Payment of all taxes and other assessments on such sums paid by City and Endurance shall be the sole responsibility of Owyhee Holdings. 5. Urgent and necessary repairs. Each Party shall be responsible for their Pro-Rata share of costs related to urgent and necessary repair of the Pump and Well by a qualified professional. 6. Method of payment for urgent repair costs. Owyhee Holdings shall notify City and Endurance as soon as practicable following a determination by a qualified professional that the Well or Pump requires urgent and necessary repair over and above annual maintenance and repair. Owyhee Holdings shall engage a qualified and necessary contractor and pay such contractor in full for all costs related to urgent and necessary repair costs of Well. Within thirty (30) days of Owyhee Holdings' payment for urgent and necessary repair of the Pump and Well, Owyhee Holdings shall request reimbursement from City for such expenses by providing to City and Endurance with a detailed, itemized invoice describing the urgent and necessary repairs made to the Pump and/or Well, including the date on which and qualified professional by whom such services were provided. Such invoice shall calculate City's and Endurance's Pro-Rata Share of the costs of urgent and necessary repair of the Well. City and Endurance shall pay Owyhee Holdings within thirty (30) days of receipt of a detailed, itemized invoice for urgent and necessary repairs by a qualified professional. Payment of all LICENSE AGREEMENT FOR PUMP AND WELL. PAGE 2 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 3 of 15 taxes and other assessments on such sums paid by City and Endurance shall be the sole responsibility of Owyhee Holdings. 7. Term and termination. This Agreement shall continue in perpetuity and shall remain in effect unless and until terminated or modified pursuant to the provisions of this Agreement. 8. Accounting required. Owyhee Holdings shall, with reasonable notice, allow City and Endurance to inspect or have a copy of Owyhee Holdings' records regarding all costs related to operating the Pump and the Well and all personnel providing such services. Such records, subject to available data, shall adequately show the amount and cost of water from the Pump that is used for all applications, the amount and cost of water from the pump used by each Party, the amount and cost of all electricity necessary to run the Pump, and the nature and cost of all maintenance and repairs. 9. Non-Appropriation. Owyhee and Endurance acknowledge that City is a governmental entity, and the validity of this Agreement is based upon the availability of public funding under the authority of City's statutory mandate. Notwithstanding anything in this Agreement to the contrary, City's obligations under this Agreement to provide payment to Owyhee Holdings as described herein shall be subject to and dependent upon appropriations being made by City Council for such purpose. 10. Termination. a. Termination for convenience or cause. Any party may terminate this Agreement for convenience or for cause. b. Termination due to alternate water source. If any Party obtains a separate water right or water source to serve that Party's property, such Party may immediately terminate this Agreement upon written notice to the other Parties. 11. Liability. The Parties are responsible only for the acts, omissions, or negligence of each Party's own employees, officials,representatives, or agents (collectively, "agents"). The Parties assume no liability for the acts, omissions, or negligence of the other or such other party's agents. Nothing in this Agreement shall extend the liability or tort responsibility of City beyond that required by law, including the Idaho Tort Claims Act, Idaho Code section 6-901, et seq., and Article 8, Sections I and 4 of the Idaho Constitution. Each party is responsible for damage to the property of the other party caused by its employees and agents in the exercise of rights and/or fulfillment of responsibilities set forth in this Agreement. 12. Insurance. Each party shall obtain all necessary insurance as may be required in order to protect its respective insurable interests as may be related to its rights and obligations described within this Agreement. 13. Force Majeure. No Party will be liable for failure to perform any duty under this Agreement where such failure is due to or made impracticable by unforeseeable causes beyond the Parties' control and without the fault or negligence of the Parties, including,but not restricted to, acts of God or the public enemy, fire, flood, natural disaster, epidemic, strike, or order of any court or authorized agency. LICENSE AGREEMENT FOR PUMP AND WELL. PAGE 3 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 4 of 15 14. Binding on Successors. This Agreement shall be binding on the successors, administrators, executors and assigns of all parties hereto, and shall run with the land. 15. Assignment. No party shall sell, transfer, or assign its interest in this Agreement without first providing written notice to the other party. 16. Third-party beneficiaries. This Agreement is not intended to create, nor shall it in any way be interpreted or construed to create any third-party beneficiary rights in any person or entity not a party hereto. 17. Time of the essence. The Parties acknowledge and agree that time is strictly of the essence with respect to this Agreement, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of, and a default under, this Agreement by the party so failing to perform. 18. Non-waiver. No waiver by any Party of any of the provisions hereof is effective unless explicitly set forth in writing and signed by the party so waiving. No waiver by any Party operates as, or is to be construed as, a waiver in respect of any failure, breach, or default not expressly identified by such written waiver, whether of a similar or different character, and whether occurring before or after that waiver. No failure to exercise, or delay in exercising, any right,remedy,power, or privilege arising from this Agreement shall operate as, or shall be construed as, a waiver thereof; nor does any single or partial exercise of any right, remedy, power, or privilege hereunder preclude any other or further exercise thereof or the exercise of any other right,remedy,power, or privilege. 19. Notices. All notices, demands and requests required or desired to be given under this Agreement must be in writing and shall be deemed to have been provided as of the date such writing is mailed, via U.S. Mail,prepaid and addressed as follows: a. If to Owyhee Holdings: Owyhee Holdings, LLC 839 S. Bridgeway PI Eagle ID 83616 b. If to City: City of Meridian Attn: Meridian City Clerk 33 E. Broadway Avenue Meridian ID 83642 c. If to Endurance Endurance Holdings, LLC 1977 E Overland Rd Meridian ID, 83642 20. Entire agreement. This Agreement constitutes the entire understanding between the Parties. This Agreement supersedes any and all statements, promises, or inducements made by any LICENSE AGREEMENT FOR PUMP AND WELL. PAGE 4 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 5 of 15 party, or agents of any party, whether oral or written, and whether previous to the execution hereof or contemporaneous herewith. The terms of this Agreement may not be enlarged, modified or altered except upon written agreement signed by both parties hereto. 21. State of Idaho requirements. The following provisions, as applicable, are required by Idaho law for contracts with City. The terms used in this provision shall have the definitions as set forth in the respective Idaho Code provisions. In the incursion of costs reimbursable by City under this Agreement, Owyhee Holdings shall not enter into any written or verbal transaction with or assign its rights or obligations under this Agreement to any person who operates in violation of these statutes. a. Pursuant to Idaho Code § 67-2346, Owyhee Holdings certifies that Owyhee Holdings is not currently engaged in, and will not for the duration of this Agreement engage in, a boycott of goods or services from Israel or territories under Israel's control. b. Pursuant to Idaho Code § 18-8703, as applicable, Owyhee Holdings certifies that it is not, and will not for the duration of this Agreement become, an abortion provider or an affiliate of an abortion provider. c. Pursuant to Idaho Code § 67-2359, Owyhee Holdings certifies that Owyhee Holdings is not, and for the duration of this Agreement will not be, a company currently owned or operated by the government of China. d. Pursuant to Idaho Code § 67-2347A, Owyhee Holdings certifies that Owyhee Holdings is not currently engaged in, and will not for the duration of this Agreement engage in,a boycott of any individual or company because that individual or company engages in or supports the exploration, production, utilization, transportation, sale, or manufacture of fossil fuel- based energy, timber, minerals, hydroelectric power, nuclear energy, or agriculture. e. Pursuant to Idaho Code § 67-2347A, Owyhee Holdings certifies that Owyhee Holdings is not currently engaged in, and will not for the duration of this Agreement engage in,a boycott of any individual or company because that individual or company engages in or supports the manufacture, distribution, sale, or use of any firearm. 22. Agreement governed by Idaho law. The laws of the State of Idaho shall govern the validity, interpretation, performance and enforcement of this Agreement. Venue shall be in the courts of Ada County, Idaho. 23. Severability. If any provision of this Agreement is found by a court of competent jurisdiction to be illegal, invalid, or unenforceable, the remainder of this Agreement shall not be affected. 24. Amendments. The Parties may amend this Agreement at any time provided that such amendment makes specific reference to this Agreement, is executed in writing, is approved by each party's respective governing body, and is signed by a duly authorized representative of each party. 25. Exhibits. All exhibits to this Agreement are incorporated by reference and made a part of hereof as if the exhibits were set forth in their entirety herein. 26. Recordation. City shall record this License Agreement against the Owyhee Holdings Property and the City Property, at City's cost. LICENSE AGREEMENT FOR PUMP AND WELL. PAGE 5 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 6 of 15 27. Warranty! of authority. Each person executing and sio natory to this Agreement represents and evarrants that all Corporate action necessary for the authorization, acceptance and delivery of this Agreement by SUCII party and the performance of its obligations hereunder has been taken; that the execution, delivery, and perlorl11a11Ce of. Aureenlent has been duly authorized by all necessary action of each respective party; that Such person is. at the tinge of execution,duly authorized by the respective Party's governing body to bind suCll Party to this Agreement in all respects. IN WITNESS WHEREOF,the undersigned have caused this Agreement to be executed the clay and year first written above. OWY14EL HOL❑INGS: Owyhee I loldings. i..IX Fay: Idaho Holdings, LLC Its: Manager _........�.....1. __K fay: Marl. I3ottles Its. Manager S'1'A`I'F>0 F I DA 110 } }55. COLINTY OF AI:}A } ❑n this.-.....j. day of-�� 2026, before the undersigned, a Notary Public in and for said State, personally appeared Mark Bottles, known or identified to me to be the person who executed the instrument Oil behaIFof Idaho 1-1oIdings, 1..1..0 such company being the s'vianager of Chi yliee I Ioldings, L_LC. and acknowledged to me that such person executed the same. IN W FIN I SS WIIE-REOF. I have hereunto set my hand and affixed my offlicial seal the day and year in this certificate lust Above written. ...... ..... -- N ary Public f Idaho 'NUF■►■, Residing at �G CJ4LQ U-4 in n �••••••••Le�/,�+ My Co111111isS1 ;r' Uf3IILy � •......•■ T% A.�•�,. f■+ri�•tittt' 1,I('i:Nsi-A(;lil:l:N11:N 1 lio11 1't N[1,:IN1)XV1:l.[. Pori,-6 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 7 of 15 CITY: City of Meridian ATTEST: SEAL John verton, Council President 4-14-2026 Chris John n, City t "`�4-14-2026 STATE OF IDAHO ) )ss. COUNTY OF ADA ) On this 14th day of April 2026,before me,the undersigned, a Notary Public in and for said State,personally appeared John Overton and CHRIS JOHNSON, known to me to be the Council President and City Clerk,respectively, of the City of Meridian,Idaho, and who executed the within instrument, and acknowledged to me that the City of Meridian executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year first above written. )K Notary Public for Idaho CHARLENE WAY Residing at Idaho COMMISSION No. 67390 My commission expires 3-28-2028 NOTARY PUBLIC STATE OF IDAHO LICENSE AGREEMENT FOR PUMP AND WELL. PAGE 7 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 8 of 15 ENDURANCE: Endurance Holdings, LLC By: Corey B on Its: Member STATE OF IDAHO ) )ss. COUNTY OF ADA ) On this C7- day of apii 2026,before the undersigned,a Notary Public in and for said State,personally appeared Corey Barton,known or identified to me to be the person who executed the instrument on behalf of Endurance Holdings,LLC. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. - ) Notary Public for MAnApet' Residing at My commission expires � 'to--10 ADAIR KOLTES Notary Public- State of Idaho Commission Number30052 My Commission Expires 06-05-2028 LICENSE AGREEMENT FOR PUMP AND WELL PAGE 8 Instrument # 2026-026246 04/15/202608:44:56AM Page gof15 EXHIBIT A OWY8EE PROPERTY A parcel of land situated |na portion of Government Lots 1and 2,-and a portion of the East 112of the Northwest 1/4n(| in Section 31,Township 4North, Range 1West, B.&i.,Ada County, Idaho and being more particularly described asfollows: Commencing atanaluminum cap marking the northwest corner nf said Section 31, which bears NU0~41'26"E a distance wf2'G48.22 feet from an aluminum cap marking the west I/4 corner ofsaid Section 31, thence following the westerly line of said Government Lot 1,SOU'41'26"W a distance of 114.94 feet tna point on the southerly/ight-of-waay line qfthe Five Mlle Drain and being the POINT OF BEGINNING. Thence leaving said westerly line and following said southerly ri@ht-uf'way line the following five�S\ courses: 1. 58I^40^25"E a d|stanceof105-22 feet toaS19'(nchrebac 2. S81"U1'15^Eadistanceuf66.8QfeettoeS/Q-inchrebar; 3. 555^03'47"Eadistanceof1,I07.27feettoa5/8-inchrebar; 4. 173.51 feet along the arc ofa curve to the left,said curve having radius of480.O0 feet,adelta angle of20"42'42~,a chord bearing nf375~I5'Q8"E and a chord distance ofl7Z57 feet toaS/D- imchrebmr- 5. 585~4§'29"Ea distance of542.57 feet toa5/M-inchrebar, Thence leaving said southerly right'of-way line,5Q0"20'59"VVa distance of619Jy feet toa 5/8-inch rebar; Thence 35g.ZD feet along the arc ofa curve tu the left,said curve having a radius of8D0.0O feet,adelta angle of34~1D'25^^,a chord bearing ofS1G^58'13"E and s chord distance of353,92 feet toa5/8-inch rebar, Thence N05"O5'O8"VVa distance of2,DV7.46feet tna point un the westerly|ineof said Government Lot 2- Thence following said westerly line, NOO'41'26"E a distance of 153.19 feet to the northwest corner of said Government Lot 2 (southwest corner of said Government Lot 1); Thence leaving sa id westerly line of Government Lot 2 and following the westerly fine of Government Lot 1'NO0°41'Z6"Ea distance nf 1'ZQB.17 feet to the POINT DF BEGINNING. Said parcel contains a total of47.y79 acres, more prless. U(ENmu AGREEMENT FOR PUMP AND WELL PAGE Instrument # 2026-026246 04/15/202608:44:56AM Page 10of15 EXHIBIT B ENDURANCE PROPERTY A parcel ofland situated xna portion of the Northeast I/4of the Northwest 1/4 and a portion ofthe West 1/2 of the Northeast 1/4 all in Section 31,Township,4 North, Range I West,B.M., Ada County, Idaho and being more particularly described as follows- BEGINNING aLenalmrninumcapmarkingthenurth ]/4cornerofsaid5ect|on3I'vvhichbears N88~12'34~^VWa distance nf2,G49.OI feet from an aluminum cap marking the northeast corner ofsaid Section 31, thence following the northerly line of the Northwest 114 of the Northeast 1/4 of said Section 31'S89^12'34^Ea distance nf1'O21.IS feet to the westerly r|ght-nf-wway line of the Phyllis[mna|,- Thence |eavin8sa|dnmrthedy|loe and following said westerly r|ght-wf-way line the following two(2} courses, 1� S0O"Q5'21°Wa distance of1416.O7feet; 2� SOO'36'52"W a distance of 23.72 feet to a point on the northerly r[ght-cf-way line of the Five Mile Drain; Thence leaving said westerly right-of-way way line and following said northerly right-of-way line the following five(S)courses: L S1.4S feet along the arc ufa curve to the right,said curve having a radius uf1D0.0O feet,udelta angle of29~88'52^,a chord bearing ofN7S~21'57"#y and a chord diatanceof5O.88feet; 2. N60,87,31'~VVa distance of74.58feet� ' 3. N46',59'14~Wa distance of1,145.24feet; 4. 135.3B feet a|ung the arc nfa curve to the left,said curve having m radius of 2D0.O0 feet,adelta angle of38°47'14^, m chord bearing ofN66,22'S1,VV and a chord distance nfl32.B2feet; 5 ��5"48'2y"VVadi���noeof�48�8feet- . ° Thence leaving sald northerly right-of-way line, NOO'10'59"E a distance of 53162 feet to the northerly |ineoftheNorth east 1/4oftheNorthwest1/4ofsaidSection31i Thence following said northerly line,S89'12'39"E a distance of 699.93 feet to the POINT OF BEGINNING. Said parcel contains a total of32'B8Z acres, more orless. Lz(ENmE AGREEMENT FOR PUMP AND WELL PAGn18 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 11 of 15 EXHIBIT C CITY PROPERTY A parcel of land situated in a portion of the Last 112 of the Noqhvvest 1/4 and a portran of the West 112 of the Northeast 11A all in Section 31,Township 4 North,Range 1 Wes t.B-M.,Ada County,Idaho and bi2ing rnore parti,cularly cles4rit>ed as follows- Cornmenr.ing at an aluminum cap raark ng the northwest corner of Said SLmtion 31,which bears N00'A1'26:'E a distance of 2,649,22 feet from an aluminum cap marking the West 1/4 mrner of said section 31,Thence following the westerly line of said Government Lot 1,500'41'26-W a distance of 114-94 feet to a point on the sal utherly right-of-way line of the Five Mile Drain; Thence leaving said westerly line and following said southerly right-of-way line the following five(5) courses: 1- 581'40'25"E 8 d istarce of 105.22 feet to a 5/8-inch retmr� 2- S81'01'15"E a d Istance of-66.90 f eet to a 5/l3-i nch rebar; 3. S6S OY47"E a distance of 1,107-27 feet to a S/8-inch rebar, 4. 173-51 feel along the art of a curve to the left,said curve having a radius of 48D,00 feet,a delta angle of 2D42'42',a chord bearing of 575'25V"F and a chord distance of 172.57 feet to a 5/8- inch rebarj 5f $85'46'29"E a distance of S42.57 feet to a 5)8-inch rebar and being the POINT OF BEGINNING, Thence following said southerly right-of-way line the Following four 141 cour5e5- I- $E15'46'29"E a distartre of 605,81 feet to a 5)8-inch rebar, 2- 47.39 feet along the arc of a curve to the right,said curve hawing radjusof 70.00 feet,a delta angle of 33'4TI4",a chord bearing of:S6z'z2'52"E and a chord distance of 46.49 feet to a 518= inch rebpr; 3. SWST14"E a distance of 1,1610.79 feet; a. sfia'iQ'3rL a d I L rilance of 61,74 feet to the westerly line of the'Intermountain 15a5 Parcel"as shown on Record of Survey No.43172(Instrument No,1071159927,records of Ada County, ldaho,, Thence leaving said sbutherly right-of-way line and following The westerly lines of the"intermountain Gas Parcel'and the'Wifflarns Parcel"as shown an said Record of SUrVeV.S,00'05'41"W a distance of 337.59 feet to a 1/2-inch mha r; Thence leawirii;said westerly lines and following the southwesterly line of said"williams Parcel!", 537'40'2eE a distance of 102.26 feet to a 5/9-inch rebar on the northerly right-of-way line of Phyllis Cartel(4d right-of way lime is 50-ft marth of the PhVillig[anal temterlifle)., Thence leaving;said southwesterly line and following sold northerly right-of-way line the following three 931 rotirses; 1. S59.79 feet along,the arc of a curve to the right,said curvy having a radius of 65.5,59 feet,a delta angle of 48'55'21',a chard bearing of 551'52!35"W and a chord distance of 512.93 feet to a 5/8-inch rebar-r 2, 57746'13'W a distance of 71.28 feet to a 5/8-inch rebar-, 3. S92'33'28'W a distance of 272-83 feet to a 5/8-inch rebar, Thence leaving said northerly right-of-way line,124-23 feet along the arc of a curve to the lent,sat'd curve having,a radius or 566.50 f2ot,a delta angle of 12'33'53",a chord bearing of N42*52'45"w and a chord distance of 12 3-98 feet to a 5/8-inch reba r; Thence N49'09'42-W a distance of 761.22 feet to a 5/R-inch rebar;, Thenc-c 1132.99 feet along the art of a e inve to t he.,right,said curvu h&vi rig a radius of 633,50 feet,a delta angle of 1?*2 7'1 5'i a chord bearing of N4')'26'04'W and a chord distance of 192-24 feet to a 5/8-inch reba r, Thence SSS'05'09"E a distance of 42.40 feet to a 5/8-inch T-ebar-1 Thence 3 59�26 feet along ng the arc of a curve to the right,said C Ll rve having a radius of 6W-CO feet,a delta a Rglle of 34'18'25",a chord hearing of NI 6"59'13"W and a chard distance of 3 53-92 feet to a 5/8-inch reba r; Thence Nuo"IV59'L a distance of 629,79 feet to the POINT OF EIEGINNINGn Said parcel contains a total of 40.820 acres,more or less. LICENSE AGREEMENT FOR PUMP AND WELL PAGE 11 Exhibit D LEOEMG 0 AuViadzed YIWoN LoCahon # Acduml Well Locali0n 63-1*04 you -uw you FF Ofi'Propel r ev Parcel a+dUr+t dos �i� d#i1 47 U' 4]i 4 11 120 #�w i .E vFL f[N1 I',7r{�I Al �y 5 F LICENSE AGREEMENT FOR PUMP AND WELL PAGE 12 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 13 of 15 Exhibit E Water Right Repo t:63-10 594(Dec re d/Aictive) W.tex RightO- ry P. fj— AAd— sua.A—tc-& 819 S 3.c X FAW, El 61 '5104 7 CAN,AA.'A klks - -RAS M-0-..;IAT 2]CvX.7 w 1.7 ',QAAA C MG; '�, A,-A 01-1-0-'kF1 L aEM-1y, "Arl"A E aa� (s—W.C;;,- ,..Pats hAN-ft na aa7 NIC—:,:ASWS '2 VC a:-AN,1t AA1,1AA ' aaT Walter R4,ktstt,a watel ScAcrct k0j-�WAT--:1 Peuetsof Da—i—fi—rberm) T'—,aKv A.V.S-f—earl Ew CAQQ 00 Q C—ai,Dv—ie-TP. W.taer Use. b.—ffdalu.f—T. .4R,:ATuti ;21CAAA TOTA� ;aACAI-A PI-es d Else P'b.e of Use Lem Des.Fmea-IM GA710M JADA —ty) A:— C4%r C`°01 39 S- Irr 3ldswt-kytats 'XMC A— SM mA%'—' XYA 'A A;,1&ZT,`:AT:e aAATA, a,-,- S f.NTtr=•r OR T, R-C,T. VMe 'J.'e '4SM" wdffi�.-- --- TH,—..i 5--d A,n'-"'N—a —Yd f-4 "S-, Sax:t—0 14 9,2 Dates OtIcerlTewmatkun s"' :-4,S TA1- I-'_'4"'x Qm,6"Wtl c A'• .C'U 102 Permit Proof Made Date 5/24/1990 Generic Max Volume Per Acre:4.5 Permit Approved Date:5/18/1988 Civil Case Number Permit Moratorium Expiration Date: Decree Plantiff Enl.mmewt U,e Priority Date: Decree Defendant: Enlargement Statute Priority Date Swan Falls Trust or Nontrust Application Recevled Date:3/9/1988 Swan Falls Dismissed Protest Deadline Date DLE Act Number Cary Act Number, Mitigation Plan False IDAHO DEPARTMENT OF WATER RESOURCES 11/18/2025 LICENSE AGREEMENT FOR PUMP AND WELL PAGE 13 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 14 of 15 Water Right Report: 63-34797( Decreed Active) Water Right Owners *W W r Type Nanm Alldress t4 State Postal 4to& .:j "-,wi e- —;.: W9 S 9k:j"Zkok"I I D a-16i6 :_'.,qnz -�:Ai X-JA r-%RVS 24%,S V�:a E-- r 2 211, NAYZA D &16SI �,evaz, z-V-..' Cr__nAl,I E IaU-)-,I EAN NAYDA j WIA7 mvats YC C- n,_Nv S 1612.)1 Lk" %AY!.-% :j L1667 e,.f,3 u Orne,VC :ket�VS N C C,,*-TA,S VC af-- 18120 HA -N %Avl�-% D 8LI.A?l We tier Right Status Water&a Lj rice Source Sourcetlwfifmr Iribirtary Irittutaryclualifmr Pio ints Of Diversion(Locat io n) soa ce 7cmn&Aip Range Sect n CkvL Let 400 00 0 county Divers ion Type (Y-N -Al& .11 13 Y& ;I A:A-% Water Uses "mfK L&I Use rrom U Diversion Rate VaJunw RR'sLA7 4:,N -A.15 1 iiiS 25 I w:;s 524,0)AIA 70TAL Zil U4.W Ai-% P lacies of Use Place of Use Legal Description-IRRICATION(AAA counyy Taw ns h ig Range Section Lot 000 00 4 Acres 04% 0110 ji %Ikv Ni 2t5 04% 0110 .11 :Ay %E 14.) 04N -AIN ji %[ %14V 1)..3 04 N -Alwlq .1i i Y4)q 1414V ill.) 0411 0110 j 1 2 SAI NA, -)e% 01,41Y A I SE Irrigation Totals A=e Conditions Code tondtims S YZ0 I L JSE ..tR j'ti'Ek-�I S'R%e 1-,VN1 a I%i,N AS EAk.*1 ASYA,4.,I t?R-%N Xj-%7b 1 E�E.EY PJS I i 4,'�,F AR E EX 11 Y:v tIE JSE KL-�D,E VAk'�1 15 J,Xr P—,I S k E VAR S SJ gr-A J W! A--WA!q k<.,I-S IM V�V S jgcN D Nffr:1 Lkk 21 Rk�k- N J SE A%D A XR D!VE bkk E k R I[:W[A bAR7 A-:1 E-4 RIE S -'s J'n ge rte'l 2*'.s,ss is--,'I e def I-.,m lal ql::'Y 1'r ^ff�1r zd 7 1 2z;'n 1 al wz-,z-7ij,,r:s is-r2y x j -rz-,z-y -t--d ny -�'c a,-, -:car i-.-re-,c xc�,-n a i e-r-y cd if-i a ji,f ed S^c-rc 1 42 1412',S'4 dz- J. ,:A n5-9 7�z cc s -dw lwam-I '-e- 1:j s- LICENSE AGREEMENT FOR PUMP AND WELL PAGE 14 Instrument # 2026-026246 04/15/2026 08:44:56 AM Page 15 of 15 Dates Other Information Licensed Date: State or Federal:S Decreed Date: Water District Number:EXC Permit Proof Due Date: Generic Max Rate Per Acre:0 Permit Proof Made Date: Generic Max Volume Per Acre:0 Permit Approved Date: Civil Case Nurnber Permit Moratorium Expiration Date, Decree Plantiff Enlargment Use Priority Date Decree Defendant Enlargement Statute Priority Date: Swan Falls Trust or Nontrust: Application Recevied Date: Swan Falls Disrnissed Protest Deadline Date: DUE Act Number Cary Act Number Mitigation Plan:False IDAHO DEPARTMENT OF WATER RESOURCES 11/18/202! LICENSE AGREEMENT FOR PUMP AND WELL PAGE 15 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Resolution 26-2582: A Resolution of the City Council of the City of Meridian, Adopting the City of Meridian Historic Preservation Plan; and providing an Effective Date C� fIEN DL4,,A H �. MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Cassandra Schiffler,Arts & Culture Meeting Date: April 14, 2026 Coordinator Presenter: N/A Estimated Time: N/A Topic: Historic Preservation Plan Adoption Recommended Council Action: Move to approve the Resolution adopting the Meridian Historic Preservation Plan as the official guiding document for the City's historic preservation efforts. Background: The City's previous preservation plan was adopted in 2014. To remain in compliance with State Historic Preservation Office (SHPO) recommendations and to reflect the significant growth Meridian has experienced over the last decade, the Historic Preservation Commission (HPC) initiated a comprehensive plan update in early 2025, funded through a grant from SHPO. Following a robust public engagement process,which included a community-wide survey, stakeholder interviews, and public outreach events, the HPC unanimously recommended the adoption of this plan on December 12, 2025. Analysis: The Historic Preservation Plan establishes a framework for the efforts of the Meridian Historic Preservation Commission. In direct response to Council's preference for a balanced approach to historic preservation,the plan focuses on the following key goals and high-priority strategies: • Identify and Evaluate Meridian's Historic Resources: This goal prioritizes professional surveys to document properties eligible for the National Register of Historic Places (NRHP). A primary 2026 objective is the nomination of the Meridian Water Tower, followed by the 2027 objective of nominating two small districts in the downtown area. • Preserve and Protect Meridian's Historic Resources: The plan explores voluntary tools for preservation, including National Register listings or a potential local landmark program. It emphasizes collaborating with the Planning Department and MDC to align preservation with the "Destination Downtown Plan" and city design standards. Notably, a key objective regarding the development of an SOP with Planning for development application reviews has already been addressed. • Increase Public Awareness and Outreach: Focuses on community education through collaborations with regional preservation and history groups. Implementation includes the promotion of Preservation Month in May and the continued development of workshops, walking tours, and expanded digital resources. • Operation and Administration: Aims to streamline preservation processes through implementing the plan, collaborating with other departments and commissions, and the efficient use of available resources. Financial Impact: Adoption of this plan requires no budget allocation. It serves as a strategic roadmap to guide existing staff and commission work and ensures the City remains eligible for federal Certified Local Government (CLG) grants, which are essential for funding future survey and education projects. Conclusion: The Meridian Historic Preservation Plan offers a proactive, balanced strategy for protecting and celebrating the historic resources that make Meridian a unique place to live,work and raise a family. Staff recommends Council approve the resolution for adoption. CITY OF MERIDIAN RESOLUTION NO. 26-2582 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN,ADOPTING THE CITY OF MERIDIAN HISTORIC PRESERVATION PLAN; AND PROVIDING AN EFFECTIVE DATE. WHEREAS,Meridian City Code section 2-1-3(B)(5) charges the Meridian Historic Preservation Commission with supporting,providing input, representing the public interest, and making recommendations to the Mayor and City Council on matters relevant to the commission's purpose in provisions of the City Comprehensive Plan; and WHEREAS, on December 12, 2025, the Historic Preservation Commission reviewed and voted to recommend that Meridian City Council adopt the Historic Preservation Plan as set forth in Exhibit A; and WHEREAS, the Mayor and City Council find that it is in the best interest of the health, safety, and welfare of the people of Meridian to adopt and implement the Historic Preservation Plan as set forth in Exhibit A; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN CITY,IDAHO: Section 1. That the Historic Preservation Plan as set forth in Exhibit A is hereby adopted by the City Council of the City of Meridian. Section 2. That the Meridian Parks and Recreation Department, with input from the Historic Preservation Commission, shall be authorized and directed to implement the goals, objectives, and strategies identified in the Historic Preservation Plan. Section 3. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the City Council of the City of Meridian, Idaho, this 14th day of April , 2026. APPROVED by the Council President of the City of Meridian, Idaho, this 14th day of April , 2026. APPROVED: ATTEST: John Overton, Council President Chris Johnson, City Clerk RESOLUTION ADOPTING HISTORIC PRESERVATION PLAN Page 1 Historic Preservation Plan Appendix A Public Involvement Summary Meridian Historic Preservation Plan HELPING EACH OTHER THE LANGDON CREATE BETTER COMMUNITIES GROUP COMPANIESGATEWAY ( J-U-B MAPPING J-1-1-13 FAMILY OF SWOT Analys'ls Meridian Historic Preservation Commission 1 � R�IDN Cpt� • for Today: Work together to complete a SWOT Analysis for the Meridian HPP FY FY . FY IsRules of the Room }y +Y '* 0 Parking Lot 0 Give everyone a chance to share HELPING EACH OTHEk THE LANODON CREATE BETTER COMMUNITIES GROW } rY � y +Y Y Y 1 What is a SWOT? • A framework Helpful Weaknesses • A tool for assessing our position and to begin developing a strategic plan Strengths Weaknesses What does it consider? Current and future trends is Internal and external conditions and implications OpportunitiesWhat does it look like? Brainstorm a Discussion L Includes all participant perspectives HELPING EACH OTHEk TAHaooa CREATE BETTER COMMUNITIES GROW STRENGTHS(things we do well) - Residents love Meridian's historic buildings. - HPC members are diverse, dedicated and engaged. - HPC receives money and superb staff support. - Good online resource information (citywebpage). - 2014 HPP - Cassandra is great! - HPC communicates and works well together - Good use of funds - Volunteerism! - Make good use of city and state$$ - App:walking tours - Walking tours - Pamphlet - Dedicated historic core"Old Town" - Mix of old and new residents - Decent successful projects (TAG, Speedway) - Engaged members of public - Good press - MDC funds for facade improvements WEAKNESSES(areas for improvement) - City leaders do not see value in regulatory measures for saving historic buildings. - City ordinances/processes do not encourage new development to be compatible with historic buildings. - Not enough engagement with public (historic building owners). - Do not participate in City land use application reviews. - City ordinances do not allow/require HPC engagement. - HPC burnout (loss of Committee members). - Things take a Longtime - Existing policy? For preserving look of Old Town - HPF funded CLG grants are processed slowly - No funding for private development of HP properties - Not willing to use regulatory measures - Cost to preserve buildings - No distinct"look"for historic area OPPORTUNITIES(for growth) - Engage P &Z/Mayor, Building Department and Council in historic preservation. - Align with Meridian Library District+ MDC - Desire for new development to add to quality of life. - Lots of community activities. - Could participate in development review process. - Room for improvement/tech to walking tours. - Teaming with Ada County HPC, SHPO, IHT. - Could use $$to support historic renovations - Could use $to advertise/promote events - Promote federal HTC program - Develop a communication plan - How to support individuals interested in HP - Educate!! - MDC facade program - Story telling - Define what we want for design style - Work together to identify design objectives - List of resources - Develop storytelling - HPC on pre app meetings - BID in development - Opportunity?? No big inventory of old buildings THREATS(to success) - New construction/growth. - No regulatory tools for HPC. - Serve at pleasure of Mayor/CC. - Lack of funding(SHPO/HPC grant money are not secure). - Doing nothing! - Suburban development=threat to farm ground and infrastructure resources. Newcomers do not appreciate Meridian history. - Cost of preservation - Main URA will sunset soon - Historic property owners not interested in preservation - Potential political shifts - Availability of local funding is uncertain G) �E IDIAN - City of Meridian Historic Preservation Plan PUBLIC EVENT ANNOUNCEMENT April 8,2025 Contact: Cassandra Schiffler Arts&Culture Coordinator City of Meridian, Parks and Recreation Department 33 E. Broadway Ave.Ste.206 Meridian, Idaho 83642 Phone:208.489.0399 Community Survey Open for the City of Meridian Historic Preservation Plan CITY OF MERIDIAN -The Meridian Historic Preservation Commission (MHPC) invites the public to fill out an online survey to help develop strategies that will assist in the protection of Meridian's historic resources. The MHPC is developing a city-wide Historic Preservation Plan to guide future activities related to local heritage,and to address issues surrounding historic resources within the city. Community members are encouraged to visit the project website to learn about the Historic Preservation Plan and complete a short online survey. The survey period will close on Tuesday, May 8, 2025. To take the survey, please visit the Meridian Historic Preservation Plan website at https://bit.ty/MeridianHPP. The survey should take less than 10 minutes to complete. Community input is essential to creating a plan that will maintain the cultural and historical identity of the Meridian community while promoting economic growth and sustainable development. Since 1987,the MHPC has undertaken many activities to preserve Meridians' unique history.This commission works to preserve the character and fabric of historically significant areas and structures within the City of Meridian to honor and preserve its rich heritage for future generations. The commission values the opinions and insights of the Meridian community. For comments or questions,or to join the interested parties list please contact the project team by emailing cschiffler(@meridiancity.org or at 208-489-0339. Help shape a new Meridian ;.� Historic Preservation Plan! F l 1 S PEFt ST T? kCE,,. T10lk Y' Explore the Historic Preservation Plan Update Website using the QR code below. Please complete the survey by May 8th. ❑� 10 �- Preserve the Past, Shape the Future. b Scan me to participate Photo Credit: in the onl ne survey! (Broadway&E.1st(Service Station)and E.lst&Idaho • (Hotel);1920)("Meridian Hotel&Super Service Station'; Mayes Gray Collection,Meridian Library District") OD 1 Help shape a new Meridian Historic Preservation Plan! F l }+ S PEFt — SERV CE- STAVON Fri + L Explore the Historic Preservation Plan Update Website using the QR code below. Please complete the survey by May 8th. ❑� L 4 10 Preserve the Past, Shape the Future. b Scan me to participate Photo Credit: (Broadway&E.1st(Service Station)and E.1st&Idaho • in tfie online survey! (Hotel);1920)("Meridian Hotel&Super Service Statiod; Mayes Gray Collection,Meridian Library District") OD City of Meridian Historic Preservation Plan Survey Proposed Final Content for Website 1. Please tell us about yourself and your connection to Meridian's heritage. Choose all responses that describe you: a. I reside in Meridian. b. I am interested in history and/or historic preservation. c. I live in a historic property(that was built before 1975). d. I own a historic property. e. I work in the field of architecture, history and/or historic preservation. f. I serve on a local or statewide historic preservation commission or board. g. I volunteer or participate in historic preservation related activities (Meridian HPC Walking Tours etc.). h. Other: 2. What do you consider the biggest benefit of historic preservation in Meridian? Choose up to 3 benefits: a. Sustains authentic community character b. Advances support for local tourism c. Economic development tool d. Provides educational opportunities to historic site users/visitors e. Provides unique venues for celebrations and events f. Tells the community's unique stories g. Other: 3. What do you consider the biggest priority for historic preservation in Meridian? Choose up to 3 priorities: a. Encourage more rehabilitation projects by providing information and guidance b. Identify and document historic properties in the city c. Increase the number of properties listed in the National Register of Historic Places d. Provide public outreach/education to raise awareness on preservation benefits e. Increase use of grants available to prepare and maintain historic properties. f. Celebrate the city's heritage g. Utilize historic preservation as a tool to support retention of neighborhood character. h. Establish a Meridian landmark program to recognize local historic sites. i. Adopt a local ordinance to protect properties from demolition j. Establish a Meridian Historic District(s) k. Other: City of Meridian Historic Preservation Plan Survey Proposed Final Content for Website 4. What types of historic properties or sites do you think are vulnerable to demolition? Choose up to 3: a. Agricultural buildings (barns, silos, homesteads etc.) b. Churches and other religious properties c. Downtown and other commercial areas d. Houses and neighborhoods e. Industrial properties (warehouses, factories...) f. Public buildings g. Recreational areas (parks, trails, etc.) h. Schools i. Other: 5. If the City of Meridian Historic Preservation Commission were to provide public information or training sessions,which topics interest you most? Check all that apply: a. Energy efficiency and weatherization b. Federal historic preservation laws c. Financial incentives for preservation d. Historic districts and how they work e. Historic designation (local or national) and what it means to you f. Lead paint removal and safe work practices g. Local preservation ordinances, commissions, and programs h. National Register of Historic Places program i. Rehabilitation techniques (windows, masonry, carpentry etc.) j. Other: 6. Who do you contact when you have a question or need help with one or more historic resources? Choose 1: a. A community member b. Meridian History Facebook page c. Meridian Historic Preservation Commission d. Meridian Library/History Center(at City Hall) e. Idaho State Historical Society(SHPO, Museum, Archives) f. Ada County Historic Preservation Council g. Preservation Idaho h. American Institute of Architects Idaho Chapter i. Other: City of Meridian Historic Preservation Plan Survey Proposed Final Content for Website 7. Where do you go to experience (or learn about) Meridian history? Check all that apply: a. Meridian History Preservation Commission Facebook or Instagram b. City of Meridian Walking Tour(North Tour or South Tour) c. City of Meridian Website d. Meridian Library/History Center(at City Hall) e. Pine Street School f. History of Meridian Idaho Facebook g. Idaho State Historical Society(SHPO, Museum, Archives) h. Idaho State Museum (Boise) Other: 8. How do you feel historic preservation is viewed in your community? Choose the statement that most closely represents your assessment: a. Positive for the community b. Negative for development c. Nice to talk about, but not essential d. Not well understood e. I don't know f. Other: 9. Of the following Meridian historical sites, check each that you are familiar with, or have visited: a. Clara Hill House- 1123 N. Main Street b. E.F. Hunt House-49 E. State Street c. Halbert and Grace Neal House- 101 W. Pine Street d. R.H. and Jessie Bell House-137 W. Pine Street e. Tolleth House (Hidden Gem Events)-134 E. State Avenue f. Modern Woodmen Hall (Heritage Building)-77 E. Idaho Avenue g. Old Meridian High School(Cole Valley Christian School)-200 E. Carlton Avenue h. Roosevelt Bar- 126 E. Broadway Avenue i. Mountain States Telephone &Telegraph (Meridian Watch repair)-815 N. Main St. j. Historic Bank of Meridian (The Vault)-140 E. Idaho Avenue k. Pine Street School-N. Meridian Road and W. Pine Avenue L. Meridian Feed Mill (Zamzows)-611 N. Main Street m. Meridian Watertower n. Meridian Speedway-335 S. Main Street 10.What is your favorite historic building or neighborhood in Meridian? (open ended) 11.Are there any historic buildings or places in Meridian that you worry about Losing? (open ended) 12.What is your zip code? (open ended) 0 �E IDIAN City of Meridian Historic Preservation Plan PUBLIC EVENT ANNOUNCEMENT April 2025 Contact: Cassandra Schiffler Arts&Culture Coordinator City of Meridian, Parks and Recreation Department 33 E. Broadway Ave.Ste.206 Meridian, Idaho 83642 Phone:208.489.0399 Community Engagement Activities for City of Meridian Historic Preservation Plan CITY OF MERIDIAN -The Meridian Historic Preservation Commission (MHPC) invites the public to participate in a series of community engagement activities to solicit input for the purpose of updating the city-wide Historic Preservation Plan. The City of Meridian Historic Preservation Plan will guide future activities related to local heritage,and address issues surrounding historic resources within the city. Community members are encouraged to visit the project website to learn about the Historic Preservation Plan and complete a short online survey. The survey period will close on Tuesday, May 8,2025. To take the survey, please visit the Meridian Historic Preservation Plan website at https://bit.ty/MeridianHPP. The survey should take less than 10 minutes to complete. Additionally,the MHPC invites the public to join a community-based historic Walking Tour and Public Open House on Saturday,April 19. The Walking Tour will take place from 10:00 to 11:00 a.m.starting at the City Hall(33 E. Broadway Ave., Meridian, ID 83642) and ending at Hidden Gems/Tolleth House(134 E.State Ave., Meridian, ID 83642). The Public Open House will take Place at Hidden Gems/Tolleth House following the Walking Tour,from 11:00 a.m.to 1:00 P.M. Community input is essential to creating a plan that will maintain the cultural and historical identity of the Meridian community while promoting economic growth and sustainable development. Since 1987,the MHPC has undertaken many activities to preserve Meridians' unique history.This commission works to preserve the character and fabric of historically significant areas and structures within the City of Meridian to honor and preserve its rich heritage for future generations. The commission values the opinions and insights of the Meridian community. For comments or questions,or to join the interested parties list please contact the project team by emailing cschiffler(@meridiancity.org or at 208-489-0339. PRESERVE THE PAST, APE THE FUTURE . 0 Now_ Welcome to the Meridian Historic Preservation Public Outreach Event 11am - 1pm ",27k,4-, I=w WTV scan kr C�WE I DIAN I ❑ ❑ -.- y T ;� A Imo.. �-.- ❑ • ! y� ' ' � SUN G .%. Meridian Historic Preservation Plan 5 PER STATION x The Historic Preservation Plan will: • Actively engage the public. • Identify steps to improve and strengthen the MHPC. • Develop strategies to protects historical resources. • Educate the community on historic preservation benefits. EN Scan the QR code to visit the Historic _ Preservation Plan Website r� — � Help us plan for the future of historic preservation in Meridian. Review the 4 Goals, 2 - 4 Objectives under each Goal, and the Strategies under each Objective. Add stickers next to the items that you: Support Do not support Are Neutral Use Post-it notes to leave comments next to any of the presented text. OR suggest additional objectives (or strategies) by writing and posting on a Post-it! ThankYou! Meridian Historic Preservation Commission Goal 1: Identify and document historical, cultural, and archeological resources within the City of Meridian and the city's area of impact. Objective 1.1: Continue to conduct historic inventories. Objective 1.2: Evaluate potential for studying mid-century modern neighborhoods and other recent past resources. Goal 2: Sustain Meridian's authentic community character by preserving and protecting our historic cultural resources. Objective 2.1: Promote preservation of Old Town to enhance its historical quality. Objective 2.2: Protect vulnerable historic sites and structures from demolition. Objective 2.3: Incorporate preservation of historic, cultural & agricultural resources into planning &development processes. Objective 2.4: Develop a MRHP to recognize sites of local significance. MRHP - Meridian Register of Historic Places Goal 3: Inform and engage residents and visitors about historic preservation programs and opportunities in our community Objective 3.1: Provide the public with educational programs to increase citizens' awareness of Meridian's heritage. Objective 3.2: Improve preservation education efforts for various audiences. Objective 3.3: Increase community understanding of historic preservation resources, procedures, and districts. Goal 4: Strengthen the operation and -)f thF "^4ridic~ Objective 4.1: Adopt and implement the 2025 HPP. Objective 4.2: Collaborate with other City Departments and Commissions. Objective 4.3: Ensure that there are sufficient resources for the Historic Preservation Commission to fulfill their duties. HPP - Historic Preservation Plan HPC - Historic Preservation Commision MERIDIAN HISTORIC PRESERVATION COMMISSION Annual Report Commissioners � � z • Blaine Johnston, 0 Pam Jagosh President • Ken Freeze jj'L 1893 • Pat Gittings , Vice � President Heather Giacomo 'ION CD • Debra Pitts Jack Keller, Youth • City Staff Liaison: Cassandra Schiffler, Arts & Culture Coordinator Ongoing HPC Virt ual To u rs r w r� w.mw cm Nui �p 1A5 NM101MFMR I VaY 517ELT K1100L - - We are continuing our projects with Hull Films to document ` uEImM Fl®111Y F,bt UifYY '• II areas and building associated with the City of Meridian. Virtual Tours Include: Meridian City Hall/Creamery (City Hall views, History Center, i' a�ry•,�:,.5�... + - x OQ Main and Broadway Street), Pine Street School (exterior and interior), Black Cat Farm, Meridian Speedway, Downtown F.F IGUG r'lMlf - areas along Idaho Street (near Centennial Park/Community Center, along Idaho Street between 4th and 5th streets) and at Egger's Farmstead at Black Cat Road „ 12025we plan to add a new virtual tour site along North Main Street https://huIIfiIm�6o.com/projects/meridian/tours/ • We celebrated the month with downtown signage and May,0 walking tours • We would like to thank the Pine Street School and Hidden reservation • Gem Events for their help with the tours of historic sites Month MI . .. Bank of Meridian Pine Street School sos W. Pine St. Ongoing HPC Self- Guided Historic Walking Tours A self-guided Meridian Historic WaI king Tour is available year-round. Free booklets with a map and interpretive information are available at Meridian City Hall. For an '' ' • r enhanced Historic Meridian Downtown Walking Tour = ' experience, download the Meridian Historic Tour mobile AOB MEN app for or to enjoy additional photos, videos and narratives about each while ouNO ®- property w Y walk. Clara Hill House I n 2024 we created an updated walking tour booklet ! GUIDED MERIDIAN HISTORIC Ongoing HPC WALKING TOUR SERIES Downtown Meridian �4°tProJects � ^ � 3rd Saturdays at I o: OOAM r1 • April 19 + May 17 "! ��, ., • June 21 July 19 Guided �� 'PL 7893 9 August 16 o September 20 Historic WalkingTours Free, no registration required, meet at the front steps of Meridian City Hall In 2024, we hired a historic preservation consultant to create an easy-to-follow walking tour guide binder to aid HPC commissioners in leading in-person walking tours and gave challenge coins to walking tour participants. Commissioners led four - t walking tours, and plan to do a series of six more this upcoming year. ~ ' P p g Y , _ Ongoing HPC Social Media SN The Historic Preservation Commission continues its efforts to 10 encourage the public to follow Meridian History on both Facebook and Instagram. Our posts highlight our history, our ! • culture, and our historic buildings. Our accounts continue to grow in the number of followers and in the number of people that comment on our posts. 1893 Meridian History on Facebook r10 N C @meridianhistory on Instagram • Meridian Speedway Listed •i n the National Register of Historic Places '. f — ------------- s hf •�• _�,..� - -'�_ _ - - raw.-__ - _ - _ -.�11{� .�•�...rt---�- - � � 1 y_ '• •..y = Y P �..=J A �Sana y�o4fNWt4i[v4.SC4 �J +�S ' 'r 42 ! �n E g er s Farmsteadl 4il ek C Farm Historic Structures � a a. Thank you to Mayor and Council and to th -� developer for helping facilitate the reservation efforts for the last remaining ' �►�; - dual silo structure in the Treasure Valle _ y The silos have been carefully disassembled and transferred to Vicory Garden for future reassembly on their property for our community to continue to enjoy and to ;n remember our past. Historic Preservation Project: Landmarking Program mw. Research :V Idaho Code allows local Commissions to create Landmarking Programs Would allow for HPC to review and make recommendations on changes to landmarked properties, and time to negotiate with the 4 owner or other parties in an effort to find a means of preserving the . : •411'• •1' property 4 Advantages for Meridian (over a local historic district): Landmarking can be noncontiguous properties THROUGHOUT the city 1 Less regulatory or restrictive than a historic district with design i ` i �.. ti•4 4 y y• i .... 3i27G9 :. guidelines or standards Create a formal way to celebrate and preserve identified local historic properties Next eps: . fi .....: Long-term planning project, HPC would need to do more research and create recommendations which properties would be included, L .... .: '" what criteria would be used, how properties would be designated, ::r. . what activities might trigger review; HPC would need a clear purpose and criteria for review LY1'_Y1'_1 r What 's Next in r� µ L �ti i.r•.. Historic Preservation ? X., of - �- '• ; � x:} Y Updating the Meridian 4 If . Historic Preservation Plan ti J :I I 4f J• :•y. Meridian currently has a Historic Preservation Plan that was completed in 2014. The Idaho State Historic Preservation Office (SHPO) recommends updating preservation plans every ten years. We received a $12,00o CLG (Certified Local Government) grant from 4 "• ~ SHPO to help fund this project, and we are providing $5,000 in 5 matching funds + in-kind staff and volunteer hours. Consultant began the project with a kick-off that involved interested �.4 historic preservation stakeholders at the regular February HPC meeting. w The public survey will be open soon, and the first Public Outreach meeting will be held on Saturday, Aril 19 from 11-1 m at Hidden Gem Events. Join us before the outreach event at 10 at City Hall for our first guided 1 ,k ,ice ; , f _ - walking tour of the season. alb +� • - " j-• ,f'rr _ _• • , - YOU THA NK r w_ The Historic Preservation Commission would like to thank the Mayor's office, -- �. All- City Council and City Staff for all that they do for us. It our pleasure to be able to serve you and the citizens of Meridian in preserving our history. Without the support that we receive from ' the city, we would not be able to do the work that we have been tasked to do. If you have any questions at this time, we would be happy to answer them. T" :S- (ice �•i �•Y:.'"F'�•'u;•.i ., i'K.'-.5'y +:"�.:yk 'stir,•.It�i.iy',f. '.L •.Y�C"+jE Tjs.�:i '7�r r•.- �'' y.... c d,.;,e• ';S .",�. ,st....' ;ri .,°��.s� ,s :��5r;�', ��:j'. &!r��i: �x-, •'.ui� k: .Sr..�: Y �,3wfr;.:_':+ ti...lr Y. r. •;.5!' :ca: v, ,!z r s y� 4 i �. '. �2•::.s:�'� ...�"� :��ls'. .'��.r`,., �[.'aB' '.}�_�''•- .f'. �r,.•.,.�.� ,h� 5,�.,.L', '?�'s�?ti�rxl_i ��J`. ��• gg .�-' r,,�;.•:.;1?'+ ::�...• .;G''� "a:. .•a� _ ..��' •'�.�..s��i.f';�• r 1. '�i�'4.�..�L:& �"YV�'�� ((:p;'f it� - �i• •�'�.,t dK`.' ,1�. �5:���`.��:�.v.• �:!".'y "ir3"� I�':�� 4�.2;.;i.� � �'?'�• .� ..6�7',:.y;L.� �, L lip B,F'•" ��` ',4 .�as..�.. {5 �' '``' `[ _ .�� "1 t �t'5.. i� �. yy�, �•n�.c�}(�1 �;N!d.5y.�'.,r�if' .a•r .�,/.}� t+y ,�S 1 J A.,;Sy,;, i�. �� )q�.i '�. r ..•. L' .� �' 1i .. .'N •.fi.��.Y4••1�i���� ..-k\w ��-.Ti i��P��1!�i',r.��i�i�ML� i1r3i��i1'T'f3 �� .ti �'J1i.fl•+•Y�".�Li•:�fii'i�tYa A�i'...�v. ..•C�r Historic Preservation Plan Appendix B Public Survey Results Meridian Historic Preservation Plan Please tell us about yourself and your connection to Meridian's heritage.Choose all responses that describ... Column Bar 100 80 60 40 20 0 IV 2k I ��t� Ira Answers Count Percentage reside in Meridian 1 79.82% 1 am interested in history and/or historic preservation 82 71.93% 1 live in a historic property(that was built before 1975) 12 10.53% 1 own a historic property 10 8.77% 1 work in the field of architecture,history and/or historic preservation 11 9.65% 1 serve on a local or statewide historic preservation commission or boa 7 6.14% rd I volunteer or participate in historic preservation related activities(Mer 12 10.53% idian HPC Walking Tours etc.) Other 8 7.02% Answered: 114 Skipped:0 What do you consider the biggest benefit of historic preservation in Meridian?Choose up to 3 benefits: Column Bar 100 80 60 40 20 0 - 5 e G oio P,e �°� qcp qsa Ale �1 Answers Count Percentage Sustains authentic community character 100 87.72% Advances support for local tourism 15 13.16% Economic development tool 12 10.53% Provides educational opportunities to historic site userslvisitors 81 71.05% Provides unique venues for celebrations and events 36 31.58% Tells the community's unique stories 79 69.3% Other 5 4.39% What do you consider the biggest priority for historic preservation in Meridian?Choose up to 3 priorities: CaIurnn Bar 60 40 20 0 o�� °i � J 16, 10 L` Ge\ J �y�a Pao Answers Count Percentage Encourage more rehabilitation projects by providing information and 29 25.44 guidance Identify and document historic properties in the city 51 44.74 Increase the number of properties listed in the National Register of Hi 12 10.53'� storic Places Provide public outreach/education to raise awareness on preservatia 23 20.18% n benefits Increase use of grants available to prepare and maintain historic prop 31 27.19% erties Celebrate the city's heritage 52 45.61% Utilize historic preservation as a tool to support retention of neighbor 30 26.32% hood character Establish a Meridian landmark program to recognize local historic sit 30 26.32% es Adopt a local ordinance to protect properties from demolition 44 38.6% Establish a Meridian Historic District(s) 26 22.81% Other 2 1.75% Answered: 114 Skipped: 0 What types of historic properties or sites do you think are vulnerable to demolition?Choose up to 3: Column Bar 100 80 60 40 20 0 T • �� . �e;. Quo. �a`� a�a r°0 J\0c ell;Qds Gr.�` °�� 4 Answers Cournt Percentage Agricultural buildings(barns,silos,homesteads etc.) 85 74.56% Churches and other religious properties 21 18.42% Downtown and other commercial areas 67 58.77% Houses and neighborhoods 60 52.63% Industrial properties(warehouses,factories...} 18 15.79% Public buildings 21 18.42% Recreational areas(parks,trails,etc.} 19 16.67% Schools 9 7.89% Other 4 3.51% Answered: 110 Skipped:4 If the City of Meridian Historic Preservation Commission were to provide public information or training... Colurnn ear 60 40 20 0 T X NO 4♦yam ` $eras ♦y Answers Count Percentage Energy efficiency and weatherization 15 13,16% Federal historic preservation laws 22 19.3% Financial incentives for preservation 42 36.84% Historic districts and how they work 60 52.63% Historic designation(local or national)and what it means to you 45 39.47% Lead paint removal and safe work practices 12 10.53% Local preservation ordinances,commissions,and programs 38 33.33% National Register of Historic Places program 36 31,58% Rehabilitation techniques(windows,masonry,carpentry etc.) 43 37,72% Other 3 2.63% Answered: 105 Skipped:9 Who do you contact when you have a question or need help with one or more historic resource... Column Bar Pic Map 25 20 15 1❑ 5 0 `o�� P V Answers Count Percentage A community member 10 8.77% Meridian History Facebook page 10 8.77% Meridian Historic Preservation Commission 15 13.16% Meridian Library/History Center(at City Hall) 25 21.93% Idaho State Historical Society(SHPO,Museum,Archives) 17 14.91% Ada County Historic Preservation Council 3 2.63% Preservation Idaho 9 7.89% American Institute of Architects Idaho Chapter 1 0.98% Other 9 7.89% Where do you go to experience(or learn about)Meridian history?Check all that apply: Calurnn Bar 50 4❑ 30 20 10 0 _ — �— t do p��e` p���t �3� 00 5�a�e ca�� a 0 O� D Answers Count Percentage Meridian History Preservation Commission Facebook or Instagram 29 25.44% City of Meridian Walking Tour(North Tour or South Tour) 37 32.46% City of Meridian Website 46 40.35% Meridian Library/History Center(at City Hall) 43 37.72% Pine Street School 7 6.14% History of Meridian Idaho Facebook 31 27.19% Idaho State Historical Society(SHPO,Museum,Archives) 31 27.19% Idaho State Museum(Boise) 30 26.32% Other 10 8.77% Answered: 108 Skipped: 6 How do you feel historic preservation is viewed in your community?Choose the statement that... Column Bar Pie Map 40 30 20 10 0 Positive for t... Negative for d... Nice to talk a... Not well under... I don't know Othei Answers Count Percentage Positive for the community 39 34.21% Negative for development 3 2.63% Nice to talk about,but not essential 18 15.79% Not well understood 39 34.21% 1 don't know 11 9.65% Other 4 3.51% Answered: 114 Skipped.0 Of the following Meridian historical sites,check each that you are familiar with,or have visited: Column Bar 100 50 0 �C5 ey�'�. eye �a`e.• �c�; 9o.- yea;• ����;- ���; oa t�6` fi �o `aetc Oda �° �° Answers Count Percentage Clara Hill House-1123 N.Main Street 29 25.44% E.F.Hunt House-49 E.State Street 20 17.54% Halbert and Grace Neal House-101 W.Pine Street 23 20.18% R.H.and Jessie Bell House-137 W.Pine Street 23 20.18% Tolleth House(Hidden Gem Events)-134 E.State Avenue 39 34.21% Modern Woodmen Hall(Heritage Building)-77 E.Idaho Avenue 41 35.96% Old Meridian High School(Cole Valley Christian School)-200 E.Carlt 72 63.16% on Avenue Roosevelt Bar-126 E.Broadway Avenue 55 48.25% Mountain States Telephone&Telegraph(Meridian Watch repair)-81 27 23.68% 5 Main St. Historic Bank of Meridian(The Vault)-140 E.Idaho Avenue 62 54,39% Pine Street School-N.Meridian Road and W.Pine Avenue 48 42.11% Meridian Feed Mill(Zamxows)-611 Main Street 79 69.3% Meridian Watertower 85 74.56% Meridian Speedway-335 S.Main Street 94 82.46% Answered: 109 Skipped: 5 What is your favorite historic building or neighborhood in Meridian? Word cloud mattress 1950'51 stare agricuhural elementary business talk 4i'g Cole highschool Woodmen nFo Franklin dad I domes Bassett one— resource Pit IVourse radio Heritage name. Clara pr-sr,' Side overshadowing • • Zamzows Blackcat Vault i typically 2nd --!' r a ties uniquely hunt one- N. KOOK Neal Tolleth Hill live downtowndowntown. grandparents Speedway Bar water sign Watertower Road} Va u It Valley nice ldaho Pine modern High Historic , Bank town area re Reed's 1115 Feed pretty city building street Mill studio hounds destroyed bakery �� Feedmill Ave. tower site car Bell old. a, (1114 East miss Roosevelt Nl a i n & {The neighborhood tentiaE. front Hall pind favorite [Heritage dog po Eluildinys EVaus. coljmy Building] stops put is. likes Vault) Are there any historic buildings or places in Meridian that you worry about losing? word cloud saving property. (Thee developers barn! activities events Linder cat. onion -} Creamery High House areas costs community downtown .4mii}•concerted don't Feed buildings Nourse {Old them. '{ historic lost them; makes events. Ba n k area structures y concerned destroyed, worried M i I m r'ip a n silos. Farmland destroyed demolished. studio N. Street farmsteads town projects downtown- key Barns deprioritixed. fee! Zamxows/Feed north lose 5t Silos To-ni homes/buildings Lots & Main ❑idc• Idaho homes f eta' remaining tower °°°l farmhouses landmai Speedway aware radio market farm l l r< l make School worry Ave. k store (1114 structures. Zanzibar bu i id i ng Side Vault) : Rd} Hungry oa Par demoli:#•.rc gardens. risk. heritage SY' great water black preservation already. anymore 2nd familiarity. restoration safety Mile threateniny building, destroy worth already... cos? lot Historic Preservation Plan Appendix C Laws and Regulations Meridian Historic Preservation Plan Draft Historic Preservation Plan List of Relevant Federal and State Laws & Regulations There are many laws at both the Federal and State levels related to Historic Preservation and Archaeology. A comprehensive listing of all these laws, and their subsequent amendments and subsections, would consist of many pages. It is important for the purposes of carrying out this plan, however, to have a basic understanding of some of the most significant Federal and State laws. As such, this appendix provides some brief information on the most important laws. Most information on each can be found on the National Park Service website (Federal laws) or on the State of Idaho Legislature website (Idaho statutes). Federal Laws Antiquities Act, as amended (54 USC 320301-320303 and 18USC 1866(B)): The Antiquities Act of 1906 was the first act in the United States to establish that archaeological site on public lands are important public resources and required that the Federal government take measures to protect archaeological sites from looting and/or vandalism. Archaeological Resources Protection Act, as amended (16 USC 470aa-mm): This act was passed to provide increased protection for public archaeological sites, and to increase the penalties which can be imposed for violations. It was passed in order to address some of the shortcomings of the Antiquities Act, specifically in terms of providing for effective enforcement and clear definitions. This law, along with the Antiquities Act, is the foundation for archaeological protections on public and tribal lands, and includes provisions to help prevent the illegal excavation, removal, and/or trafficking of archaeological resources. Native American Graves Protection and Repatriation Act, as amended (25 USC 300 3001- 3013): This act codified in United States law that Native Americans, Indian Tribes, and Native Hawaiians have rights related to the "treatment, Repatriation, and disposition of Native American human remains, funerary objects, sacred objects and objects of cultural patrimony." It requires that Federal government and any museums receiving Federal funds disclose what groups to attempt to reach an agreement for the repatriation of those artifacts. It also provides important organizations whenever archeological investigations encounter, or are expected to encounter, Native American, Tribal, and/or Native Hawaiian cultural artifacts they have in their possession, and work with those groups to attempt to reach an agreement for the repatriation of those artifacts. It also provides important protections for Native American grave sites and requires consolation with Indian Tribes and Native Hawaiian organizations whenever archeological investigations encounter, or are expected to encounter, Native cultural items or when such items are unexpectedly discovered on Federal or tribal lands. National Historic Preservation Act as amended (54 USC 300101 et seq.): This is the central law around which nearly all historic preservation efforts in the United States take place. Originally passed in 1966, the National Historic Preservation Act established the National Register of Historic Places (NRHP), National Historic Landmarks (NHL) program, the State Historic Preservation Offices (SHPO), and later the Certified Local Government (CLG) program. It also includes important provisions such as the Section 106 and Section 110 processes. Meridian Historic Preservation Plan Draft Historic Preservation Plan Idaho State Laws Idaho Code 18-7027: Prohibits the disturbance of prehistoric human burials, or the possession of human remains of artifacts removed from a burial, unless the excavation is conducted by a qualified archaeologist with the prior approval of the State Historical Society and the appropriate Indian tribe. Idaho Code 27-501: Assigns responsibilities to the agency for consultation, determination of appropriate actions, and providing for re-interment of human remains that have been disturbed. Idaho Code 33-39: Provides for the creation of an Idaho Archaeological Survey and designates that State Archaeologist as director. Idaho Code 67-41: States that the agency (Idaho State Historical Society) shall: • Identify, preserve, and protect sites, monuments, and points of interest in Idaho of historic merit (67-4114) • Protect archaeological and vertebrate paleontological sites and resources on public land (67-4119) • Govern the agency and administer the powers and duties required to preserve and protect any historical record of the history and cultural of Idaho" (67-4123). Senate Bill 1011(2009), Passed by the Senate and House and signed into law by the governor April 14, 2009., defines "historical record, artifact, object, historical or archaeological site or structure, document, evidence or public or private writing pursuant to the provisions of title 9, Idaho Code, relevant to the history of the State of Idaho." • Encourage and promote interest in the history of Idaho (67-4126 (2) • Collect, preserve, and exhibit artifacts and information illustrative of Idaho history, culture, and society. (67-4126 (3) • Identify historic, architectural, archaeological, and cultural sites, buildings, or districts, and coordinate activities of local historic preservation commissions. (67-4126(14) Idaho Code 67-46: Gives authority to the agency to carry out the preservation and protection of the states historic archeological, architectural, and cultural heritage resources. This section of code also authorizes municipalities to create historic preservation commissions, establish design review for historic districts, and carry out other historic preservation efforts at the local level. Idaho Code 67-65: The Idaho local planning act of 1975 requires a local governments' comprehensive plan must include a component for "Special Areas or Sites. "There must be an analysis of areas, sites, or structures of historical, archaeological, or architectural significance within the jurisdiction of the governing board. Meridian Historic Preservation Plan Historic Preservation Plan Appendix D List of Historic Surveys Meridian Historic Preservation Plan Draft Historic Preservation Plan Survey# Survey Title Survey Author Year Organization 2025/90 500 Overland Road Cultural Resource Inventory Hauer, A. Craig 2025 ARH Archaeology and Architectural History 2025/55 Aegean Estates Subdivision No. 4 Wright, Jeanne 2025 Wright Consulting Services, LLC 2025/44 Baratza Subdivision Hallam, Linnia 2025 Hallam Historical Consulting, LLC 2025/34 Pivot Pointe Subdivision Cultural Resources Survey, Mitchell, Kelly 2025 Water, Civil, and Meridian, Idaho Environmental, Inc. (WCE) 2025/156 Addendum to 500 Overland Road Cultural Resource Hauer, A. Craig 2025 ARH Archaeology and Inventory Architectural History 2024/63 Lake Hazel Rd, Eagle Rd/Cloverdale Rd-Ten Mile Perry Bauer, 2024 TAG - Historical Research Creek Bridge Barbara and Consulting 2024/438 Rail With Trail Pathway, Meridian Ross-Hauer, 2024 Local Highway Technical JoEllen Assistance Council (LHTAC) 2024/422 Pebblebrook Subdivision Cultural Resource Perry Bauer, 2024 TAG - Historical Research Investigation Barbara and Consulting 2024/37 Cultural Resource Inventory for the Northwest Pipeline Karpinski, Mark 2024 Idaho State Historic LLC's 2024 Line 1400/1401 Intermountain Pipe Preservation Office (SHPO) Replacement Project, Ada County, Idaho Meridian Historic Preservation Plan Draft Historic Preservation Plan 2023/662 North Main Street Reconnaissance-level Survey Bauer, Barbara 2023 Idaho State Historic Perry and Elizabeth Preservation Office (SHPO) Jacox 2023/61 Ustick Rd., Ten Mile Rd. to Linder Rd.: A Project Hallam, Nathan 2022 Army Corps of Engineers Proposed by Ada County Highway District. ECORP (USACE) Consulting, Inc. 2023/570 1-84, Meridian Road Interchange to Eagle Road Scuderi, Zoe 2023 Idaho State Historic Interchange. Bionomics Environmental, Inc. Preservation Office (SHPO) 2023/405 Cultural Resources Survey of the Legacy SC - A Stout, Sydney, 2023 Federal Communications Telecommunication Project, Meridian, Ada County, ID. Kaitlen Hitt & Jacob Commission (FCC) Trileaf Corporation. Waters 2023/254 Cultural Resources Survey of the Scentsy SC - A Stout, Sydney, 2023 Federal Communications Telecommunication Project, Meridian, Ada County, ID. Jacob Waters & Commission (FCC) Trileaf Corporation. Gwyneth Vollman 2022/580 Ustick Rd, Black Cat to Ten Mile Rd. ACHD Project Perry Bauer, 2022 TAG - Historical Research Number:511015 Barbara and Consulting 2022/425 Locust Grove, Victory Rd to Overland Rd and Locust Bauer, Barbara 2021 Army Corps of Engineers Grove and Victory Road Roundabout. TAG Historical Perry (USACE) Research & Consulting. 2022/41 Prescott Ridge Subdivision Cultural Assessment. Gray, Dale M. & 2020 Environmental Protection Frontier Historical Consultants. William P. Statham Agency (EPA) 2022/343 Cultural Resource Inventory for Northwest Pipeline Burningham, 2022 Federal Energy Regulatory LLC's Williams Boise DOT Pipeline Replacement Tessie & Mark Commission (FERC) Karpinski Meridian Historic Preservation Plan Draft Historic Preservation Plan Project and MLV 11-3 Station Project, Ada County, Idaho. Tetra Tech. 2022/284 Property Assessment of the Proposed Modification of Billat, Scott 2022 Federal Communications an Existing Wireless Telecommunications Service Commission (FCC) Facility "SL04250A/SL03UB615 Retain" for T-Mobile West LLC, Meridian, Ada County, Idaho. EnviroWest. 2022/223 Class III Cultural Resources Survey for Proposed Cornelius, 2022 Federal Communications Telecommunications Site 946174/Treva Way NSB, MacKensie Commission (FCC) Meridian, Ada County, ID. Hawthorne Research and Communications, LLC. 2022/184 Cultural Resource Inventory for Northwest Pipeline Karpinski, Mark 2022 Federal Energy Regulatory LLC's Williams Boise DOT Pipeline Replacement Commission (FERC) Project, Ada County, Idaho. Tetra Tech. 2021/77 Quenzer Farms Subdivision Cultural Assessment. Gray, Dale M. & 2020 Environmental Protection Frontier Historical Consultants. William P. Statham Agency (EPA) 2020/593 Hill Century Farm North Subdivision Cultural Gray, Dale M. & 2020 Environmental Protection Assessment. Frontier Historical Consultants. William P. Statham Agency (EPA) 2020/593 Hill Century Farm North Subdivision Cultural Gray, Dale M. & 2020 Environmental Protection Assessment. Frontier Historical Consultants. William P. Statham Agency (EPA) 2020/521 Prescott Ridge Subdivision Cultural Assessment. Gray, Dale M. & 2020 Environmental Protection Frontier Historical Consultants. William P. Statham Agency (EPA) 2020/521 Prescott Ridge Subdivision Cultural Assessment. Gray, Dale M. & 2020 Environmental Protection Frontier Historical Consultants. William P. Statham Agency (EPA) Meridian Historic Preservation Plan Draft Historic Preservation Plan 2019/91 VillaSport - SWC Ustick Rd & Eagle Rd: A Project Hein, HannaLore 2018 Army Corps of Engineers Proposed by The Land Group, Inc. Stevens Historical (USACE) Research Associates. 2019/67 Archaeological and Historic Survey Report: ID4301 Jerrems, William 2018 Federal Communications Amity Cell Tower. HELIX Environemtnal Planning, Inc. Commission (FCC) 2019/661 West Ada School District: Owyhee High School -A Hein, HannaLore, 2019 Army Corps of Engineers Project Proposed by West Ada School District. Jennifer Stevens & (USACE) Stevens Historical Research Associates. Michelle Thompson 2019/656 Cultural Resource Assessment Meadow Wood (ID Simpson, Sean 2019 Federal Communications 4307) - Proposed Telecommunications Facility Ada Commission (FCC) County, Idaho. Mesa Field Services. 2019/628 US 20/26 Corridor Preservation Project, Re-Evaluation Martin, Jillian 2019 Idaho Transportation - 2019 (US-20 Linder to Locust Grove, Eagle). Department (ITD) 2019/628 US 20/26 Corridor Preservation Project, Re-Evaluation Martin, Jillian 2019 Idaho Transportation - 2019 (US-20 Linder to Locust Grove, Eagle). Department (ITD) 2019/61 Cultural Resources Survey of the Finley, Aimee 2018 Federal Communications BOISE_CALL_CENTER Cell Site, Meridian, Ada Commission (FCC) County, Idaho. Applied Archaeological Research, Inc. 2019/603 US 20/26 Corridor Preservation Project, Re-Evaluation Martin, Jillian 2019 Idaho Transportation - 2019 (SH 16 to Linder Road, Ada County). Department (ITD) 2019/603 US 20/26 Corridor Preservation Project, Re-Evaluation Martin, Jillian 2019 Idaho Transportation - 2019 (SH 16 to Linder Road, Ada County). Department (ITD) Meridian Historic Preservation Plan Draft Historic Preservation Plan 2019/498 Cultural Resource Assessment for the "Boise Call Orvald, Tucker O. & 2019 Federal Communications Center" Telecommunications Facility in Meridian, Kevin McHugh Commission (FCC) Idaho. Trileaf. 2019/495 Ada County Historic Resources: A Reconnaissance Davis, Belinda and 1989 Survey. Prepared for Ada County Historic Preservation Barbara Perry Commission. Bauer 2019/467 Cultural Resource Survey for the "Fairview & Locus Orvald, Tucker O. & 2019 Federal Communications Grove" Telecommunication Facility in Meridian, Ada Kevin McHugh Commission (FCC) County, Idaho. 2019/353 Meridian Reconnaissance Survey Phase I. Prepared Peeso, Emily 2005 for City of Meridian Historic Preservation Commission. 2019/319 Warrick Subdivision: Ada County, Idaho. TAG Bauer, Barbara 2019 Environmental Protection Historical Research & Consulting. Perry Agency (EPA) 2018/835 Archaeological and Historic Survey Report: Spanish Jerrems, William 2018 Federal Communications Sun ID4302 Monopine Tower. HELIX Environemtnal Commission (FCC) Planning, Inc. 2018/835 Archaeological and Historic Survey Report: Spanish Jerrems, William 2018 Federal Communications Sun ID4302 Monopine Tower. HELIX Environemtnal Commission (FCC) Planning, Inc. 2018/825 US 20/26 Corridor Preservation Project, Addendum - Martin, Jillian 2018 Idaho Transportation 2018 (US 20/26, Chinden; Locust Grove to Eagle). Department (ITD) 2018/702 Wells Subdivision: Ada County, Idaho. Bauer, Barbara 2018 Army Corps of Engineers Perry (USACE) Meridian Historic Preservation Plan Draft Historic Preservation Plan 2018/629 Cultural Resources Surveys of Three Proposed Canal Huang, Jennifer K. 2018 Bureau of Reclamation (BOR) Easement Exchange Projects in Southwest Boise: Boise Project, Ada County, Idaho. 2018/414 Class III Cultural Resource Inventory and Visual Santarone, Paul, 2018 Federal Communications Impact Assessment for the ROARING WALOWES SC Ron Sladek, Commission (FCC) - A Communication Facility Project, Ada County, Houston Martin & Idaho. Cannon Heritage Consultants, Inc. Kenneth P. Cannon 2018/387 Meridian Road, Cherry Lane to Ustick Road. May, Scott 2018 Army Corps of Engineers Bionomics Environmental, Inc. (USACE) 2018/327 AT&T Mobility, LLC Proposed New Tower Project: Davis, Jennifer, 2018 Federal Communications Addendum to FCC Form 620 Submission Packet - ID James Dietterich & Commission (FCC) SHPO Format. EBI Consulting. MacKensie Cornelius 2018/269 Cultural Resources Survey of Proposed Box Culvert Huang, Jennifer K. 2017 Bureau of Reclamation (BOR) Installation across Ten Mile Feeder Canal on South Eagle Road: Boise Project, Ada County, Idaho. 2018/214 2007 City of Meridian Impact Area Re-Survey. Buckendorf, 2007 Prepared for Meridian Historic Preservation Madeline Commission. Madeline Buckendorf Consulting, LLC. 2018/211 Survey of Rural Properties in Ada County. Prepared Perry Bauer, 2008 for Ada County Historic Preservation Commission. Barbara and TAG Historic Research & Consulting. Elizabeth Jacox 2018/203 Final Report: SH-16 - 1-84 to SH-44 Mitigation. TAG Historical 2013 Idaho Transportation Prepared for Idaho Transportation Department. TAG Research & Department (ITD) Historical Research & Consulting. Consulting Meridian Historic Preservation Plan Draft Historic Preservation Plan 2018/136 Canal Easement Exchange on a Portion of the Huang, Jennifer K 2017 Bureau of Reclamation (BOR) McDonald Lateral 2017/239 Black Cat Trunk Sewer Project. Frontier Historical Gray, Dale M. 2016 Environmental Protection Consultants. Agency (EPA) 2017/136 Lake Hazel and Locust Grove Water Main Extension. Perry Bauer, 2017 Environmental Protection TAG Historical Research & Consulting. Barbara Agency (EPA) 2017/1 Kenners Project Gray, Dale 2016 Environmental Protection Agency (EPA) 2016/464 Cultural Resource Inventory for Northwest Pipeline Smith, Craig S. 2016 LLC, Black Cat and Franklin Road Widening Project, Ada County, Idaho. Ecologic Environmental Consultants, LLC. 2016/353 Brinegar Prarie Subdivision, a reconnaissance-level Getchell, Barbie 2016 Army Corps of Engineers cultural resource survey. PAST, INC. and John E. (USACE) Atwood 2016/238 Kentucky Ridge Estates No. 4 / Biltmore Estates Gray, Dale M. 2016 Environmental Protection Agency (EPA) 2016/12 Jump Creek Subdivision Atwood, John E. 2015 Army Corps of Engineers (USACE) 2014/610 Oaks (North and South)/Oakcreek Subdivision No.3 Perry Bauer, 2014 Environmental Protection Stormwater Pollution Prevention Plan (SWPPP) Barbara and Agency (EPA) Elizabeth Jacox Meridian Historic Preservation Plan Draft Historic Preservation Plan 2014/610 Oaks (North and South)/Oakcreek Subdivision No.3 Perry Bauer, 2014 Environmental Protection Stormwater Pollution Prevention Plan (SWPPP) Barbara and Agency (EPA) Elizabeth Jacox 2014/519 Cultural Resource Evaluation and Visual Effects Retter, Michael 2014 Federal Communications Analysis for the Proposed 'BOI Settlers Park' Commission (FCC) Telecommunications Project, 201 Ustick Road, Meridian, Ada County, Idaho 2013/687 Franklin Road; Black Cat to Ten Mile Parker, Kimberly 2012 Idaho Transportation and Derek Department (ITD) Chisholm 2011/680 Franklin Road, Ten Mile Road to Linder Road Capacity Bauer, Barbara 2011 TAG - Historical Research Expansion Project Perry and Consulting 2011/133 T-Mobile Candidate SL02159-A, 477 N. Linder Road, Jerrems, W. 2010 Meridian, ID. 2009/339 Idaho 16, I-84 to Idaho 44 Environmental Study. TAG, Bauer, Barbara 2008 Idaho Transportation Boise, ID. Perry Department (ITD) 2000/634 Level 3 Proposed Fiber Optic Line, Idaho Segment. Ozbun, T. et al. 2000 AINW. 2000/1033 Nampa-Meridian Irrigation District Proposed Fee Title Ogden 2000 Bureau of Reclamation (BOR) and Rights-of-Way Transfer; Ada and Canyon Environmental and Counties, Idaho. Ogden Environmental and Energy Energy Services Services, Boise, ID. Meridian Historic Preservation Plan Draft Historic Preservation Plan 1989/5631 CRI, 350.9 Miles of the Pan Alberta Natural Gas Reed, William G. 1980 Pipeline Looping Route in Idaho & Oregon, Vol. I-IV and Kate O'Brien Western Cultural Resource Management, Inc., Reed Boulder, Colorado. Meridian Historic Preservation Plan 20 20 • + 55 McMillan ■ * • ■ • V R ■ ■ 0 J C � C Cherry ■ - w ■• Pine + • ► w Z- • • • Franklin L �, 41 V o 0 r • qv rland 1 } • R U.I � d 1 r g t ICto Fairview Ave C -1 Y gig 9 � v �J �ofl�� • a �G � CQ P eCl • ■ �•w a � i d Amity fl Din� � r a ■11 q l7 C, Washington Ave �. a w 1-n-� .- Carlton A 8 � L.. o w Po v 1 _ ° --- State Ave po a q I E1A + Lake Hazel n�v6��qRA■ fJaa / : e o _ Pine Ave +o■ aoom 4 1 ■i e l Q ❑_ _ Idaho Ave © do dr.d7no a ■ ■ e 1 �6II I CJ ej �I a ■P ..m, IF ■ + f—F B►oadway Ave nb �a � a n �� Meridian City Boundary LQ +� { N Historic Resources-Survey Results Columbia • � j - NRHP Listed d + NRHP — N Bower-St- Eligible -- -- + Not Eligible n ■ • d '�, Unevaluated odyi` + NRHP Eligible Linear Resource ❑ gg Not Eligible n i 10 r u .U li' • Franklin Rd Meridian Historic Preservation Plan l NUB J•G-■ENGINEERS,INC. { Historic Resources THE .'�"'— N ® ANOkON 0y M.PPING Gk011P NL- + Historic Preservation Plan Appendix E City Code and Plans Review Meridian Historic Preservation Plan I MERIDIAN • HISTORIC - - HISTORIC DOWNTOWPJ DOWNTOWN IESTAIBLI SHE D 7 $V 3 E 5 TA LJ'.44 E6 1 &43 _ 5 Historic Preservation Program Summary April • Meridian • Preservation Plan Draft Historic Preservation Plan CITY OF MERIDIAN HISTORIC PRESERVATION PLAN The current historic preservation lists properties in the National Register of Historic Places, provides goals and objectives, and an inventory of historically significant locations in Meridian. This plan was approved in April 2014. The plan provides the following 4 goals as well as associated objectives. • Goal 1 Preserve and enhance Meridian's historical, cultural and (:ii.� of hferidis�ri agricultural heritage. • Goal 2 Locate and identify historic and archeological resources significant to Meridian's past. • Goal 3 Heighten public awareness of historic preservation in the community and improve preservation education efforts for various audiences. • Goal 4 Maintain and strengthen support for historic preservation from individuals, commercial property owners, local organizations and neighborhood groups. CITY OF MERIDIAN COMPREHENSIVE PLAN The comprehensive plan, adopted in 2019, mentions the 2014 historic preservation plan and the preservation of Meridian's historic character. Section 5-7 and 5-8 are dedicated to historic preservation. These sections include the Historic Preservation Goals, Objectives and Action Items. Below is an inventory of the items that mention historical structures or features: 2.09.02 G Implement the City of Meridian Design Standards and City of Meridian Architectural Standards Manual to ensure that Downtown remains the historic center for mixed-use tourism, business, retail, residential, and governmental activities _ 2.09.02 E Implement consistent landscaping, lighting, and historic preservation standards. 4 rF"�"N�. 4.04.02 Link pathways to important pedestrian generators, environmental features, historic landmarks, public facilities, Town Centers, and business districts Meridian Historic Preservation Plan Draft Historic Preservation Plan gdStarte Preservation Some Meridian properties are on the National Register Introduction of Historic Places,but there are many additional historical resources and ard-AecturaI feaw res within the city limits and The historic Preservation element underscores the importance the Area of City Impact that are not yet listed on this Registry. of preserving Meridians heritage by remembering previous Although they may not be listed on the National Registry, generations who laid the foundation for Meridian today. they still tarry historical and cultural sig n Ica rice to Meridian, Policies not only direct the preservation and restoral i on of Mend an's lm po rant agricultural heritage and history of town sites/bulldings with historic or cultural relevance,but also how setWernent is reflected in the many private historic residences to celebrate and memorialize them- and commercial buildings within the area.However,continued urban expansiun and development have threatened some of Background these sites over the years. Meridian has a unique,storied history.Preserving that history is important because it defines the roots of the community While many of these sites and features have been fast,and and provides a Serve of belonging to residents who treasure it. others can no longer be realistically preserved,they can still be remembered.To preserve the memory and significance of ••••••••••••••••••...... ..................•••••• these sites,al viable resources such as photos,models,written kkv r-&.FN_ftl j car K- tar No and oral stories,and memorabilia or sig niTicant artifacts should be used to pay tribute to a site's important role in shaping Meridian history.The design of new structures and landscapes —r tan also acknowledge and Celebrate Meridian's heritage by � incorporating art and/or learning experiences for youth. HISTORIC WALKING 1UiIR For udditfonof wfor•nwtiorc rifler to the fotfowitg rewwrg: s•- Existing Conditions Report:Addendum to the City of A,f Ell15112 Meridian Carnnr�hensire_P_la1 , ^y � Meridian Historic Preservation Plan �,,, Destination 6own[own 32 TABLE LECEN❑ Policy Direction Inoel Objective Actin. ObjectivesTable S.2. Historic Preservation Goals, 5.02.00 Celebrate Meridian's hiataricaf,cultural,and agricultural haritage, PR CO,FI,MO 5-02.01 Enhance and restore the historical quality of Old Town. PR CD 5.02-61A Maintain and implement design and building standards for historically significant buildings and Medium PR CD resources in Old Town. 5-02-01B Support owners of historic buildings in their efforts to restore and/or preserve their properties. On-going PR CO 5.02.02 Preserve and enhance historic and cultural resources. PR CD,FI 5-02-02A Coordinate with the Meridian Historic Preservation Commission to recommend use,restoration, On-going PR CO and preservation of historical structures and sites throughout Meridian. 5.02-026 Investigate and promote incentive programs for historic properties. On-going PR FI Implement tools and undertake programs that will increase the community's awareness of its 5-02-D2C heritage as well as the economic and aesthetic value of historic preservation. Law PR MO 5.02-02D Stimulate private and public investment in the restoration and preservation of historic buildings, On-going PR CD,FI outdoor spaces,and natural historical features. 5-02-02E Support the efforts of the Historic Preservation Commission to foster preservation and On-going PR MO conservation- When appropriate,seek comments and approval from the Historic Preservation Commission prior 5.02.02F to any changes to City-owned or controlled property,including buildings,outdoor spaces,and On-going PR CD natu ral fe atu re s. 5.02-02G Place informational plaques on historic structu res and special sites. On-going PR MO 5.02-02H Irxorporate,into the development review process,a way to determine any impact on unique On-going PR CD geoicgical,historical,and archeological sites;preserve and protect as appropriate. 5.02-021 Encourage events and activities that celebrate the cultural heritage of Meridian. On-going PR MO 5.02-021 develop policies to preserve and protect or document and memorialize historic and culturally On-going PR MO significance structures and sites. Prf■rlttas.Very High=Cunemltyllmmedrately;High=1 m 3 year;Mradium=3 to 5ymrs;Low=5[o 10 yeom and On•going v regularly or of every opportunity Deyartreems A I=Ad City❑eparurrenes,AO=Attorneys Offiee,CD=Corm.Dev,CO=ceWs off",PA=Fire Dept.,F1=Anonre,NR=Human Resources,17-In formation 7ech., M'0=INoyor's Off.PO=Panes Dept.,PR=Aarks and Recreation.PW=Puhik Works- Meridian Historic Preservation Plan Draft Historic Preservation Plan MUNICIPAL CODE Title 2—COMMMISIONS AND COMMITTEES CHAPTER 1. -ADVISORY COMMISSIONS. 2- 1- 1.—Advisory Commissions. A. All advisory commissions. The following provisions shall apply to all advisory commissions, which shall be defined as commissions created by City Council for the purpose of advising the Mayor and City Council on specific subjects, pursuant to and as enumerated in this chapter. Advisory commissions shall include the Meridian Arts Commission, the Historic Preservation Commission, the Parks and Recreation Commission, the Solid Waste Advisory Commission, and the Transportation Commission. B. Creation of advisory commissions. Advisory Commissions may be established by ordinance, and may be eliminated by repealing the establishing ordinance. C. Duties and authority of advisory commissions. 1. The advisory commissions shall be recommending bodies, and shall make recommendations to the Mayor and City Council, within the scope of each commission' s respective duties, as set forth in this chapter. 2. Each advisory commission shall adopt bylaws for the proper conduct of the commission' s business. All commission bylaws are subject to approval by the Mayor and City Council after recommendation by the Commission. 3. Annually, each advisory commission shall elect a chair and vice chair, who shall serve in such roles for twelve ( 12) months. 4. In addition to duties set forth in the respective commission bylaws, the chair of each commission shall submit an annual report to the Mayor and City Council regarding the Commission' s activities and accomplishments. 5. Volunteer commissioners are not and shall not be authorized to enter into any contract on behalf of the City, to apply for or accept any grant or other funds on behalf of the City, or Meridian Historic Preservation Plan Draft Historic Preservation Plan to make any verbal or written agreement binding the commission or the City. Subject to City policy, City staff may apply for or accept grant or other funds on behalf of the City and/or in the name of a commission or committee. 6. Volunteer commissioners are not and shall not be authorized to enter private property, buildings, or structures in the performance of their official duties without the prior, express consent of the owner or occupant thereof. 7. Advisory commissions and the respective commissioners thereof shall comply with the Idaho open meetings laws, Idaho Public Records Act, and Idaho Ethics in Government laws. D.Advisory commission membership and qualifications. 1. Commission members shall be appointed by the Mayor and approved by the City Council on a vote of a majority of the City Council members, and commission members may, in like manner, be removed or replaced. 2. Each commission shall consist of up to nine ( 9) members. 3. Commissioners shall be over eighteen ( 18)years of age at the time of appointment, except that one ( 1) member of each commission may be designated to represent youth, which commissioner may be under eighteen( 18)years of age. 4. All Commission members and the officers thereof shall be volunteers, and shall serve the City without compensation for such service. This shall not apply to City staff appointed to a commission within the scope of their employment. 5. Each commissioner' s term shall be three ( 3)years, except that each youth commissioner' s term shall be one ( 1)year. 6. A commissioner may be appointed to a partial term to complete a vacating commissioner' s term, or when a new seat is established. 7. If a commission seat is or will be vacant, the Mayor' s Office shall publicly notice the opportunity to apply for the seat. The incumbent commissioner may reapply for the seat. ........................................................................................................................................................................ Meridian Historic Preservation Plan Draft Historic Preservation Plan 8. Commissioners may serve up to two ( 2) consecutive full terms without separate approval. A third or successive term must be approved by a unanimous vote of the full City Council. A partial term shall not count as a term for the purpose of this provision. 9. The mayor shall remove any commissioner who misses one- half(%2) of the meetings held by the commission to which such commissioner was appointed in any calendar year, as of December 31. E. Budget; expenditures;staff support. 1. City Council may provide funds for an advisory commission' s activities through the budgetary process. 2. Any expenditures or contracts related to a commission' s activities shall be administered by the designated City staff member assigned to the commission, subject to City policy. No volunteer commissioner shall be authorized to enter into contracts on behalf of the City, including those related to services, goods, or the acceptance of grant funds. 3. The City Attorney or designee shall be assigned to each commission to provide legal advice and support, and designated staff member( s)shall be assigned to each commission to provide administrative and operational support. F. Meetings. Regular meetings of advisory commissions shall be held at Meridian City Hall, at the date and time specified by City Code. If the regular meeting date falls on a holiday, City election day, or primary or general election day, the meeting shall be canceled or rescheduled, as the chair directs. If a quorum of the commission is not available for a regularly scheduled meeting, the meeting may be postponed to a different date and time, or may be canceled. 2- 1-3. Historic Preservation Commission. A. Establishment;purpose. There is hereby established a Historic Preservation Commission, the purpose of which shall be to advise the Mayor, City Council, and City staff on matters regarding the identification, evaluation, designation, documentation, and protection of buildings, sites, areas, structures, and artifacts which reflect significant elements of Meridian' s historic, architectural, archaeological, and cultural heritage. Meridian Historic Preservation Plan Draft Historic Preservation Plan B. Duties and powers. The Historic Preservation Commission shall be authorized to support, provide input, represent the public interest, and make recommendations to the Mayor, City Council, and City staff regarding: 1. Surveys of local historic properties in Meridian and Meridian' s impact area for the purpose of documenting and identifying significant historic properties, including those potentially eligible for the National Register of Historic Places. 2. The nominations of properties in Meridian and Meridian' s impact area to the National Register of Historic Places. 3. Methods and procedures necessary to preserve, restore, maintain and operate historic properties in Meridian and Meridian' s impact area. 4. Educational and interpretive programs on historic preservation and historic properties in Meridian. 5. Matters relevant to the commission' s purpose in provisions of the City Comprehensive Plan and other planning processes undertaken by local, State, or Federal agencies. 6. Opportunities and actions that may further the protection, enhancement, and preservation of historic properties. 7. The preservation of buildings, sites, areas, structures, and artifacts which reflect significant elements of Meridian' s historic, architectural, archaeological, and cultural heritage. C. Qualifications. All members of the Historic Preservation Commission shall have a demonstrated interest, competence, or knowledge in history or historic preservation. At least two (2) members should have professional training or experience in the disciplines of architecture, history, architectural history, urban planning, archaeology, engineering, law, or other professions related to historic preservation. D. Meetings. The Historic Preservation Commission shall convene regular meetings at Meridian City Hall, 33 East Broadway Avenue, Meridian, Idaho, at 4: 30 p.m., on the fourth Thursday of each month except November and December. Meridian Historic Preservation Plan Draft Historic Preservation Plan Commissioners 2025 Left to Right Patrick Gittings { Debra Pitts Y�A Blaine Johnston John Keller(Youth) Ken Freeze Pam Jagosh Heather Giacomo Zoning Regulations 11-2D-4. Standards in the Old Town district (O-T). The standards for development in the Old Town District are set forth in this section as follows: A. Building height. In the area defined as the city core in chapter 1, any new construction shall have a minimum height of thirty-five (35)feet and a maximum height of one hundred (100)feet.All other areas in the district, the maximum building height is seventy-five (75)feet. B. Number of stories. Minimum number of stories for new construction is two (2) and/or as set forth in the "City of Meridian Architectural Standards Manual". C. Streetscape improvements. Streetscape improvements within the city core shall be designed in accord with the "City of Meridian Public Works Design Standards Manual". D. Residential to commercial conversions. Residential to commercial conversions within old town shall comply with the established standards set forth in the "Architectural Standards Manual" (ASM) and structure and site design standards set forth in Section 11-3A-19 of this title. Where there are site constraints that prevent a conversion from wholly complying with these standards, the applicant may submit for a design standard exception as set forth in the ASM. E. Public and other urban open spaces. When proposed as part of a development, public and other urban open spaces shall have sufficient pedestrian access and be integrated into the overall site design. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005; Ord. 16-1672, 2-16-2016; Ord. 16-1717, 1-3-2017; Ord. No. 21- 1932, § 2, 6-15-2021) Meridian Historic Preservation Plan Draft Historic Preservation Plan Building Code and Other Relevant Standards The City Meridian has adopted the 2018 edition of the International Building Code (hereinafter IBC), as amended by Section 10-1-2. However, the International Existing Building Code (IEBC) establishes minimum requirements for existing and historic buildings. It applies to all occupancy and construction types, regardless of whether they are governed by the IBC. The IEBC is published by the International Code Council. City of Meridian Architectural Standards c�.. n,oan ARCHITECTLIRAL STANDARDS Document created by the City that sets design standards for new structures. Applicable to alterations to exterior building alterations, - including, but not limited to: the addition, removal, or modification of architectural elements, such as doors, windows, awnings, and arcades; building remodels where all or a portion of a structure is modified, including entrances, facades, rooflines, and building tifE�1��� expansions; a change in exterior materials and/or color scheme; or any other alteration that modifies the exterior appearance. The architectural standards provides some relief to historic places with section 11-1B-5. - Nonconforming structure: C. Structures listed on the National Register of Historic Places shall be exempt from the regulations of this section." Informal Historic Property Review Process In order to address the possible modification or loss of historic resources, the HPC staff(in the Parks and Recreation Department) coordinates informally with the Meridian Planning Department regarding permit requests or inquiries to the Planning Department regarding historic resources. The Planning staff utilizes a map layer of potential historic resources to provide for a "History Check" on the map layers routinely maintained by the department. While this map is not as up to date as the information maintained by the State Historic Preservation Office, it does enable a planner to notify the HPC liaison if an application or inquiry is made on or near potentially historic properties. Meridian Historic Preservation Plan Draft Historic Preservation Plan REPORTS & PROGRAMS REGARDING HISTORY AND PRESERVATION l North Main Street Reconnaissance-level Survey (2022—2023) This was a multi-phased report prepared by TAG Historical Research & �nConsulting, that considered 256 properties surveyed in two phases. Fieldwork took place in August 2022 (Phase 1)and May/June 2023 (Phase 2). The report summarizes the field work conducted over 37 city blocks located south of Cherry Lane/Fairview (west of E. 4th Street Avenue, north of Broadway Avenue, and east of NW 1st Street), as well as the review of Idaho Historic Sites Inventory (IHSI)forms, online newspaper, SHPO recorded sites and surveys and previous surveys North Main Street done by the city. See page 7 Project Boundaries and page 8 for Potential Reconnaissance-level Survey Historic Districts Maps. Memo to City of Meridian Historic Preservation Commission (Landmark Program) (2024) MEMO TO CITY OF MERIDIAN HISTORIC J-U-B was commissioned to draft a memorandum to consider and p PRESERVATION COMMISSION summarize the viability of a local landmarking program. The Landmark Program memorandum discusses the steps and procedures that are needed to create a landmark program if the city were to pursue the option. This memo gave the pros and cons of the landmark program and other municipalities that utilize similar programs. The HPC provided this ==" dm Ma ate = memorandum for review by the Mayor and City Council Meridian History Center(https://historycenter.mld.org) Meridian Public Library maintains Meridian History Center; materials are available for the public to view in a space off the City Hall. The history center also offers the community to learn about local history on a self-guided tour. The Meridian Public Library also offers digitized versions of historic documents. https://www.mld.org/resources/historV Meridian Walking Tours (North and South) The city provides printed booklets in city hall and an interactive app that guides residents on self-guided walking tours that highlight historic structures and sites. The city website offers an online version with information on all sites along with historic pictures. The HPC also provides guided tours in person for special events. History) City of Meridian Meridian Historic Preservation Plan Draft Historic Preservation Plan Settlers Make the Desert Bloom (Video of Meridian History I City of Meridian) This video provides a condensed version of historian Lila Hill's, "Settlers Make The Desert Bloom" presentation. Along with this video is a link to Meridian History Center collection (see above). Meridian Historic Preservation Plan Draft Historic Preservation Plan Meridian Survey 2022.2023 Project Boundaries&Recorded Properties a C". Settlers Canal W Cherry Ln E Fairview Ave — — r • 41 NdGgldl Reglsear Eliglpklkty L ■ Eligible • Pw7 • L%tetl ' W ■ Noteligible eoweary # • # 45ruber Ave r Elm Ave • ■ m • r ■ in • • • z y • / • A Ba ley Ave � � ■ � N ■ N in Mapte Ave r ry a • ■ r � .# w■ w ■ x # r • Cherry Ave ■ • r ■ LU ■ rc ■ ■ • e W Washingtor Ave r &E rfaa/ingtW Are • E VshingVn&ve m ■ • x r • ■ • • • W Calron Ave! Ij Saqgdb Ave I-# ■ • / y ■ ■ ■• •■■• • • • • • • • r • ■ W Sty Ave •■lk State At, � * # ■ 9 / •• • ■ � • w • ■ # •r#r # • •r/ • • • • r•r■ / r ■ W Pine A IQ ■ ■■ ■ ■ • E P%,-Piro■ ■ ■ ■ a ■ # #■•# # • ■ • ■ n w / w / ■ m N � � # • • ■ • • • •## r; M z / w a W Idaho A ■ # E Ida ## r • / #■ r dD Q ■ ! / *gee • W aroabwaiPAVO i WOR oadway Ave •7 I 0.2 0.3 0.4 Milg$ Esn-HERE,CeLarme.Mapmylndia 0 OpenSireeWap contributors and the GI user ca mmunify Meridian Historic Preservation Plan Draft Historic Preservation Plan Meridian Survey 2022.2023 SeNir:r.s G;!f7ai W Cherry La Potential Historic Districts I National Register Eligibility Contribuing e Non-Contributing QHistoric District Boundaries QProject Boundary N Gruber Ave c Elm Ave x N VJ z North Main Street Bac ley Ave N 3 Potential Historic District N W Maple Ave v w w II! N Cherry Ave y Lu rn `I L r 1 w m W Washington Ave .R E VV ishington Ave I E Washington Ave `a z I� W Carlton Ave E ran Elemen ary School W State Ave E State Ave v M w W Pine A e E Pine Ave Ll Vl rn East Idaho Avenue Potential Historic District f1f '0 W Idaho Ave E Idaho® a 3 N z A W Broa Fyn H=RE.pel.nrme.Ma nr-, India •;!Q pp n i-re e!R•!ap con In hr i':1r5 a-:1 EhE C;:S user carnnunily Meridian Historic Preservation Plan Historic Preservation Plan City of Meridian Historic Preservation Plan E I D I A N I DA HO 1 Historic Preservation Plan Table of Contents 1 I Introduction ........................................................................................................................... 5 A. The Importance of Historic Preservation..................................................................... 6 B. The Historic Preservation Plan ................................................................................... 6 2 I Preservation Programs and Regulations............................................................................... 9 A. National Preservation Program .................................................................................10 i. Governmental Agencies ............................................................................................11 ii. Non-Profit Organizations ...........................................................................................12 3 I Meridian History and Historic Properties ..............................................................................13 A. Indigenous History in Southern Idaho........................................................................14 B. Irrigation: The Making of Meridian..............................................................................15 C. Transition From Rural Center to Urban Community...................................................16 D. Meridian's Origins in the Dairy Industry......................................................................17 E. Modern Meridian........................................................................................................17 F. Historic Properties .....................................................................................................18 4 I Meridian HPC.......................................................................................................................23 A. Establishment of the Meridian HPC ...........................................................................24 B. Meridian HPC Programs............................................................................................25 i. Education, Community Engagement, and Outreach ..................................................25 ii. National Register District Survey ...............................................................................26 iii. Local Landmarking ....................................................................................................26 5 1 Goals, Objectives, and Strategies for Future Preservation Efforts........................................28 A. Goals, Objectives, and Strategies..............................................................................30 B. Implementation..........................................................................................................34 6 1 References...........................................................................................................................36 7 1 Appendices ..........................................................................................................................37 Appendix A Public Involvement Summary Appendix B Public Survey Results Appendix C Laws and Regulations Appendix D List of Historic Surveys Appendix E City Code and Plans Review 2 Historic Preservation Plan Acronyms Used Ada County Dairymen's Association (ACDA) Ada County Historic Preservation Council (ACHPC) Certified Local Government (CLG) Historic Preservation Fund (HPF) Historic Preservation Plan (HPP) Idaho Cultural Resource Information System (ICRIS) Idaho State Historical Society (ISHS) Meridian Development Corporation (MDC) Meridian Historic Preservation Commission (HPC) Meridian Library District (MILD) Nampa and Meridian Irrigation District (NMID) National Alliance of Preservation Commissions (NAPC) National Historic Preservation Act (NHPA) National Park Service (NPS) National Register of Historic Places (NRHP) Secretary of Interior (SOI) State Historic Preservation Office (SHPO) Strengths, Weaknesses, Opportunities, and Threats (SWOT) Tribal Historic Preservation Office (THPO) 3 Historic Preservation Plan Acknowledgements City of Meridian Mayor Robert Simison City Council Luke Cavener, President Brian Whitlock Liz Strader Doug Taylor John Overton Anne Little Roberts Historical Preservation Commission Blaine Johnston, Chair Patrick Gittings, Vice-Chair Ken Freeze Heather Giacomo Harold Gregory Wilson Hailey Stewart Debra Pitts James Abdel-Monem (Youth Commissioner) Jack Keller (Youth Commissioner) City Personnel Cassandra Schiffler, Arts and Culture Coordinator This project has been conducted with the support of the National Park Service(via Idaho State Historic Preservation Office CLG Grant).The activity that is the subject of this publication has been funded in part with Federal funds from the National Park Service,Department of the Interior,and administered by the Idaho State Historical Society.However, the contents and opinions do not necessarily reflect the views or policy of the Department of the Interior or the Idaho State Historical Society.This program receives Federal funds from the National Park Service.Regulations of the U.S. Department of the Interior strictly prohibit unlawful discrimination in departmental Federally Assisted Programs on the basis of race,color,national origin,age,religion,or handicap.Any person who believes he or she has been discriminated against in any program,activity,or facility operated by a recipient of Federal assistance should write to: Chief,Office of Equal Opportunity Programs,United States Department of Interior,National Park Service,1849 C Street,NW,MS-2740,Washington,D.C.20240 J-II-B FAMIrLV OF COM PANIES THE ® LAN ('J•u� ® GATEWAY LANGGGN MAPPING GROUP _ INC. J•U•B ENGINEERS,INC. 4 Historic Preservation Plan 1 Introduction ! ._ Ill •1 .�� 't�'r.� - �" k- �l � Pill _. 4 �1 �•T + - 5 Historic Preservation Plan Meridian's rich history is illustrated in many buildings and sites that possess architectural and historical interest. Whether they are 19th-century and early 20th-century farmsteads or early 20th-century downtown or residential buildings, these historic resources make an important contribution to Meridian's sense of place and economy. The Meridian Historic Preservation Commission (HPC) seeks to preserve historically significant areas and structures within the City of Meridian to honor and preserve its heritage for future generations. A. The Importance of Historic Preservation' Historic preservation addresses the conservation, adaptive reuse, renovation, and/or interpretation of buildings, structures, neighborhoods, and landscapes that help relate the story of Meridian. Appreciation of the history of the community, along with an understanding of how it became what it is today, will help to ensure a bright future grounded in the authentic past. The City of Meridian has already identified the preservation of historic resources as part of the Comprehensive Plan's goa12 to maintain Meridian's small-town character. The ability to foster a strong sense of place is widely recognized as one of the key motivations for historic preservation. Historic buildings, landmarks, and sites play a vital role in shaping the identity of cities and counties across the nation. While adherence to Federal, State, and local regulations remains a fundamental reason to study, document, and protect these resources, there are also deeper social and cultural benefits. Historic structures often serve as beautiful gathering spaces, meaningful personal landmarks, and tangible representations of our collective history. Some of these benefits may be summarized as follows:' • Historic rehabilitation is a cost-competitive and environmentally sustainable alternative to new construction. • Preservation is a proven element to revitalizing historic downtowns for residents and visitors, adapting abandoned buildings for new uses, and providing ideal spaces for small businesses. • Preservation creates jobs employing craftspeople to reuse existing buildings through repair and renovation. • Properties within historic districts experience value increases in strong markets and retain value in slower markets. • Small businesses and start-ups gravitate to historic buildings for their size and charm. B. The Historic Preservation Plan The HPC has been utilizing the Historic Preservation Plan (HPP) since 2014. It was "intended to provide the City of Meridian and the Historic Preservation Commission with goals and objectives and provide the step-by-step guidance to achieve them." (City of Meridian, 2014) Based on changes in the community over the past decade, and a recommendation from State Historic Preservation Office (SHPO) to update plans approximately every ten years, the HPC ' 2014 City of Meridian Historic Preservation Plan 2 City of Meridian Comprehensive Plan (2019) Section 5.2 3 Rypkema, D. D. (2005) 6 Historic Preservation Plan determined that a new HPP was in order. In early 2025, the HPC initiated a planning process with a preservation consultant, with discussions regarding the purpose and objectives of the process and the proposed timing of the outreach opportunities. During the planning process, a Strengths, Weaknesses, Opportunities, and Threats (SWOT) Workshop was held on February 27. The purpose of the workshop was to establish primary issues and concerns with members of the Commission and selected members of the community who are active in preservation efforts. A summary of feedback is depicted in Table 1, and meeting notes are provided in the Public Involvement Summary (Appendix A). On March 20, a website went live that allowed residents to stay up to date with the HPP process and receive notifications for public events. A survey was created and uploaded to the website on April 8 and ended on May 12, with 114 responses received (refer to Appendix B for full survey results). The city sent out a press release in April informing the public about HPP-related events such as the public survey, a community-based historic walking tour, and a public open house. This press release provided a link to the Meridian HPP website. The city hosted a public outreach event and historic walking tour on April 19 at Hidden Gem Events/Tolleth Home from 11 am to 1 pm, which attracted 23 participants. The event allowed the public to ask questions about the plan and the process, as well as complete the online survey on laptops provided at the venue. A walking tour was conducted prior to the event as an opportunity to see some of the historic resources present in Meridian and to provide context on the importance of historic preservation. On June 4, an HPC special meeting was held to review survey results and discuss draft Goals, Objectives, and Strategies. The second public outreach event was held on June 21 at the local Main Street Market. A booth was reserved where participants could review the draft Goals, Objectives, and Strategies. At this booth, participants could add a sticker next to the draft goals and strategies that represented whether they support, do not support, or are neutral. Post-it notes were provided for participants to leave comments or to suggest additional objectives. The HPC provided the Goals, Objectives, and Strategies to the SHPO and reviewed them internally with the Planning Division and at a City Council workshop. The City Council workshop was hosted on September 9, and comments received from the Council were reviewed at the HPC meeting on September 25. Council feedback showed support for historic preservation, with an emphasis on finding a balance between preservation and future development. There was a preference among Council members for the HPC to remain an advisory body, not a regulatory one. On October 16, a draft copy of the plan was provided to SHPO for review. At the same time, the draft plan was uploaded to the City's HPP website to provide the public with the opportunity to review the Draft HPP. The website was also utilized to announce the public workshop with the HPC on November 14 to discuss the Draft HPP. The HPC moved to adopt the plan on December 12, 2025 and plans to move forward with adoption by City Council at a future City Council meeting. 7 Historic Preservation Plan Table 1: HPC SWOT Analysis Results Summary Strengths (things we do well): Weaknesses (areas for improvement): -Residents love Meridian's historic buildings - There are no regulatory measures for saving - HPC members are diverse, dedicated, and historic buildings. engaged - City ordinances/processes do not encourage - HPC receives funding and superb staff support new development to be compatible with historic - Good online resource information (city buildings. webpage) - Not enough engagement with the public (historic - Existing 2014 Historic Preservation Plan building owners). - HPC communicates and works well together; - HPC does not participate in City land use commissioners are engaged application reviews. - Good use of City and State funds - City ordinances do not allow/require HPC -Walking tours: iPhone and Android App + in- engagement. person tours - HPC burnout (loss of Commission members) -Walking Tour Pamphlet - Things take a long time (grants, projects, - Dedicated historic core "Old Town" processes) - Mix of old and new residents - There is no funding for private development of - Successful projects (recent property survey, historic properties Speedway listing, Orchid award) - Cost of preserving buildings - Good press - No distinct "look"for historic area - Not a large inventory of historic buildings Opportunities for growth): Threats to success): - Engage P & Z/ Mayor, Building Department, - New construction/growth. and Council in historic - No regulatory tools for HPC. preservation - Serve at pleasure of Mayor/City Council. - Could participate in the development review - Lack of funding (SHPO/HPC grant money is not process secure). - Room for improvement in technology for - Availability of funding is uncertain, not walking tours guaranteed - Partnering: Ada County HPC, SHPO, Meridian - Suburban development = threat to historic Library District, Meridian Development agriculture farm ground and infrastructure Corporation (MDC) resources - Could use $$ to support historic renovations - Newcomers do not appreciate Meridian's history - Could use $ to advertise/promote events - Cost of preservation - Develop a communication plan (for more - MDC main Urban Renewal Agency (URA) education, for storytelling, outreach) district will sunset soon - Historic property owners - Develop ways to support individuals interested may not be interested in preservation in Historic Preservation - Doing nothing! - MDC fagade program - Define what we want for design style -Work together to identify design objectives - Develop a list of resources - HPC involvement on re-app meetings 8 Historic Preservation Plan 2 Preservation Programs and Regulations H A L L N C 6 u Y T E R 9 Historic Preservation Plan A. National Preservation Program a The cornerstone of our nation's program to protect historic, cultural, and natural resources is the National Historic Preservation Act of 1966 (NHPA). The NHPA establishes that the government will provide leadership in the preservation of historic resources and will administer a national preservation program on federally owned lands, in partnership with states, Indian tribes, and local governments. In addition, the Act establishes that Federal policy should contribute to the preservation of non-federally owned historic resources and provide encouragement to organizations and individuals undertaking preservation by private means (ACHP 2008). The NHPA also authorizes the Secretary of the Interior to maintain the National Register of Historic Places (NRHP), which recognizes historic properties of national, state, and local significance. It is composed of districts, sites, buildings, structures, and objects significant in American history, architecture, archaeology, engineering, and culture. The National Register is the nation's official list of historic properties that have been determined worthy of preservation. Listing in the NRHP is an honorary recognition, recognizing the importance of a historic resource without placing any obligations or restrictions on the resource owner. Listing does not give the Federal government any ownership rights or regulatory controls with respect to a property. To support the work outlined in the NHPA, the Historic Preservation Fund (HPF) was established in 1977. Funding is provided from oil and gas lease revenues (not tax dollars) and Congress annually appropriates monies to States and Territories, Tribes, local governments and non-profits to address numerous historic preservation priorities. The Certified Local Government Program (CLG) was created under the NHPA to ensure that local governments will be eligible to receive technical and financial assistance to strengthen their local historic preservation efforts and expand their historic preservation activities. The program is jointly administered by the National Park Service (NPS) and State Historic Preservation Office (SHPO), who work with each local community, through a certification process to become recognized as a CLG. The local commissions then become an active partner in the Federal historic preservation program and eligible for grant monies through the HPF. CLGs agree to enact and enforce historic preservation ordinances by the appointment of boards of historical and architectural review or historical commissions, and by commenting on National Register nominations within their jurisdiction. In addition, they agree to provide an annual report of their preservation activities. Federal and State laws that form the backbone of historic preservation as we know it today originated with the passage of the NHPA. As described above, the NHPA established a partnership between the federal government and state, tribal, and local governments that is supported by federal funding. The NIPS provides matching grants-in-aid from the Historic Preservation Fund (HPF) to SHPOs, Tribal Historic Preservation Officers (THPOs), and CLGs. Appendix C presents brief descriptions of relevant federal, state, and local laws. 4 2014 City of Meridian Historic Preservation Plan 10 Historic Preservation Plan i. Governmental Agencies The Advisory Council on Historic Preservation (ACHP) was established under the NHPA. It is the only entity with the legal responsibility to encourage federal agencies to factor historic preservation into federal project requirements. The mission of the ACHP is to promote the preservation, enhancement, and productive use of our nation's historic resources and to advise the President and Congress on national historic preservation policy. A key role of the ACHP is to guide the Section 106 (of the NHPA) process that requires Federal agencies to take into account the effects of their undertakings on historic properties. The Council is comprised of designated Cabinet members as well as political appointees and ex officio representatives. The National Park Service (NPS) is a part of the U.S. Department of the Interior and is the primary federal agency administering the national historic preservation program. In addition to preserving unimpaired natural and cultural resource values of the National Park system, the NPS collaborates on many other programs, including National Trails, National Historic Landmarks, Heritage Areas, Federal Historic Tax Credits, and the NRHP. The NPS provides technical assistance to sites, communities, and non-profit organizations to protect natural and cultural resources. With the adoption of the NHPA, a system of statewide agencies -- SHPOs -- was created to co-direct and administer programs of the NPS. The Secretary of the Interior is a member of the ACHP, and the National Conference of SHPOs also has an ex-officio role on the ACHP. The Idaho SHPO is a division of the Idaho State Historical Society, a state agency. The Idaho SHPO offers technical assistance on survey and inventory of cultural resources, the NRHP, Federal tax incentives for rehabilitation of historic buildings, State review of Tribal, Federal, and State projects (Section 106 review), planning and outreach. The SHPO also administers the CLG program. As described above, this program enables cities and counties to form local commissions, adopt relevant ordinances, and assume the responsibility for identifying and preserving important cultural resources within their communities. They are also encouraged to apply for funding to support these activities, from the SHPO (which they receive as part of the HPF). The Idaho SHPO is currently updating the statewide Historic Preservation Plan. The Ada County CLG was established in 1988, along with the Ada County Historic Preservation Council (ACHPC). The goal of the ACHPC is to preserve Ada County's heritage by documenting structures and sites with historic value and to educate the general public on preservation activities. The Council has the authority to conduct surveys of local historic properties, cooperate with outside agencies toward historic preservation objectives, make recommendations, participate in local planning processes, and promote awareness of the importance of historic preservation through education and outreach. The ACHPC is currently updating their HPP. 11 Historic Preservation Plan ii. Non-Profit Organizations The National Trust for Historic Preservation (National Trust), founded in 1949, leads the privately funded non-profit historic preservation movement in the United States. The National Trust works to "save America's historic sites, tell the full American story, build stronger communities and invest in preservation's future." In addition to operating historic sites across the country, the National Trust provides advocacy and legislative support, educational programs including the annual National Preservation Conference and awards program, research publications and member magazines, and a variety of grants that enable community organizations to undertake preservation activities (preservation planning, building assessments, educational outreach, etc.). National Trust subsidiaries and affiliates include Main Street America, National Trust Community Investment Corporation, National Trust Insurance Services, and National Trust Tours. Preservation Idaho is a statewide non-profit historic preservation organization. Established in 1972 by a group of Idahoans concerned with the alarming rate at which historic sites were lost, the organization continues to encourage action by members in communities throughout Idaho to save their historic resources. The organization's mission is "to preserve Idaho's historic places through collaboration, education, and advocacy." The volunteer board of directors includes representatives from across the state, but the organization's part-time Programs Director is in Boise. Signature events include an annual Orchids and Onions awards program and regular summer Archwalks and Walk About Boise and Idaho Falls tours. Focus areas of advocacy include the Idaho Architecture Project, Idaho Modern, Idaho Heritage Barns, and a state Historic Tax Credit. The Idaho Heritage Trust(IHT) was founded in 1989 as part of the Idaho Centennial Celebration "to preserve the historic fabric of Idaho, including historic buildings, sites, archaeological sites, and artifacts." Funding is largely earned from the proceeds of the iconic Idaho Centennial license plate design trademark, although they also receive private donations. In turn, IHT awards competitive matching grants of up to $10,000 to worthy projects during an annual grant cycle. For over 30 years, they have supported preservation projects in every Idaho county. A professional executive director is based in Boise, staffing a statewide board made up of volunteer regional representatives and supported by regional committees. Technical assistance is also provided by historic architects and archivists outside of the grant cycle to support project development and execution. 12 epy�� LJ y -Yy 7A93 Historic Preservation Plan �r70N G Meridian History • Historic Properties IJ64 •y - r Meiidian Speedway1968 1 Broadwater, Historic Preservation Plan The City of Meridian's history is rooted in Ada County's early homesteading and railroad eras. Since the town was incorporated in 1903, it prospered with the enhancement of irrigation across the Boise Valley, growing slowly and steadily through most of the 20th century, adding houses, schools, churches, and shops. With the construction of Interstate 84, the city expanded quickly; more than doubling in population between 1970 and 1980 and more than tripling between 1990 and 2000. This exponential growth has included expansion of the city limits and continues to outpace past population increases during the first quarter of the 21st century. This chapter includes the history sections of the 2014 Historic Preservation Plan, as well as segments of a pre-history prepared by Antonia Hedrick for the City of Meridian. Properties that are currently listed in the National Register, as well as those eligible for listing, are also identified at the conclusion of this chapter. A. Indigenous History in Southern Idaho5 Archaeological evidence dates humans inhabiting a nearby lava bubble, Wilson Butte Cave, from 425 years to 15,000 years ago. Shoshone oral history speaks of "a serpent (who) was angered by the lightning of the thunderbird, coiled around a mountain and squeezed it until liquid rock flowed. Fire shot from cracks, and the mountain exploded. As the rock cooled, the snake was caught in the lava, where it remains today."5 Newenee (The People) are the ancestors of the Shoshone, Bannock, and Paiute peoples who have lived here since time immemorial. Over thousands of years, Newenee culture, languages, and technologies became precisely adapted to the land. Intimate biological, ecological, and geographical knowledge was key to flourishing here. With this traditional knowledge, Newenee moved seasonally throughout their territories, harvesting, gathering, hunting, and fishing for all their needs.' Newenee had numerous bo'i(trails) extending all along the Snake River from its headwaters rich in big game, connecting to all the great agai(salmon) fisheries, and camas prairies. Roads meeting here also extended northward to the Salmon River country and southward to the Pinyon Pine nut habitats. The "Oregon Trail"—like all emigrant trails—is a recent name given to an ancient bo'i. The Treasure Valley was called Sehewoki'i or "Willows Standing in a Row"by Newenee. They were drawn to the clear rivers (Snake and Boise)flanked by green trees. They followed ancient bo'i—Shoshone for "trail." Bo'i extend in all directions, connecting the Boise and Snake rivers from their headwaters to the great salmon fisheries, root grounds, mineral and hunting areas.$ An agreement was reached in 1866 on the Bruneau treaty between the Shoshone and Paiute people and Caleb Lyon, the second governor in the Idaho Territory. Although a verbal accord was reached, this treaty, like the 1864 Fort Boise Treaty, was never ratified. As migrants moved 5 Hedrick, A. 6 Gruhn, R. "The archaeology of Wilson Butte Cave" Gruhn, R. "A collection of artifacts from Pence-Duerig Cave" 8 ISU, Digital Geology of Idaho 14 Historic Preservation Plan in, mined and homesteaded, tensions grew, and Sehewoki'i Newenee—Treasure Valley People—were forcibly removed from this valley. The Shoshone and Bannock people were removed to the Fort Hall Indian Reservation in Idaho. Other Shoshone and Paiute people were removed to the Duck Valley Indian Reservation in Idaho and Nevada. More Paiute people were removed to the Malheur Indian Reservation in Oregon. And more Paiute and Shoshone people were removed to the Fort McDermitt Indian Reservation in Oregon and Nevada. The Confederated Tribes of Warm Springs were removed to the Warm Springs Indian Reservation in Oregon. Tribal members on those reservations are living descendants of the original people, Sehewoki'i Newenee—The Treasure Valley People.' Irrigation: The Making of Meridian" Meridian's history, like the history of many southwestern Idaho towns, is linked directly to irrigation and the development of productive farmland from arid lands. The first settlement in the area was near Five Mile Creek, the closest source of water. Enough people were in the area by 1885 to open a school. The Idaho Central Railway constructed a line from Nampa to Boise in 1887. The following year, the U.S. Postal Service established a mail drop on the railroad at a point midway from Nampa to Boise. The drop was named "Hunter," after John Hunter, who was superintendent of the Idaho Central. A trading center began to develop at the railroad, and in August of 1893, C. G. Zenger filed a plat for a new town, to be named "Meridian," after its location on the Boise Meridian line. (In 1867, a north and south survey line) was established as the basis for the State's land survey.) The post office name was changed to Meridian in April 1894.11 Irrigated agriculture was key to Meridian's development. The Settlers Ditch Company was established on October 30th, 1884. The original locators of the canal and water rights were Christian R. Purdum, Adolphus Purdum, and William H. Smith. They made their filing on October 17, 1884, claiming water to irrigate land west of Boise City. The canal began on the south side of the river at a point at the head of the Government Hay Reservation, now known as Ann Morrison Park. According to the Settlers Irrigation District, today the canal measures approximately 20 miles in length with 95 miles of laterals. Water deliveries for the main canal begin at North Mitchell Street in Boise and end approximately one-half mile west of Black Cat Road, dumping into the Five Mile Drain. Water deliveries for the south side of the Settlers Canal begin west of Five Mile Road and south of Ustick Road, eventually dumping into a Nampa and Meridian Irrigation District (NMID) drain below Black Cat Road. Although the Settlers Ditch Company was organized in 1884, it was not until 1886 that the ditch began to take shape. Initially, the ditch was to be constructed by the farmers who were settling in the western part of Ada County. Unfortunately, the farmers were unable to complete the work themselves. In 1885, they signed a contract with Alexander McGee and James Stewart, organizers of the Phyllis Canal Company. Under the terms of the contract, McGee and Stewart 9 The Shoshone-Bannock Tribes 10 2014 Meridian Historic Preservation Plan 11 History of Meridian, City of Meridian website 15 Historic Preservation Plan would continue construction of the ditch. When McGee and Stewart failed to complete the work, the farmers took the ditch back. They were able to persuade a few local businessmen to purchase stock in the canal company. In 1887, John Lemp took over direction of the Settlers Ditch, which then became known as the Lemp Canal. Under Lemp's ownership, the main canal was completed in 1891, extending approximately eight miles from the head gate. A system of laterals was constructed to provide water to the farmers. By 1896, so many settlers had taken up land under the Lemp Canal that even running to its full capacity, it was no longer able to supply the water demand. In 1901, Lemp sold the project to the newly organized Settlers Canal Company Ltd. which continued its operation. The name of the main canal was changed back to the Settlers Canal. C. Transition From Rural Center to Urban Community The Nampa Meridian Irrigation District (NMID), established in 1904, is also important to Meridian's agricultural history. The Farmer's Lateral is associated with the Ridenbaugh Canal system, which was the largest pre-federal irrigation project in the Boise Valley. In 1877, William B. Morris, an early Boise City settler, claimed over 17,000 acres under the Desert Land Act on the first bench above the south bank of the Boise River. He then sold part of his interest to other settlers who needed an irrigation system. He hired these future farmers to begin construction on a large canal that would not only serve irrigation purposes but also transport lumber and provide power for a sawmill. Seven miles of canal were completed when Morris died in 1878. After his death, the capital to expand the canal system evaporated, and his widow, Lavinia and their nephew, William Ridenbaugh, to whom ownership of the canal had passed, could only afford to oversee the seven miles of canal that had already been built. However, farmers who had purchased land from Morris wished to keep their property and to do so needed to provide water to their acreage under the Desert Land Act. They continued to expand the canal in small increments until Ridenbaugh sold the canal and water rights to the Central Canal and Land Company in 1889. This company invested $67,000 over the next two years but became discouraged with the limited capital return and sold the canal to the Boise City and Nampa Irrigation Land and Lumber Company (BCNILLC) in 1890. The Ridenbaugh canal system was sold again in 1894 for$123,149.00 to the Boise City Irrigation Land and Lumber Company. By this time, the main canal was 51 miles long and supported 271 miles of secondary canals and laterals. Additional facilities included 23 large gates, 109 check gates, 296 taps, 280 weirs, 33 culverts, two flumes 500 feet long, and several smaller flumes. By 1903, the estimated construction cost of the Ridenbaugh system was more than $405,000. The financial burden of maintaining the canal network eventually became too great, and the Boise City Irrigation Land and Lumber Company sold the Ridenbaugh Canal to the NMID in 1906. NMID was formed in 1904 following the enactment of House Bill 266 by the Idaho Legislature five years earlier. The legislation provided for the organization of irrigation districts that would manage water delivery systems throughout Idaho. The act gave each district the authority to construct, purchase, or otherwise obtain the necessary water rights, irrigation works, canals, 16 Historic Preservation Plan and ditches, including those built or in the process of construction by private owners, and to provide landowners with sufficient water for irrigation. NMID is the source for most of the irrigation in the immediate area. Meridian (old town) is all served by the Hunter Lateral, which extends from the Ridenbaugh Canal northwest through Meridian Cemetery and continues to the north where it meets the Settlers Canal. Irrigated agriculture encouraged settlers from Missouri, Iowa, and other areas to settle in Idaho, taking up land surrounding Meridian and establishing farms. Around the turn of the 20t"century, settlers established fruit orchards and built fruit packing businesses and prune dryers along the railroad tracks. Local orchards produced many varieties of apples and Italian prunes. Production continued through the mid-1940s, when it was no longer profitable and the packing businesses closed. D. Meridian's Origins in the Dairy Industry As the population of southwestern states grew in the early 20t"century, so did the demand for dairy products. The increased demand came at the same time as the introduction of concrete silos and other technological advances, which in turn brought more farmers to dairy production. Meridian's location near both the Oregon Short Line and the interurban track system (connecting communities from Boise to Caldwell) was a great benefit to the dairy industry. Farmers used both the railroad and the interurban lines to ship their milk to creameries and cheese factories. Meridian was the site of a creamery as early as 1897, when the Meridian Creamery was incorporated, and a cheese factory was established in 1913, part of an agricultural boom which continued into the years of World War I. When the war ended, prices fell dramatically for grain, cattle, and sheep, but farmers persevered. Respected and long-time Meridian historian Lila Hill noted that the Ada County Dairymen's Association (ACDA) creamery was the center of the area's economy from 1929 to 1970. Buildings related to the ACDA creamery formed the core of downtown Meridian. World War II brought another boom to Meridian. Some returning veterans used the loan programs of the Serviceman's Readjustment Act of 1944 (popularly known as the GI Bill) to purchase existing farms where they raised cattle feed for their dairy herds and sold milk. By the mid-1950s, in addition to being a thriving agricultural center, Meridian was also home to several industries: the ACDA creamery, two lumber processing plants — Brock Lumber and Meridian Moulding--and the Storey Hatchery. Agricultural and industrial growth also led to a housing boom. Five new subdivisions were added to the city between 1948 and 1950.12 E. Modern Meridian In 1944, Julius M. Kleiner purchased land from the Morrison Knudson Company and changed it from a storage yard into a dairy farm, which operated until the 1970s. Kleiner was an influential community member and owned a significant amount of land, including the areas known today 12 Scenic Idaho, Vol. 5, 1950 pp. 30-31. and Vol. 11-2-1956. Pp. 4-5. 17 Historic Preservation Plan as Julius M. Kleiner Memorial Park and the Village shopping center. Gene Kleiner donated the property to the City in 2010 and two years later the City created Memorial Park. Meridian Speedway, built in 1950 and one of the city's most recent additions to the National Register of Historic Places, has been a gathering place for residents and visitors for generations. In 1966, Interstate 84 was constructed in Idaho, providing a new entry to Meridian. Within a few decades urban development would extend to areas near and around the freeway. With the population steadily growing and the need for housing increasing, the city slowly began moving from being agriculturally dominated to a more urban mix of residential, industrial, and commercial uses. Large sections of land that were previously farms were slowly molded into commercial strips and hubs. As employment centers grew in both Meridian and Boise, the need for housing continued with one of Meridian's largest population booms occurring in the 1980s. As the city expands, historic agricultural buildings, structures, and landscapes will continue to face the possibility of demolition. The city continues to grow; the population in 2025 has risen to approximately 147,34013. The city has grown from a dairy farm town to an economic hub but has not forgotten its roots. Historic buildings are concentrated in the old town, and agricultural buildings remain where the city has yet to expand. F. Historic Properties Within the city limits, there are several properties listed in the NRHP. The NRHP is a program of the NPS, and as stated in the National Register Bulletin 16A preface, "is the official Federal list of districts, sites, buildings, structures, and objects significant in American history, architecture, archaeology, engineering, and culture. Table 2 presents the properties in the city that are currently listed in the NRHP. Figure 1 presents the inventory of NHRP listed, NRHP eligible, not eligible, and unevaluated historic resources. For a full list of completed historic surveys conducted in Meridian, see Appendix D. When survey of historic properties is conducted, the qualified preservation specialist evaluates the eligibility of each resource (or group of resources) according to the criteria established by the SOI and the SHPO. This requires documentation of construction date, original building use/ function, and building form/architectural style. Furthermore, the properties are evaluated for significance and integrity. The former is the importance of a property to the history, architecture, archaeology, engineering, or culture of a community, state, or nation. To be listed, properties must have significance in one of the following areas: Criterion A: association with events, activities or broad patterns of history, Criterion B: association with the lives of people significant in our past, Criterion C: embody distinctive construction characteristic(s) etc. Criterion D: have yielded or be likely to yield information in prehistory or history. The property exterior is also evaluated for integrity; that is, a site must retain physical characteristics or elements that convey the period for which they are considered significant. Some of these elements include location, design, setting, materials, and workmanship. 13 Community Planning Association of Southwest Idaho. 18 Historic Preservation Plan Table 2: Listing in the National Register of Historic Places National Register Number Name Address 05001599 R.H. and Jessie Bell House 137 E. Pine Street 05001600 Clara Hill House 1123 N. Main Street 82000210 E.F. Hunt House 49 E. State Street 82000223 Meridian Exchange Bank 109 E. 2nd Street 03000122 Mittleider Farmstead Historic District 575 Rumple Lane (non-extant) 08000905 Mountain States Telephone and 815 N. Main Street Telegraph Company Building 82000227 Halbert and Grace Neal House 101 W. Pine Street 96001506 Tolleth House 134 E. State Avenue 100008284 Meridian Speedway 335 S. Main St In addition to the properties listed in the NRHP, past surveys have yielded valuable information regarding other properties within and near the City of Meridian. Figure 1 presents the inventory of NHRP listed, NRHP eligible, not eligible, and unevaluated historic resources as determined by these previously conducted surveys, listed in Appendix D. Since some of these surveys have occurred over a decade ago, some of the resources listed as NRHP eligible (refer to Table 3) may no longer be extant. A cursory review indicates that many of the resources, particularly the farmsteads, have been lost. Future studies or survey efforts could confirm and update this information. 19 Historic Preservation Plan Figure 1:Historic Resources Map • _ [5nj McMillan • is - • T_ u • 'sttkk� j• • • is Y � E � o¢ Cherry • Pin • �•�+. • Franklin o - • • Ov'land 9 - is Victor • FairN¢w Ave m •c Amity __ •� Wa•k'ngtan Ave 1 - Statc Avc Lakc Hazel 1 o Be Pinc--A— • e o 0 Idaho nvP ja s ° � 1 s Broadway Ave Ne.idi.r City ll--, • y Historic Resources-Sumey Results - _ calumb:a is YRMP Lis[c-rl 0 •8.—,St — I NRH P Ekigible ®Not Eligible L —1—d .os• - NRHPEIigible Linear Resource 6g� --Not EEiglble 'F—kli,Rd Meridian Historic Preservatlen Plan l Historic Resources 20 Historic Preservation Plan Table 3: Eligible NRHP Properties IHSI # Name Address Year 01-25573 Portfolio 1409 N. Main St. 1954 01-25570 Marguerite And Carl Patch House 1311 N. Main St. 1936 01-25569 Accent Funeral Home 1303 N. Main St. 1937 01-25568 Saucerman Construction 1233 N. Main St. 1954 01-25566 St Frances Cabrini Catholic Church/Meridian Cycles 1203 N. Main St. 1930 01-25541 House 1028 NE 3rd St. 1932 01-25511 Paul 's Bar Room 130/132 E. Idaho Ave. 1915 01-25510 Truffles 126 E. Idaho Ave. 1915 01-25482 Holy Transfiguration Antiochian Orthodox Church 211 E. Carlton Ave. 1941 01-23110 Overland Rd., Farmstead 1690 W. Overland Rd. 1913 01-22107 N. McDermott Rd.,--Farmstead 5390 N. McDermott Rd. 1940 01-22057 W. Cherry Ln. House- 735 W. Cherry Lane 1956 01-21873 N. Main St. House- 1310 N. Main St. 1941 01-19822 Hill Family Farmstead 5875 S. Eagle Rd. 1890 01-19811 O. Ha a/Doris Frost Farmstead 2435 S. Meridian Rd. 1910 01-19806 Harry Warrick Barn 2350 E. Amity Rd. 1920 01-19805 Paul Warrick Farmstead 2445 E. Amity Rd. 1941 01-19801 Jim Griffin House 2385 S. Eagle Rd. 1890 01-19799 HenryReimann Farmstead 2430 S. Linder Rd. 1920 01-19797 Stanley Jackson/Harold Stanford Farmstead 2365 W. Victory Rd. 1950 01-19795 W. Victory Rd. Farmstead 835 W. Victory Rd. 1910 01-19787 Maxine Amend Farmstead 2015 Overland Rd. 1890 01-19779 Eggers Farmstead, Eggers/Moore Barn And Farm 820 S. Black Cat Rd. 1915 01-19778 Sol Nelson/Bernad McFadden Farmstead 970 N. Black Cat Rd. 1920 01-19770 Clarence And Mark Calnon Farmstead 2215 W. Franklin Rd. 1916 01-19769 Don Bowers Farmstead 2770 W. Franklin Rd 1920 01-19763 Brenni er House 4345 Linder Rd. 1900 01-19761 Meridian Road Farmstead 4273 Meridian Rd. 1915 01-19760 Meridian Road Barn And Farmstead 3615 Meridian Rd. 1900 01-19759 Barnett Barn And House 3745 Meridian Rd. 1900 01-19757 Country Knit And Crochet 4635 &4715 Locust Grove 1920 01-19754 George Leighton/Tom Davis Farmhouse And Icehouse 2740 2742 E. Ustick Rd. 1915 01-19753 Johnson Farmstead 1570 E. Ustick Rd. 1920 01-19752 Boru /Rivera House And Barn 1135 & 1131 Ustick Rd. 1900 01-19751 Tyler/William & Leni Snider Barn 1948 840 E. Ustick Rd. 1900 01-19750 Verna Davis & Ray Blades Farmstead 540 E. Ustick Rd. 1890 01-19749 Ed Davis Farmstead 745 E. Ustick Rd. 1920 01-19745 Jack Morgan & Katherine Anderson Farmstead 3093 N. Christian Way 1890 (former 5325 W. Ustick 01-19740 N. Meridian Rd. Barn -4990 4990 N. Meridian Rd. 1920 01-19739 John Lem /Dwaine Wolf Farmstead 4895 N. Meridian Rd. 1920 01-19731 W. McMillan Farmstead 985 W. McMillan Rd. 1920 01-19730 E. McMillan Farmstead 555 E. McMillan Rd. 1925 01-19729 John &Jean Tolk Earl Farmstead 2205 E. McMillan Rd, 1932 01-19727 Elias & Margaret Alda a Farmstead 7570 Basco Lane 1912 01-15264 Cecil Luke House 3290 Amity Rd. 1920 01-15244 Linder Road House S. Linder Rd. 01-13690 Wechbau h Elevator 611 N. Main St. 1909 01-13676 House 304 E Broadway Ave. 1915 21 Historic Preservation Plan 01-13675 Salon 310 310 E BroadwayAve. 1915 01-13673 House 333 E. Idaho Ave. 1900 01-13640 House 305 E. Pine Ave. 1925 01-13639 Sharp Harness Shop 124 E. Idaho Ave. 1929 01-13638 Idaho Building 136 E. Idaho Ave. 1913 01-13637 Bank Of Meridian 140 E. Idaho Ave. 1915 01-13628 House 128 W. Idaho Ave. 1910 01-13605 House 135 E. State Ave. 1915 01-13604 Clement and Eliza Hedges House 16 E. Pine Ave. 1903 01-13600 55 E. State Ave. House 55 E. State Ave. 1923 01-13583 W. Pine Ave. House 506 W. Pine Ave. 1900 01-13576 Gold Exp ress/I nteg rated Security Resources 1403 N. Main St. 1934 01-13573 Meridian Rural High School 200 E. Carlton Ave. 1912 01-13572 Dr. HenryJ. and Cora Co ins House 1131 N. Main St. 1920 01-13570 E is Basque Restaurant 1115 N. Main St. 1916 01-13569 J.C. &Mary S. Beam House 1103 E. Main St. 1916 22 Historic Preservation Plan 4 Meridian HPC tr _ Rm r1 3-�{ r f 23 Historic Preservation Plan The City of Meridian has an active historic preservation program that has been an important part of the city for over 25 years. Appendix D summarizes relevant code and plan sections and other information relevant to the HPC. A. Establishment of the Meridian HPC Meridian City Code Title 2, Chapter 1 established the Commission and outlines its duties and powers. The commission was established to promote the educational, cultural, economic and general welfare of the public of the city through the identification, evaluation, designation, documentation, and protection of those buildings, sites, areas, structures, and objects which reflect significant elements of local, state, and national historic architectural, archaeological, and cultural heritage. The Meridian HPC consists of six members serving three-year terms, and one youth member serving a one-year term. The members include at least two appointed members with professional training or experience in the disciplines of architecture, history, architectural history, urban planning, archaeology, engineering, law, and other historic preservation-related disciplines The Parks and Recreation Department provides a city staff liaison to the HPC, who is also responsible for art programs and special events. The HPC provides annual reports to the City Council regarding their accomplishments and activities. Funding for HPC activities comes from the city's general fund or from NPS, HPC, and SHPO CLG grants. Under the provisions of Idaho Code section 67-4612, the city may provide special conditions or restrictions for the protection, enhancement, and preservation of historic properties by ordinances. The Meridian City Code (2-1-3: Historic Preservation Commission) also states that the HPC may conduct surveys, recommend preservation procedures, and promote and conduct educational programs on historic preservation. Specific pivotal projects that have occurred over the years are listed below: 1985 - SHPO Ada County Rural Sites Survey 1987 - Establishment of the Meridian Historic Preservation Commission 1987 - Meridian Reconnaissance Survey (IHSI Survey Report#132) 1989 - Belinda Davis and Barbara Perry Bauer Comprehensive Survey 1998 - Renewable Technologies, Inc. Survey 1999-2000 - The Arrowrock Group, Inc Survey for Ada County Historic Preservation Council 2005 - Meridian Reconnaissance Survey Phase 1 (IHSI Survey Report#307). 2007 - Meridian Impact Area Re-survey (IHSI Survey Report#361) 2008 - Meridian Historic Center opens 2011 -TAG Historical Research and Consulting Windshield Survey 2014 - Meridian Historic Preservation Plan adopted 24 Historic Preservation Plan 2015 — Preservation Idaho Orchid Award for Cultural Heritage Preservation for the Meridian Historic Walking Tour 2017 — Preservation Idaho Orchid Award for Contribution to Historic Preservation the Vault (formerly Bank of Meridian) —Josh Evarts for restoration and revitalization for Downtown Meridian 2021 — CLG Evaluation 2021 — HPC facilitated the transfer of the former Meridian Historical Society's collection of records, documents, and artifacts at City Hall to the Meridian Library District 2023 - North Main Street Reconnaissance-level Survey 2023 - Preservation Idaho Orchid Award for Excellence in Historic Preservation - Hidden Gem Events/Tolleth Home restoration 2024 - Local Landmarking Program memorandum 2024 - Meridian Speedway Listed in the National Register of Historic Places 2025 - Walking Tour Revamp and Informational Binders Created 2025 - Historic Preservation Plan update prepared 3. Meridian HPC Prograrrj: The Meridian HPC "works to preserve the character and fabric of historically significant areas and structures within the City to honor and preserve its rich heritage for future generations." (City of Meridian). Since its inception, the HPC has focused on the education and promotion of preservation activities and the study of the City's historic resources. While the local preservation ordinance allows the HPC to make recommendations to improve planning processes, including the adoption of ordinances for the purposes of preservation of historic resources, the commission has not undertaken any local designations or design review programs. Education, Community Engagement, and Outreach The Meridian HPC provides multiple ways for the community to explore local history. Their principal public offering is the Meridian Walking Tours, which highlights the city's historic structures and sites. Residents can access these tours through several convenient methods: • Printed booklets available at City Hall. • An interactive mobile app for self-guided excursions (Meridian Historic Tour on the App Store) • An online version on the city website. The Meridian HPC also provides in-person guided tours for special events. Another key educational resource, supported by the HPC, is the engaging video "Settlers Make the Desert Bloom," a condensed version of a presentation by the late historian Lila Hill. The 25 Historic Preservation Plan video is easily accessible to the public on the city's website, YouTube channel, and displayed in the Meridian History Center. The Meridian History Center, which is managed by the Meridian Library District, is currently located off the City Hall lobby, providing materials for the public to view on a self-guided tour. The library also complements this resource by offering digitized versions of historic documents. The HPC actively engages in major community efforts, notably the conservation of the Eggers Farmstead silos in 2023. When new development threatened this unique resource—which holds recognized importance to Ada County's agricultural history and the last remaining dual silo structure in the Treasure Valley—the HPC served in an advisory capacity to conserve the structures. As a result of these efforts, the dual silos were successfully disassembled and are slated for reconstruction in a suitable location. The HPC has also upheld a tradition of celebrating National Preservation Month (May). Annual activities include offering walking tours, hosting speakers, receiving a proclamation from the mayor, and communicating all activities on social media. ii. National Register District Survey Among the studies and surveys enumerated in Appendix D, one recent survey effort is noteworthy. In September 2023, TAG Historical and Research Consulting concluded a two- phase reconnaissance-level survey of North Main Street for the HPC (maps and discussion provided in Appendix E). Over 250 properties were considered with the objective of identifying eligible or potentially eligible properties and districts for listing in the National Register. Two small areas, East Idaho Avenue and North Main Street, were determined to be potentially eligible as NRHP districts. While a National Register listing alone does not provide any protection of the historic properties, a local historic district could be formed (with the same boundaries or a variation), an ordinance and design guidelines prepared and adopted, that would provide for review by the HPC for changes within the district. At present, the draft survey is being revised following comments by the Idaho SHPO, and no determinations have been made regarding the National Register designations. iii. Local Landmarking In 2024, the HPC commissioned a study to consider and summarize the viability of a local Iandmarking program. As part of this analysis, HPC staff(in the Parks and Recreation Department) coordinated with the Meridian Planning Division to utilize a map layer of potential historic resources that had a known Idaho Historic Sites Inventory (IHSI) form associated with the property to provide for a "History Check" datapoint to the maps maintained by the department. In the future, the coordination of GIS information with SHPO's Idaho Cultural Resource Information System (ICRIS) to provide updated information to the GIS layer would be helpful, but this information is currently not transmissible. ICRIS is a statewide system that provides public access to the inventory of historic buildings, sites, districts, structures, objects, and archaeological sites in Idaho. This is like the informal program used by Ada County during their demolition permit review process; however, the City of Meridian demolition permit is currently an over-the-counter 26 Historic Preservation Plan process with no wait time. That process could be adapted in the future to enable a review period that would provide an opportunity for closer review and possible notification of the Meridian HPC. Unlike the local historic district process, the landmarking process may be applied to sites that are located throughout the city, rather than concentrated in one geographic area. This describes the presence of Meridian's resources, encompassing former farmsteads, individual residences, and prominent civic buildings, that occur in a diffuse array across the city. While local historic districts are possible, the district tool is intended to serve specific contiguous areas. The Local Landmarking process involves 1) the designation of the sites to be landmarked, and 2) a determination of what the landmark process might entail. For example, the HPC could simply advise property owners considering demolition. Or the HPC might review applications for exterior changes to the property that require a building permit. Criteria for design and development review would be necessary if the HPC opted for the latter. Currently, the HPC is not pursuing local landmarking, but this HPP considers it to be a possible strategy to employ in the future as a tool to celebrate and preserve historic resources. 27 Historic Preservation Plan 5 1 Goals, Objectives, and Strategies for Future Preservation Efforts 28 Historic Preservation Plan The role of a historic preservation commission is to further the work of the local government as it relates to preserving the community's heritage. That is typically done by undertaking a series of activities or projects, funded in part by the SHPO with National Park Service funding, as discussed in Chapter 2. The purpose of the historic preservation plan is to guide these efforts based on a comprehensive review of the community that identifies issues and concerns, needs, and opportunities. By engaging with the public during this planning process, the HPC learned that residents value historic preservation because it sustains authentic community character and provides educational opportunities to historic site users and visitors of historic sites. Meridian community members consider the top priorities to be to celebrate, document, and protect historic resources. To that end, the HPC prepared the following goals or purpose statements for the future of historic preservation in Meridian: A. Identify and document historical, cultural, and archaeological resources within the City and the Area of Impact. B. Sustain Meridian's authentic community character by preserving and protecting our historic and cultural resources. C. Inform and engage residents and visitors about historic preservation programs and opportunities in our community. D. Strengthen the operation and administration of the Meridian HPC. Objectives, or discrete steps towards achieving goals, were articulated for each of the goals. These are followed by action items or strategies that support the achievement of the objective and the realization of the goals. The objectives and strategies were also prepared from the insights gathered through the public engagement process. Meridian residents are concerned about the following: • Preserving Meridian's historic houses and neighborhoods, as well as the area's agricultural heritage. • Enhancing Old Town and protecting historic buildings while permitting new development • Improving historic preservation processes, activities, and outreach. Residents have also expressed an interest in learning more about historic preservation, including grants for historic building repair and rehabilitation, potential tax incentives for historic property owners, public outreach/education, and heritage tourism programs. Strategies presented in the next section include reference to possible community training events on these topics. The following sections (A. Goals, Objectives, and Strategies; B. Implementation) create a work plan that can assist the City of Meridian and guide the HPC to preserve Meridian's heritage. 29 Historic Preservation Plan A. Goals, Objectives, and Strategies Goal 1: Identify and document architectural, historical, cultural, and archeological resources within the City of Meridian and the city's area of impact. Objective Strategies 1.1: Continue to conduct historic 1.1.a: Evaluate and prioritize sites and districts to be studied and inventories. surveyed, including but not limited to: • Properties previously evaluated for NRHP listing (HPP Table 3) • Small, hipped-roof cottages built in the early years of the 20th century (e.g. Sears Catalog homes). • West side of NW 1 st street that was noted in the 2023 TAG report • Agricultural resources (homesteads, outbuildings, granges, processing, and storage) 1.1.b: Pursue the development of National Register of Historic Places nominations for eligible properties 1.1.c: Collaborate with ACHPC, SHPO, and other agencies regarding historic contexts to coordinate efforts and leverage resources to conduct mutually beneficial surveys and inventories. 1.1.d: Collaborate with SHPOs to update city GIS layers with historic resources on ICRIS. 1.2: Evaluate potential for studying 1.2.a: Evaluate parcels within the Meridian Impact Area to identify mid-century modern neighborhoods properties that were constructed prior to 1985. and other recent past resources. 1.2.b: Consider identification of sites that represent roadside architecture, such as service stations and drive-thru restaurants (e.g. The Hungry Onion). 30 Historic Preservation Plan Goal 2: Sustain Meridian's authentic community character by preserving and protecting our historic cultural resources. Objective Strategies 2.1: Promote preservation of Old 2.1.a: Collaborate with the Planning Division to identify measures to Town to enhance its historical support preservation within Old Town, including consideration of quality. district boundaries. 2.1.b: Collaborate with the Planning Division to review and make recommendations on the city's design guidelines for historic buildings within Old Town. 2.1.c: Collaborate with MDC and inform their Destination Downtown Plan's future vision for Old Town. 2.2: Conserve vulnerable historic 2.2.a: Proceed with the State Historic Preservation Office to ensure sites and structures from designation of both potential National Register of Historic Places demolition. districts as outlined in the 2023 survey. 2.2.b: Continue to work with the TAG and Idaho SHPO to revise potential NRHP district survey and follow through with NRHP designation with one or both districts as established from documentation provided by the 2023 TAG survey, as appropriate. 2.2.c: Consider local district designation for any NRHP districts. 2.3: Incorporate the preservation of 2.3.a: Explore the development of a formal process through the important historic, cultural, and Planning Division for development application review of potential agricultural resources into City historic sites where development may negatively impact historic planning and development features. processes. 2.3.b: Explore adoption of a demolition review ordinance or local landmark provisions 2.3.c: Collaborate with Code Enforcement regarding violations on historic properties. 2.4: Develop a Meridian Register 2.4.a: Follow up on the local landmark memo (2024) with of Historic Places to recognize appropriate next steps. sites of local significance. 2.4.b: Propose potential sites and develop criteria to create a local inventory list to include on a register of historic places in Meridian. 2.4.c Explore and recommend incentives and protection measures for sites included on a local register. 31 Historic Preservation Plan Goal 3: Inform and engage residents and visitors about historic preservation programs and opportunities in our community. Objective Strategies 3.1: Provide the public with 3.1.a: Support and promote Idaho Archaeology and Historic educational programs to Preservation Month in May. increase citizens' awareness 3.1.b: Nominate exemplary historic preservation achievements by of Meridian's heritage and the individuals, businesses, and organizations for recognition by the economic and aesthetic value ACHPC Treasure Awards or Preservation Idaho's Orchids and Onions of historic preservation. Awards. 3.1.c: Consider a program to recognize preservation activity for the Historic Preservation Commission, and promote it in the local paper, city-affiliated websites, and social media outlets. 3.2: Improve preservation 3.2.a: Collaborate with the Meridian Library and the History Center to education efforts for various develop historic preservation-specific initiatives audiences. 3.2.b: Continue to develop public presentations, walking tours, brochures, social media outreach, and website digital information. 3.2.c: Identify opportunities to expand historic markers and interpretive signage as part of development and redevelopment projects. 3.3: Increase community 3.3.a: Review the HPC website and augment with links and other understanding of historic relevant information for public reference. preservation resources, 3.3.b: Partner with the SHPO, Preservation Idaho, NAPC, and the procedures, and districts. Idaho Heritage Trust on educational workshops such as: • Historic Districts and how they work • Historic designation (local or national) and what it means to you • Rehabilitation Techniques (windows, masonry, carpentry, etc.) • Historic Tax Incentives 32 Historic Preservation Plan Goal 4: Strengthen the operation and administration of the Meridian Historic Preservation Commission. Objective Strategies 4.1: Adopt and implement the 4.1.a: Present the HPP to the City Council and coordinate adoption of 2025 Historic Preservation the Historic Preservation Plan with the Comprehensive Plan. Plan. 4.1.b: Conduct an annual meeting of the HPC to evaluate whether Historic Preservation Plan goals, objectives, and strategies are being met. 4.1.c: Develop a program of survey and inventory, based on the initial work of the HPP. 4.2: Collaborate with other 4.2.a: Collaborate with the Planning Division to review design City Departments and guidelines in Old Town, demolition permits, and development Commissions. processes that may impact historic features. 4.2.b: Coordinate with information technology personnel to: archive reports, surveys, and inventories; to provide easy access to City departments; coordinate with internal databases; as well as provide a portal to the public as appropriate. 4.2.c: Identify all city-led projects that may have a nexus with historic resources and consider potential for assistance through grant applications or educational opportunities. 4.3: Ensure that there are 4.3.a: Prepare and present an annual report of HPC activities to the sufficient resources for the City Council, aligned with the City budget cycle; continue to request Historic Preservation annual funding to ensure that basic HPC activities (support of Commission to fulfill their documentation and educational activities) can proceed without relying duties. on CLG funding. 4.3.b: Ensure that HPC members, city staff, and city leadership have access to annual training with the SHPO, the National Alliance of Preservation Commissions, or other preservation-related workshops or conferences. 4.3.c: Consider assigning a liaison from the Planning Division to do historic preservation planning and serve as the Historic Preservation Commission staff liaison or participate jointly with the Parks & Recreation staff liaison. 33 Historic Preservation Plan B. Implementation This section presents the strategies or action items, listed by goal and objective in Section 5.A of this Plan, in Table 4. They are listed in order of priority using the following timeframes: o High Priority— immediate action within the next 1 to 5 years o Medium Priority—follow-up action to high priority items (or 5 to 10-year target) o Continued Collaboration —ongoing strategies The responsible entity for these strategies is the HPC, but some strategies refer to appropriate partner agencies or groups. Table 4: Prioritized Strategy Items High Priority Strategies 1.1.a: Evaluate and prioritize sites and districts to be studied and surveyed, including but not limited to: o Properties previously evaluated for NRHP listing (HPP Table 3) o Small, hipped-roof cottages built in the early years of the 20th century (e.g. Sears Catalog homes). o West side of NW 1 st street that was noted in the 2023 TAG report o Agricultural resources (homesteads, outbuildings, granges, processing, and storage) 1.1.b: Pursue the development of National Register of Historic Places nominations for eligible properties 1.1.c: Collaborate with ACHPC, SHPO, and other agencies regarding historic contexts to coordinate efforts and leverage resources to conduct mutually beneficial surveys and inventories. 1.2.a: Evaluate parcels within the Meridian Impact Area to identify properties that were constructed prior to 1985. 1.2.b: Consider identification of sites that represent roadside architecture, such as service stations and drive-thru restaurants (e.g., The Hungry Onion) 2.1.a: Collaborate with the Planning Division to identify measures to support preservation within Old Town, including consideration of district boundaries. 2.1.c: Collaborate with MDC and inform their Destination Downtown Plan's future vision for Old Town. 2.2.b: Continue to work with the TAG and Idaho SHPO to revise potential NRHP district survey and follow through with NRHP designation with one or both districts as established from documentation provided by the 2023 TAG survey, as appropriate 2.3.a: Explore the development of a formal process through the Planning Division for development application review of potential historic sites where development may negatively impact historic features. 4.1.a: Present the Historic Preservation Plan to the City Council and coordinate adoption of the Historic Preservation Plan with the Comprehensive Plan. 4.1.c: Develop a program of survey and inventory, based on the initial work of the HPP. 4.2.a: Collaborate with the Planning Division to review design guidelines in Old Town, demolition permits, and development processes that may impact historic features. 4.2.c: Identify all city-led projects that may have a nexus with historic resources and consider potential for assistance through grant applications or educational opportunities. 34 Historic Preservation Plan Medium Priority Strategie 2.1.b: Collaborate with the Planning Division to review and make recommendations on the city's design guidelines for historic buildings within Old Town. 2.2.c: Consider local district designation for any NRHP districts. 2.3.b: Explore adoption of a demolition review ordinance or local landmark provisions. 2.3.c: Collaborate with Code Enforcement regarding violations on historic properties. 2.4.a: Follow up on the local landmark memo (2024)with appropriate next steps. 2.4.b: Propose potential sites and develop criteria to create a local inventory list to include on a register of historic places in Meridian. 2.4.c Explore and recommend incentives and protection measures for sites included on a local register. 3.1.c: Consider a program to recognize preservation activity for the Historic Preservation Commission, and promote it in the local paper, city-affiliated websites, and social media outlets. 4.2.b: Coordinate with information technology personnel to: archive reports, surveys, and inventories; to provide easy access to City departments; coordinate with internal databases; as well as provide a portal to the public as appropriate. 4.3.c: Consider assigning a liaison from the Planning Division to do historic preservation planning and serve as the Historic Preservation Commission staff liaison or participate jointly with the Parks & Recreation staff liaison. Continued Collaboration Strategies IA.& Collaborate with SHPOs to update city GIS layers with historic resources on ICRIS. 2.2.a: Proceed with the State Historic Preservation Office to ensure designation of both potential National Register of Historic Places districts as outlined in the 2023 survey. 3.1.a: Support and promote Idaho Archaeology and Historic Preservation Month in May. 3.1.b: Nominate exemplary historic preservation achievements by individuals, businesses, and organizations for recognition by the ACHPC Treasure Awards or Preservation Idaho's Orchids and Onions Awards. 3.2.a: Collaborate with the Meridian Library and the History Center to develop historic preservation- specific initiatives. 3.2.b: Continue to develop public presentations, walking tours, brochures, social media outreach, and website digital information. 3.2.c: Identify opportunities to expand historic markers and interpretive signage as part of development and redevelopment projects. 3.3.a: Review the HPC website and augment with links and other relevant information for public reference. 3.3.b: Partner with the SHPO, Preservation Idaho, NAPC, and the Idaho Heritage Trust on educational workshops such as: o Historic Districts and how they work o Historic designation (local or national) and what it means to you o Rehabilitation Techniques (windows, masonry, carpentry, etc.) o Historic Tax Incentives 4.1.b: Conduct an annual meeting of the HPC to evaluate whether Historic Preservation Plan goals, objectives, and strategies are being met. 4.3.a: Prepare and present an annual report of HPC activities to the City Council, aligned with the City budget cycle; continue to request annual funding to ensure that basic HPC activities (support of documentation and educational activities) can proceed without relying on CLG funding. 4.3.b: Ensure that HPC members, city staff, and city leadership have access to annual training with the SHPO, the National Alliance of Preservation Commissions, or other preservation-related workshops or conferences. 35 Historic Preservation Plan 6 1 References Ada County HPC (2025). Historic Preservation Plan for Ada County Cultural and Historic Resources Advisory Council on Historic Preservation (2018). Measuring economic impacts of historic preservation. https://www.achp.gov/sites/default/files/guidance/2018- 06/Economic%201mpacts%20v5-FINAL.pdf Beal, M. D. (1962). Intermountain railroads: Standard and narrow gauge. Caxton Printers City of Meridian (2014). Historic Preservation Plan. Prepared by TAG Historical Research & Consulting for the Meridian Historic Preservation Commission City of Meridian (2025). History of Meridian, https://meridiancity.org/arts-culture-history/history/ Community Planning Association of Southwest Idaho. (2025). Historic population estimates by city limits: Ada, Canyon, and Boise counties. [PDF file]. https:Hcompassidaho.orq/wp- content/uploads/Population estimates 2025.pdf Gruhn, R. (1961). A collection of artifacts from Pence-Duerig Cave in south-central Idaho. Tebiwa: The Journal of the Idaho State College Museum, 4(1), 1-15. https://ia804501.us.archive.org/15/items/sim tebiwa 1961 4 1/sim tebiwa 1961 4 1.pd Hedrick, A. (2025). Geology, archaeology and Indigenous history in Southwest Idaho. Prepared for the City of Meridian. Idaho State Historic Preservation Office (2025). Idaho Cultural Resource Information System (ICRIS). Idaho State Historical Society. https://historV.idaho.gov/shpo/icris/ Idaho State University. (n.d.). Digital Geology of Idaho. https://www.isu.edu/digitalgeologVidaho/ Rypkema, D. D. (2005). The economics of historic preservation: A community leader's guide (2nd ed.). National Trust for Historic Preservation Scenic Idaho, Vol. 5 (1950). pp. 30-31. and Vol. 11-2-1956 pp. 4-5 U.S. Department of the Interior, National Park Service (1997). National Register Bulletin 16A: How to Complete the National Register Registration Form. Retrieved May 7, 2025, from https://www.nps.gov/subjects/nationalregister/upload/NRB16A-Complete.pdf 36 Historic Preservation Plan 7 Appendices Appendix A: Public Involvement Summary Appendix B: Public Survey Results Appendix C: Laws and Regulations Appendix D: List of Historic Surveys Appendix E: City Code and Plans Review 37 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Resolution No. 26-2583: A Resolution of the City Council of the City of Meridian Adding City of Meridian Standard Operating Policy 9.15, Regarding Authorized Signatures; and Providing an Effective Date CITY OF MERIDIAN RESOLUTION NO. 26-2583 BY THE CITY COUNCIL: CAVENER, LITTLE ROBERTS, OVERTON, STRADER, TAYLOR,WHITLOCK A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MERIDIAN ADDING CITY OF MERIDIAN STANDARD OPERATING POLICY 9.15, REGARDING AUTHORIZED SIGNATURES; AND PROVIDING AN EFFECTIVE DATE. WHEREAS,pursuant to Meridian City Code section 1-7-3 and City of Meridian Policy 1.3, the City Council has authority over the policies of the City of Meridian; and WHEREAS, the Legal Department has proposed a new policy, Policy 9.15, regarding authorized signatures, to ensure consistency in the review, approval, authority, and retention of agreements and legal documents entered into on behalf of the City; and WHEREAS,the City Council finds it in the best interest of the City of Meridian to add Policy 9.15 to the City of Meridian's Standard Operating Policies; NOW, THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO: Section 1. That the City of Meridian Standard Operating Policy 9.15, regarding authorized signatures, as set forth in Exhibit A attached hereto, shall be added to the City of Meridian's Standard Operating Policies. Section 2. That this resolution shall be in full force and effect immediately upon its passage. ADOPTED by the City Council of the City of Meridian, Idaho, this 14th day of April, 2026. APPROVED by the Council President of the City of Meridian, Idaho, this 14th day of April, 2026. APPROVED: John Overton, Council President ATTEST: By: Chris Johnson, City Clerk RESOLUTION ADDING STANDARD OPERATING POLICY 9.15 PAGE 1 EXHIBIT A �WER� City of Meridian Standard Operating Policy Number 9.15 Authorized Signatures Purpose: To set forth the City's policy for review, approval, signature, and retention of all agreements and legal documents entered into on behalf of the City. It defines which employees are authorized to sign on behalf of the City and permits the delegation of authority. Policy: The City has an obligation to be a responsible steward of public funds and fulfill the obligations it makes to other parties.The purpose of this Policy is to safeguard City resources and to minimize the City's financial, legal, operational, and compliance-related risks by establishing the authority and responsibilities of City officials and employees with regard to reviewing and executing agreements and legal documents on behalf of the City. This policy applies to all agreements and other written or electronic documents that obligate the City financially, legally, or in its operations with an outside party. The City shall not be bound to any agreement, legal document, or other obligation made by any individual acting outside the express authority stated by this policy, notwithstanding any representations or misrepresentations that may be made about the individual's apparent authority. No City official, employee, contractor, or volunteer may sign an agreement without the express written authorization as designated in this policy, or pursuant to a sub-delegation of authority under this policy. Any individual who signs on behalf of the City without proper signature authority is acting outside the scope of employment and may be subject to discipline as an employee and may be personally liable for any resulting liability or obligation. This policy does not apply to signatures or approvals required for internal City transactions and processes. Authority& Responsibility: Department Directors shall be responsible to ensure the appropriate administration of this policy. Revision Date: 11/24/2025 PAGE 1 E IDIAN;--- /hl R AGENDA ITEM Public Forum - Future Meeting Topics The Public are invited to sign up in advance of the meeting at www.meridiancity.org/forum to address elected officials regarding topics of general interest or concern of public matters. Comments specific to an active land use/development applications are not permitted during this time. By law, no decisions can be made on topics presented at the Public Forum. However, City Council may request the topic be added to a future meeting agenda for further discussion or action. The Mayor may also direct staff to provide followup assistance regarding the matter. U O b4A p U N 4=0L L . - O 3 •� mI-- s. fB E VNf �• O tw d O aJ . 3 a, m � .N O � -° cu O ,° ' �. ca += N = a L F- u atw ° w o W -a LU a E • c c _ �_ M O o L L CL LM • N ..Q Q m U Z f° o ° N E 3 a Nf N a 'vi W + m OV c, a O m E L N • LL Off' M o o O • Via, + I— O L N O E co V O U ' L � • Imo- LAWs o - u L a, a J • 3 O cC U L •� a co W L O E fo O O > O mo A M .O d^ m -a E N -° E s .a a SFM.� O p 0 cv U O .'� co • L O .O 6L z O O O O O bA M .� la — 401 GM1 •O w m a . � Z O E IDIAN�- )AH AGENDA ITEM Department Reports COUNTYWIDE 1Countywide Development Impact Fees UpdateApril 14, 2026 UPDATEFEESDEVELOPMENT IMPACT PROPOSED COUNTYWIDE 2Countywide Development Impact Fees UpdateApril 14, 2026 Jail3.EMS2.Coroner1.DEVELOPMENT IMPACT FEES CURRENT IMPLEMENTATION PLAN 3Countywide Development Impact Fees UpdateApril 14, 2026 agreements to implement the feesproceed with the required ordinances and interagency Conduct a public hearing and determine whether to 4.necessary ordinancesPause until other cities have adopted the CIPs and 3.EMS and Jail CIPs only)the City’s Comprehensive Plan (Adopt two Capital Improvement Plans (CIPs) and amend 2.(County and EMS District)Approve two limited intergovernmental agreements 1. OTHER CITIES 4Countywide Development Impact Fees UpdateApril 14, 2026 Star5.Kuna4.Garden City3.Eagle2.Boise1. CORONER CIP AND FEE 5Countywide Development Impact Fees UpdateApril 14, 2026 is additional clarificationCounty is willing to postpone the Coroner fee until there 3.sessionIssue was not addressed during the 2026 legislative 2.definition of “public safety facilities”Coroner’s Office is not explicitly included in the 1. HOUSE BILL 766 6Countywide Development Impact Fees UpdateApril 14, 2026 involves all the cities and the County.EMS District prefers the current approach that 2.service districts to adopt development impact feesAuthorizes fire protection districts and ambulance 1. FUTURE STEPS 7Countywide Development Impact Fees UpdateApril 14, 2026 necessary ordinancesApprove new interagency agreements and adopt the 4.Hold a public hearing3.Jail fee and EMS fee–Draft proposed ordinances 2.and EMS DistrictNegotiate new interagency agreements with the County 1. TIMING?8Countywide Development Impact Fees UpdateApril 14, 2026 Other approaches?3.postpone action on the Coroner fee)Proceed now with the EMS and Jail fees (but 2.necessary ordinancesWait until the other cities have adopted the CIPs and 1. THANK YOU!9Countywide Development Impact Fees UpdateApril 14, 2026 Questions? C� E IDIAN Planning and Zoning Department Presentation and Outline h2 City Council Meeting, 2026 th April 14 FLUM Aerial MapZoning Map FLUM Aerial MapZoning Map a. Future development of this site shall be generally consistent with the concept plan and building Area Plan, Comprehensive Plan, and UDC. property, and amend the concept plan to be consistent with design elements outlined in the Field Sub . Prior to any future development and once sewer service is readily available at the site, the applicant iSewer has already been stubbed to the site--and meets one of the following criteria:east (Parcel # S0429110001 and Parcel # R5743000010).N property to both Parcels to the -access agreement from the C-g. The applicant shall record a crossf. Direct access to Chinden Boulevard is prohibited except at N. Owyhee Storm Avenue. e. Retail commercial uses shall be restricted to building sizes of 10,000 square feet or less. Area Plan. -Subfencing, and other rural landscape elements in landscape buffers and open space as listed in the Fields mow fescues, naturalized plants, dry creek materials, split rial -d. Future development shall promote noDrive Through Establishments. Tier 3Tier 2 and Storage Facilities, Vehicle Washing Facilities, Vertically Integrated Residential Projects, and N zoned portion of the property: Fuels Sales Facilities, -c. The following uses shall be prohibited in the Ctime of the development.b. Any future development of the site must comply with the City of Meridian ordinances in effect at the elevations included in Section VIII and the provisions contained herein. -the Field Sub Area Plan, Comprehensive Plan, and UDC. the entire property, and be consistent with design elements outlined in site to update the concept plan, a preliminary plat to further subdivide N zoning portion of the -development agreement modification for the Cservice is readily available at the site, the applicant shall submit a Prior to any future development and once sewer Modified Provision i: -Comprehensive Plan, and UDC. consistent with design elements outlined in the Field Sub Area Plan, subdivide the entire property, and amend the concept plan to be development agreement modification, a preliminary plat to further service is readily available at the site, the applicant shall submit a Existing Provision i: Prior to any future development and once sewer UDC 11pedestrian walkways and public or private open space.”including number of dwelling units and nonresidential building square footages, connectivity to adjacent properties, parking, general location of buildings, development plan that depicts streets, site access, internal circulation patterns, permit or planned unit development, the applicant shall provide a conceptual “Annexation and/or rezone requests are not accompanied by a conditional use 3:-5B- Zoning MapAerialFLUM Purpose/Allowed Uses: Offices, medical centers, research and development facilities, and light industrial uses with ancillary support services. W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Ledges Business Park (H-2026-0008) by Sandee Transtrum, Biltmore Co., located at 4120 and 4096 N. Linder Rd. Application Requires a Continuance A. Request: Modified Development Agreement to the existing Development Agreement (Instrument No. 106154912)for the existing 2.28 acre to allow additional uses on the parcels within this development. Development Application Transmittal Link to Project Application: Ledges Business Park MDA H-2026-0008 Hearing Date: April 14, 2026 Assigned Planner: Linda Ritter To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received bV CitV of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and maV be released upon request, unless exempt from disclosure by law. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for CenterCal Expansion Subdivision (SHP-2026-0003) by The Land Group, located at 3395 E. Longwing Ln. A. Request: Short Plat consisting of four(4) buildable lots on 14.23 acres of land in the C-G zoning district. April 14, 2026 Public Hearing Sign In Sheet Item # 15 CenterCal Expansion Subdivision ( SHPm2026mO003 ) Mark X if you Mark if Your Full Name Your Full Address want to representing ( Please Print ) speak an HOA or large group ? 1 2 3 4 5 6 7 8 9 10 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 4/14/2026 �... �� �r E rA"°'°R �J. E RIVER VALLEY ST DATE: Et TO: Mayor& City Council o FROM: Sonya Allen,Associate Planner ss EM 208-884-5533 E VIL oR` sallen@meridiancity.org �LONGwING` EELDEN'GRA' APPLICANT: Ella Passey, The Land Group MONAKCN SKY CN SUBJECT: SHP-2026-0003 CenterCal Expansion Subdivision LOCATION: 3395 E. Longwing Ln.,in the southwest 1/4 of Section 4,T.3N.,R.IE. (Parcel #R1343720710) > �E.p�os NCE OR El 1n� I. PROJECT OVERVIEW A. Summary Short Plat consisting of four(4)buildable lots 14.23 acres of land in the C-G zoning district for CenterCal Expansion Subdivision. B. Issues/Waivers None C. Recommendation Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. D. Decision Pending Ii. COMMUNITY METRICS Table 1• Land Use Description Details Map Ref. Existing Land Use(s) Vacant(developed with building pads and a parking lot) - Proposed Land Use(s) Commercial - Existing Zoning C-G Adopted FLUM Designation Mixed Use—Regional(MU-R) VILA.3 City of Meridian I Department Report I. Project Overview III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History The subject property is a re-subdivision of a portion of Lot 2, Block 2, CenterCal Subdivision. A property boundary adjustment(PBA-2022-0003)was approved in 2022 that created the boundary of the property included in the proposed short plat(ROS#13558). Future development of the property is governed by a development agreement(Original—Inst. #108131103; 1st Addendum—Inst. #111052692,re-recorded as Inst. #111055939; 2'Addendum —Inst. #112025435). A Certificate of Zoning Compliance and Design Review application(A-2025-0044 The Village at Meridian Phase 2B Bldg. Z)was approved in 2025 for a new 30,808 square foot retail building and associated site improvements for Buildings Z, Q and V in the C-G zoning district on the subject property. The infrastructure improvements for the proposed lots were approved with LDIR-2025-0043. B. General Overview This property is designated as Mixed Use—Regional(MU-R) on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. The purpose of this designation is to provide a mix of employment,retail,residential dwellings, and public uses near major arterial intersections. The proposed short plat will subdivide the existing 14.23-acre parcel into four(4)new buildable lots for future development. The proposed subdivision meets the applicability standards listed in UDC 11-6B-5A.1 in order to be processed as a short plat. Table 2: Proiect Overview Description Details History AZ-07-012(DA Inst.#108131103);VAR-07-017;MDA-11-002(1st Addendum to DA Inst.# 111052692);PP-11-012;FP-12-008;MDA-11- 012(2nd Addendum to DA Inst.#112025435);PBA-2022-0003 -ROS #13558;A-2025-0044 Phasing Plan 1 Acreage 14.23 acres Lots 4 building lots C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): Three(3) structures are currently under construction on this site(A-2025-0044). The site has been improved with a parking lot with landscape planter islands. The street buffer improvements along adjacent streets were installed with CZC-11-021 (Meridian Town Center). 2. Proposed Use Analysis (UDC 11-2): No specific use is proposed with this application. 3. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Table 11-213-3 for the C-G zoning district. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Future development is required to comply with the structure and site design standards listed in UDC 11-3A-19 and the design standards in the Architectural Standards Manual. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets Landscaped street buffers exist on the site along N. Eagle Rd.,E.Fairview Ave. and E. Village Dr. that were constructed with the site improvements associated with Certificate of Zoning Compliance CZC-11-021.No new street buffers are required and no changes are proposed or required to existing street buffers. ii. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. E. Transportation Analysis 1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4): There is an existing right-in/right-out/left-in access(E.Longwing Ln.)via SH-55/N. Eagle Rd. approved with VAR-07-017 in 2008.A right-in access drive exists via E. Village Dr. Another full-access via E.Village Dr. exists alongside the east boundary of the proposed plat that provides access to the subject property.No new accesses are proposed with the subject short plat application. All lots shown on the plat will provide reciprocal cross-access for vehicular and pedestrian ingress and egress to the public rights-of-way and to the utility easements as noted on the plat. Cross-access/ingress-egress easements should be granted between all the proposed lots and adjacent properties(i.e.Parcel#R1343720601, #R1343720800, #R1343720910, #R1343721500 and#R1343721000)for internal access from adjacent streets and shared parking. 2. Multiuse Pathways (UDC I1-3A-5): A multi-use pathway exists within the street buffers along E. Fairview Ave. &N. Eagle Rd. 3. Pathways (Comp Plan 4.04.O1A, UDC 11-3A-8): There is an existing north/south pathway through the parking lot on this property, no pathways are proposed. 4. Sidewalks (UDC 11-3A-17): There are existing sidewalks along adjacent streets. 5. Subdivision Regulations (UDC 11-6): i. Dead end streets Not applicable ii. Common driveways Not applicable iii. Block face City of Meridian I Department Report III. Staff Analysis Not applicable F. Services Analysis 1. Waterways (UDC 11-3A-6) There are no waterways on this property. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. The infrastructure improvements for the proposed lots were approved with LDIR-2025-0043. 3. Storm Drainage (UDC 11-3A-18): An adequate drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. The infrastructure improvements for the proposed lots were approved with LDIR-2025-0043. 1V. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. The applicant shall comply with all previous conditions of approval for this development [AZ-07- 012—DA Inst. #108131103 Meridian Town Center; PP-11-012(CenterCal Subdivision); FP-12- 008;MDA-11-002 (Inst. #111052692,2nd Amendment Inst. #112025435; PBA-2022-0003 -ROS #135581, as applicable. 2. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-213-3 for the C-G zoning district. 3. The short plat shall include the following revisions: a. Include a note granting cross-access/ingress-egress easements between all the proposed lots and adjacent properties (i.e.Parcel#R1343720601,#R1343720800,#R1343720910, #R1343721500 and#R1343721000); or,record a separate easement granting such and reference the recorded instrument number in a note on the plat. b. Graphically depict the 20' wide multi-use pathway easement along the south side of Lot 11 adjacent to E. Fairview Ave. City of Meridian I Department Report IV. City/Agency Comments &Conditions c. Note#4: Include the recorded instrument number of the City water and sewer easements. d. Note#16: Include the 2nd Amendment Inst.#112025435. 4. Approval of the short plat shall become null and void if the applicant fails to obtain the City Engineer's signature on the final plat within two(2)years of the approval of the short plat, as set forth in UDC 11-6B-7A.Upon written request prior to the expiration of the final plat,the Applicant may request an extension of time to obtain the City Engineer's signature on the final plat asset forth in UDC 11-613-7C. B. Meridian Public Works https://weblink.meridianciU.org/WebLink/DocView.aspx?id=434016&dbid=0&repo=MeridianC Lty C. Meridian Fire Department hggs://weblink.meridianciU.org/WebLink/DocView.aspx?id=434022&dbid=0&repo=MeridianC iv D. Idaho Department of Environmental Quality(DEQ) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=434267&dbid=0&repo=MeridianC E. Ada County Highway District(ACHD) https://weblink.meridiancioy.orglWebLinkIDocView.aspx?id=435071&dbid=0&repo=MeridianC Lty F. Nampa&Meridian Irrigation District(NMID) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=436549&dbid=0&repo=MeridianC G. Idaho Transportation Department(ITD) No comments received V. FINDINGS A. Short Plat(UDC-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC with the conditions noted in Section IV and with the guidelines in the Comprehensive Plan. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds public services are available to the subject property and will be adequate to accommodate the proposed development. City of Meridian I Department Report V. Findings 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the plat is in conformance with scheduled public improvements for this area in accord with the City s CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. VI. ACTION A. Staff: Staff recommend approval of the proposed short plat per the provisions in Section IV in accord with the Findings in Section V. B. City Council: Pending City of Meridian I Department Report VI. 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Short Plat(date: 1/23/2026) c= g s .s: 2g5�1 vs euea vn , �+ P�=a m l l I I I Z ffwa`= ca �x� m r R O I �I Mu - .lrcio�M.ousaos—__ zrul —� I AYZb,M&W" v I .� � m'o I 3.roermx�e CO) N O y— �p �,0011611M1SR'AW — 88Sfi 'j� ) U V7 p _}. m ++ m � m Q m ■� p Q W R p y = Cld iL _ = 61 R i��/f p � t_ 'O v' I 55271 3ALCZLOM w -1 _ W RCID —usso� rzaox I^ 3 = C., C g muv tx�as CJ g S :E Z5 _ I , R �_—JUMe 3tnos.na�——�^ BSroI asn I /� y = v, QYpH S7�Y9 HdNOH j g '°& COD R — Q1 -9NWmfl93YS- .R iA i Oki H 3 Qad a ae a em �J �01 � 9rc a s a p City of Meridian Department Report VII. Exhibits IF — z z m li l �J co g 91 RON 0. 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Exhibits Development Application Transmittal Link to Project Application: CenterCal Expansion Subdivision SHP-2026- 0003 Hearin Date: April 14, 2026 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for North Meridian Fields (H-2026-0003) by Emily Mueller, generally located at the southwest corner of State Highway 16 and Chinden Blvd. A. Request:Annexation of 71.445 acres of land with the R-8 and C-N zoning districts. April 14, 2026 Public Hearing Sign In Sheet Item # 16 North Meridian Fields ( H = 2026mO003 ) Mark X if you Mark if Your Full Name Your Full Address want to representing ( Please Print ) speak an HOA or large group ? 1 Sds �, Le .� ,n0.v � asi E. ►� , ,, t Sf , SFA 3co 2 3 4 5 6 7 8 9 10 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 4/14/2026 Legend DATE: i_J Project Location TO: Mayor& City Council Area of Impact } City Limits FROM: Bill Parsons, Current Planning O Analysis Supervisor 208-884-5533 a r bparsons@meridiancity.org L fie, "z APPLICANT: Emily Mueller SUBJECT: H-2026-0003 North Meridian Fields LOCATION: Generally located at the southwest corner of SH-16 and Chinden Boulevard in the W'/2 of the NE 1/4 of Section 29, TAN., R.1 W. I. PROJECT OVERVIEW A. Summary Annexation of 71.445 acres of land with the R-8 and C-N zoning districts. The R-8 zone consists of 47.79 acres, and the C-N zone consists of 23.655. B. Directors Determination The Community Development and Public Works Directors made a director's determination to allow for the annexation of the subject development without sewer services being available. Currently,the city is installing a sewer trunkline in McMillan Road that will ultimately serve the site. C. Recommendation Staff: Approval with a Development Agreement Planning and Zoning Commission: Approval D. Decision City Council: Pending City of Meridian I Department Report 1. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant/Agriculture in Ada County - Proposed Land Use(s) Commercial and Residential - Existing Zoning RUT in Ada County VII.A.B Proposed Zoning R-8 (Medium Density Residential)and C-N (Neighborhood Business District) Adopted FLUM Designation Medium Density Residential and Mixed Use Interchange VILA.0 Table 2: Process Facts Description Details Preapplication Meeting date 1/13/2026 Neighborhood Meeting 1/15/2026 Site posting date 3/3/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.D • Comments Received Yes; Staff Report - • Commission Action Required No - • Access N.Owyhee Storm Avenue off of Chinden Boulevard and - McMillan Road,and Ersatz Place off of McMillan Road. • Traffic Level of Service Star Road:F - McMillan Road:Better than E ITD Comments Received No - Meridian Public Works Wastewater R • Distance to Mainline Sewer Not Available at Site • Impacts or Concerns Yes; Sewer is not available and won't be made available until the city completes the trunk line in McMillan and a developer pulls the sewer to the site. Meridian Public Works Water IV.B • Distance to Mainline Water Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Past the following link into your browser: hgps://weblink.meridiancity.org/WebLink/browse.aspx?id=430059&dbid=0&redo=MeridianCitX . City of Meridian I Department Report Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:S0429120006 Date Retrieved:2026/1/23 Parcel Count Parcel Acreage Infill Indicator: 804 1144 Surrounding Area 70% Not city 848 n- ® City Limits 497.3 ■ Not City Household Household& Population Growth Households 02020 Population Change:284.6°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 City of Meridian I Department Report III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The proposed annexation and development spans across 71.445 acres of land with the northern half being designated as Mixed Use Interchange(MU-I) and the southern half being designated as Medium Density Residential on the Future Land Use Map(FLUM). In addition,the subject property falls within the Fields Sub-Area Plan located at the northwest corner of the City's area of impact boundary. This area is bounded by Ustick Rd. on the south, Can-Ada Rd. on the west, Chinden Blvd./US Highway 20/26 on the north, and McDermott Rd./SH-16 on the east. In accord with the Fields Sub-Area Plan,the general character, design, and identity of this area shall have a cohesive theme that is"modern rural,"which applies to housing, amenities, streetscape/open space, and retail/commercial. Additionally, some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting, fencing(e.g. split rail),landscaping(e.g.tall fescues,dry creek materials,wildflowers, street trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways, signage(e.g. metal roof on sign), etc.—see the Character Framework—Amenities(pg. 3-12)and Streetscape (pg. 3-13)in the Plan for more information. A high-quality design is expected in this area. At this time,the applicant is requesting annexation into the city and intends to return at a later date to amend the development agreement and further subdivide the property. It is important to note that utilities are not currently available to serve the proposed development. However,the city is in the process of constructing the Can-Ada Lift Station and extending sewer infrastructure along McMillan Road,with completion anticipated in late 2026. Because municipal services are not yet available,the applicant will be unable to develop the property until such services are in place and a preliminary plat and development agreement modification are submitted and approved. During that time,the applicant will be required to comply with the Field Sub-Area Plan, Comprehensive Plan, and Unified Development Code. Comprehensive Plan Policies: - Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. (Goal 2.01.02D) The 47.8 acres of land designated as R-8 will include a variety of lot and house sizes that will be in close proximity to the future Cole Valley Christian School. This will provide a different type of housing than what is already approved in the immediate area. - Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. (Goal 2.02.00) While the applicant did not depict lot sizes for the residential portion of the development, they did depict open space and road layouts. The current layout depicts several different open space nodes. However, with the future preliminary plat, the applicant shall provide more north/south connections to the future school site. - Jointly plan and site schools and subdivisions to ensure mutual benefits,neighborhood identity,and community health. (Goal 2.03.01) The Cole Valley Christian School has already been approved to the south of the proposed project. This along with the approved subdivision directly to the east will provide close connectivity to subdivisions and the future school site to provide neighborhood identity. - Establish distinct,engaging identities within commercial and mixed use centers through design standards. (2.09.03A) This project falls within the Fields Subarea Plan and will be required to adhere to the design standards listed in the plan. In addition, it will be required to comply with the Architectural City of Meridian I Department Report Standards Manual. Th intent of these design standards is to give the area a unique modern- rural theme. - Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services. (Goal 3.03.03F) The Community Development Director and Public Works Director determined that even though this property cannot be served by City sewer, that we can annex it due to it being contiguous and the City is currently constructing the sewer trunkline in McMillan Road. Table 4: Project Overview Description Details History N/A Phasing Plan To be determined with a future development agreement modification and preliminary plat. Residential Units To be determined with a future development agreement modification and preliminary plat. Open Space To be determined with a future development agreement modification and preliminary plat. Amenities To be determined with a future development agreement modification and preliminary plat. Physical Features West Tap Lateral Acreage 71.445 Acres Lots To be determined with a future development agreement modification and preliminary plat. Density To be determined with a future development agreement modification and preliminary plat. B. Site Development and Use Analysis A. Proposed Use Analysis (UDC 11-2): The applicant has submitted a conceptual plan proposing single-family detached residences on the southern two-thirds of the site and commercial development on the northern one-third. At this time, detailed development plans have not been provided,however,the applicant provided a road layout and open space layout for the larger development. This provides some detail into the integration of the residential and commercial uses. Prior to any development, the applicant will be required to further subdivide the property and complete a development agreement modification. In the applicant's narrative,the proposed R-8 portion of the site is described as single-family detached residential. The C-N portion is proposed for commercial uses, and the applicant proposed excluded the following uses including fuel sales facilities, convenience stores, storage facilities, and vehicle washing facilities. As the Mixed-Use Interchange designation is intended for low traffic generating uses,staff recommends further restricting permitted uses by prohibiting drive-through establishments,vertically integrated uses, and retail sales or stores exceeding 10,000 square feet for a single tenant. The primary reason behind this is to not allow big box retailers as they will generate significantly more traffic than the Mixed Use Interchange designation is intended for. B. Dimensional Standards (UDC 11-2): The development shall comply with the dimensional standards for the C-N and R-8 zoning districts as listed in UDC Tables 11-2B-3 and 11-2A-6. City of Meridian I Department Report Direct lot access to the collector roadways are prohibited in the R-8 zone and access point off the collector the C-N zoning will be limited as required in UDC 11-3A-3. C. Design Standards Analysis A. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): For mixed-use developments, at least 40% of the buildable street frontage must be occupied by building facades or public space. The building footprints are not shown with this application. In addition,the applicant shall meet the requirement for no more than 50%of the total off street parking is located between building facades and abutting streets in the proposed C-N portion of the site. Future development plans shall incorporate the following design elements with the future MDA application. - Include the following elements: Plazas between commercial and residential include a main focal point,active and shared open space within the mixed-use designation and neighboring uses,and 8-foot parkways with on-street parking and bulb-outs. - In developments where multiple commercial and/or office buildings are proposed, the buildings shall be arranged to create some form of common,usable area,such as a plaza or green space. - The applicant shall provide details to ensure the quality of the design is in accord with the Fields Sub-Area Plan. The general character,design, and identity of this area shall have a cohesive theme that is "modern rural,"which applies to housing,amenities, streetscape/open space,and retail/commercial.Additionally,some of the other thematic design elements that contribute to the desired character of the area shall be adhered to such as lighting,fencing(e.g. split rail),landscaping(e.g.tall fescues, dry creek materials,wildflowers,street trees, etc.),public art,on-street bike lanes and/or off-street multi-use pathways,signage(e.g.metal roof on sign),etc.—see the Character Framework—Amenities(pg.3-12) and Streetscape(pg.3-13)in the Plan for more information.A high-quality design is expected in this area. - New buildings on pad sites adjacent to single-family neighborhoods shall be limited to no more than a 1-story disparity in building height. - For mixed-use developments, a minimum of 40% of the buildable street frontage must be occupied by building facades or public space. - Transitions between different residential product types and dissimilar land uses shall include the use of alleys,roadways with landscaped parkways, or highly connected open spaces. B. Landscaping (UDC 11-3B): i. Landscape buffers along streets The landscaping will be evaluated with the future development agreement modification and preliminary plat. A thirty-five(35) foot landscape buffer will be required along Chinden Boulevard which is an entryway corridor. In addition, a twenty(20) foot landscape buffer will be required along all future Collector roadways. ii. Tree preservation Per UDC 11-313-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. City of Meridian I Department Report Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. A Tree Mitigation Plan should be submitted with the future development agreement modification and preliminary plat detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 11- 3B-10C.5. iii. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. iv. Pathway landscaping Pathway landscaping is required to comply with UDC 11-3B-12. A minimum of 5 feet of landscaping shall be provided on both sides of the proposed pathways. C. Parking (UDC 11-3C): i. Residential parking analysis Future residential will be required to comply with the residential parking standards listed in UDC Table 11-3C-6. ii. Nonresidential parking analysis Non-residential parking will be evaluated with future submittals and shall comply with UDC 11-3C-6. iii. Bicycle parking analysis One bicycle parking space shall be provided for every 25 proposed vehicle parking spaces. This will be evaluated with the submittal of certificate of zoning compliance and design review applications. D. Building Elevations (Comp Plan, Architectural Standards Manual): The applicant submitted conceptual building elevations with this application. The submitted elevations are for both the commercial and residential that is proposed on the site.At this time,the applicant does not show any building footprints, so these elevations are subject to change with the future development agreement modification. However,the building elevations submitted provide a mix a material including fiber cement, stucco CMU, stone veneer,wood composite,board and batten, and lap siding. The elevations submitted with the future development agreement modification shall comply with the Architectural Standards Manual,UDC,Fields Sub-Area Plan, and the Comprehensive Plan. E. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. City of Meridian I Department Report D. Transportation Analysis A. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): The applicant has depicted the primary access points for the development coming off the future extension of N. Owyhee Storm Avenue, a collector roadway. This extension will lead to a future signalized intersection with Chinden Boulevard. In addition,the applicant is proposing to construct two(2) east/west collectors that would connect N. Ersatz Place with N. Owyhee Storm Avenue. The concept plan depicts one(1)access point off of Collector A to the C-N portion of the site. This single access point aligns with the one on the south of Collector A leading in the residential subdivision. In addition,a single access point is shown to Collector B,Owyhee Storm Avenue, and Ersatz Place which is consistent with UDC 11-3A-3. The applicant shall provide a cross access agreement from the C-N property to both Parcels to the east(Parcel# S0429110001 and Parcel#R5743000010)to provide better future connectivity and restrict direct access points on Chinden Boulevard. Prior to any future final plat or certificate of zoning compliance application being submitted, the applicant will be required to construct half plus 12 on all collector roadways on the site. B. Pedestrian Connectivity(UDC 11-3A-51 UDC 11-3A-8, UDC 11-3A-17): The applicant submitted a proposed pedestrian access plan as part of the concept plan. The plan depicts ten(10)-foot multi-use pathways along N. Owyhee Storm Avenue,Future Collector A, and Future Collector B, all of which are designated collector roadways. However,the plan does not show a multi-use pathway along N. Ersatz Place, a partially constructed collector located along the eastern boundary of the site. Prior to submitting future applications,the applicant shall coordinate with ACHD to confirm the alignment of Ersatz Place,which may require the installation of a twenty(20)-foot landscape buffer containing a ten(10)foot multi-use pathway along the west side of Ersatz Place. In addition,the applicant has proposed an internal pedestrian pathway within the residential subdivision that runs north—south through the future development.Additional details regarding pedestrian connectivity will be provided with future application submittals. C. Subdivision Regulations (UDC 11-6): The subdivision details have not been provided with this application. However,the applicant will be required to comply with the standards listed in UDC 11-6C-3 with the future development agreement modification and preliminary plat. E. Services Analysis A. Waterways (Comp Plan, UDC 11-3A-6): The West Tap Sublateral bisects the property near the middle of the property. This waterway shall be piped in accordance with UDC 11-3A-6. B. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. C. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is 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 as set forth in UDC 11-3A-18. City of Meridian I Department Report D. Utilities (Comp Plan, UDC 11-3A-21): Sewer service is not currently available at the site and will remain unavailable until development extends it from Star Road to the subject property.Water service is available at the site. The Community Development Director and the Public Works Director determined that,because sewer infrastructure is actively being extended along McMillan Road,the CanAda lift station is being installed, and the property is contiguous to the city limits,the development may be annexed. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$611.47 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be generally consistent with the concept plan and building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. The following uses shall be prohibited in the C-N zoned portion of the property: Fuels Sales Facilities, Storage Facilities,Vehicle Washing Facilities,Vertically Integrated Residential Projects, and tiers 2 and 3 Drive Through Establishments. d. Future development shall promote no-mow fescues,naturalized plants, dry creek materials, split rial fencing,and other rural landscape elements in landscape buffers and open space as listed in the Fields Sub-Area Plan. e. Retail commercial uses shall be restricted to building sizes of 10,000 square feet or less. f. Direct access to Chinden Boulevard is prohibited except at N. Owyhee Storm Avenue. g. The applicant shall record a cross access agreement from the C-N property to both Parcels to the east(Parcel#S0429110001 and Parcel#R5743000010). h. No development shall commence on the property until sewer service is readily available at the site and meets one of the following criteria: - The connection to this City's sewer collection system is actively being installed by the applicant; or - Sewer has already been stubbed to the site City of Meridian I Department Report i. Prior to any future development and once sewer service is readily available at the site,the applicant shall submit a development agreement modification, a preliminary plat to further subdivide the entire property, and amend the concept plan to be consistent with design elements outlined in the Field Sub Area Plan, Comprehensive Plan, and UDC. B. Meridian Public Works WjUmwaLer + DnddilfeIOSEWer WWffi'LaRavalEabl LO&1bl` 5ervkes + Sewer Shed Estimated PwjKct See appicaOon Sewer ERIf s WRRr Llec.11nlag Balance Project COF&ANt TeL wllh Ww MaLly PEnn/Fsd PFam Ilnpeetsfrnnaerits + 5ee Public Worlrs Site Spedfle Conditions Water Distance Li}Water water Available at Site 5e"Kes Pressure Zone + Estimated Project See aNAwauon Water ERU's Water OWNLy Norse Project GMLSISL,ent Yes with Water Mauer Plan impact-gEOM&M None- [VO -PLAT CONDITIONS ruwt:WCWKxUFYAKFMF..n'r S;le Spe6ICtCaddtiodg of ApWOAU L. HLI LT nuL availahlk tU NLLE.PTUpK7LX 16 bL s Wd by fuhm m Ada 1A Station.IA Mdion Lu iw cumplcLc aL LILc LnLd of 2i12&OLy wiLl;11w cSU.: n.rK1 LT7 line Ui SLar Ruad along McMillan It Ll Runing YwiT along SIaT nLOLI�d uvkr GI Lh'Laud lu ruLLlLlm+pkTLy iYiLi'x hvjoL7 dnvcu_ 2. 11K LX-�kp 's Enjq imv is to v[T'ify iftlium is a wkJL U irc and xlatk if it will I�L d W 3m-It LN nut gumg In bk„1,..d i[In"FLU abandLmkd MT Oly and LOWR nquinrw-U!2- .S. Eadl pbanc uf16L UIY 6ppn mi will maul in IK n.uiLL'Lcd ru WFify miTdlm n fire 1111w p�IN maKntamLd. 1. 'l'IrLTk will 6Utwuw iL7 moons mining to Lbk silt fnnn ihrmwth(unual rJK xuuthmi livrrUkrnud s�m[hwcxL curnLT).Nckd to LTgmL LL<rF I�w6 d.mmg L1Lk fmt p6awk un c+�� YxUt. 5_ F.nSum na sewer 9crvicas pass thmugh infiltration trcnchat. 6. Paiviik 20'1]UGLY ws fnf nran ,byrlran[IarcmLN and W.Ikl` 4L ii N—h1xL-r 7a'L sbuuld i'a LITMI up ut Lhc LTLd of mainlh}r6mWwaLLT ncLLT and ltr hgrund iI'- 5. NiF pcemancnl RtnkcUL=(tress,hushes,huRdingp,car-parts,travh rmcptacic walls,fencL i, infltration tFew Qt,light piles,etc.)La be built with al the uGlitymer eirt. City of Meridian Department Report Gereral[:orddGors of hpprowIll L. Applrcml sball LmurduuLr walLT and srwLT roam xiu wpirnlliog wiLhllir Public WurLx Ikparhrn L 2. PLT McTrdian Lily C96;(IACV; Lhr appbr,mLL shall bL:m mpLmmLhLL W mslall wcwLT amd waILT mans Lu amd lhrcmgh[him drrrlaprrmmL ATg1Jiuin1 may 6u cl igrbly fire a mimburnmomL agTmmmi Pin mCmNuuc[Loc carlLamxnrcmLlxr Mt'(-'ll 6 5. 3. The appli4mnL xhad prorLdc cwxcrrrmL(i)fur all public walLrAL'wLr rruuns 43LwNKk of public right of way(iorl Lmk all waILT m 7*i=aril hyd=Lx). SLwLTlwn[cr caeclnnrnl inn L�&xmd3ng um mLnM LT dLpLIL:Fewer U N tl dl'Lp rcquiTc a 30 R+urnncm,2U 35 R x'IU fL camLmm a,aril 25 30 fl a 15 lL camLT7rL'oL 1'.muirc mu pLTmmvvl sUuLlmu.N(Vcrw,huNkm,kiklinp,carlrudm,Iraah TcmtVt clt walls LrKx�infrLVaLim tmmvhrs,liylr[pubm crr.)arc bmik wilhim Zhu uLLiLy LalaTrrLTIL Sulx mit an uccxuLud LaeunurL(m Lhr funn avaiLabk fmnn Public Wurlcsk a kFA dLSrr4ftmTu puLd by ao Jdal.Lioue:J Land%,.y+n,whiLfr mmsl iMludc 1hr area u f Llrc Lav==L {r Lcd iimi1BPP A)aod an SL{2"x I I"map wilkL buaro&s mddimtanrc�(13arkcvl 14XI IIHIF B) furrcvicw.liulhcxhihLLsmuxL hl simlkA aip"midaind hya Pruflssmmul lauA%urrryur_LXl N[YI'KhIX)Rlk 4. llrc CiLX mf MrsiLlian TL'iluirmi Ural prmmi Ld imgft6on syracmL;Ire srgq Kd by a ymm rLmml swuce of wa[cr(UI1L 11 3 ES 5)_ThL applrran[m6uuld hr n.Nurn-A Iu rta any rxrmLing murfaur m well.wa&r&n L6c primary a{Luror. if a.mrfacr or will muurLT:n mil axailAlr,a mingle pumL curmuc[urn ui 7hrcul.inary wa[cusym[croslLmLl he rltLrurrnl.Ifa singkc puinLrLaurLrLiuo ix LIAL&IJ, Lhc dc-wkgp 7 will.6c mmrxmimrblu fur Lhr payimml u P amsxmmmmu fur Lhr cunmrrlm arcam prior w prior Ur rLa.-+Civim6 dl-'LalupmLTLL plan appvvxal_ S. Any mutewms Lhat an:anima L Lo TLTIL1nr whaLl Ix mubjL [Ur L�alualmm amd pus96Lc�igomuLL of mmca.'L mLkkm-ping Lu bu in cumplimrl+r wiLb PALL. 6. All irrigalmmr diLLJ1Lw,LmxLJ3,ULTalx,ur dminx,cxclrmxc Lrf ma wal vrab,7wan iOLcTmxIxrW, cT ingmr layingm4ammLand mmhgrmLmw mr L6L area beingsubdividcdshall buadLh-Lsw FL7 LJLX-'113A6_ brpcTfoimmg3mbwurk,7bcgVLiLmrl m xlLallun LJbh plywildnCxdu421207 aril any 4abL:rappliLoblu Law mrLSmLaLium_ 7. Any w Lk 7haL will not camLmm Lu be usud nmL [hr pTgx7ly abandomxl a mdvrg to khL6 WLA1 {_unlink im Slmmiuds Rule adminm47LTr:ik by Lk-LdalrL DLparlrr crIL of WaLcr Rcmurmc= {IUWR).Ilm ULvulupLT,UwnLT,mprujcxc Euhg a 7,wlLall pnrvuk a wra Lcw LntaLhlnwsing w—h'-c'1Lhu Lhcrr are any cxim[inF,WLAIN rn Lhc&Yc6pprrmun,aald i f sir,how LhLy will.cuoLinur ur be ML-4 ur pnrrrdr TL mnl of Lkxn mbmx1.ImnwmL J f wLA6 nrr Ur 6r alvzrxhma IhL:Fm4L�l owns m Lhrir mTrLvwLTnaLrc mml cxmlarL Ihr 11]WR U"n dwnm:r Fmk'Imm SL 'Liuo(Aanm Xki- T, ItydrogumlWis[20N 2K7-1972)111:10X1RE amy work is June Lo dmurmneaiun an cxim[ing well JLZLm iP n im 6cliL.YLAthat11ho well n Loa than 1J4 R drag).ILmuf ufcummwn m6m wrLh IDWK nruwL hl mubrnluxi Nr Lh:Ville priurw why wwk bcmgd mL:w dl'iirrmrrLlmlum Lhc wull.F'milmn:In cummrmimmc wrLh IDWK TrLmy TLMIL inaddilivml.work ardcxpLTm lu Lk:ivmmnLxsicW Ibe Well— K. Any cxislnrZsLp6o ymlLT within duxpmju—IahallbLmmovu llf wcrvrcrper{_illy(hdiimcC .iLz Umr 4 14 arrd 9+1 K_ tirrrlacL[.LTrlral Iliabx[]IraIILT&rr abanJunmLTLI prrLXvhlnx amd inmpL:l-Um {2tgl"5211. 9. All 4mymrunLxrlw rclalod Ur puhlrc lrfv,wafrLy mPLL hcuAh skal I Iw L uimplrlyd prom Lo wxupanLy ofLhL 31nKLLum- LO. Applrranl mkrall 6L m:yuimi w pay Publk W4W6 dcvc ULpnrnn plan r WLT,and UMLmLrucliimi inspuikm(Lam,as dL:LCTrninLxl durimg LhL plan Tcvicw VaNam,prruQ W[Ire Lssumiax of;L pl;mi nppruval kLILT. 11. hshaLl hl Lhc nMmmibility raf dLc applivZOL UrcnYLLTc LhdLall dcxclrymrmnl LaUu c m pJy WILli Lh L'Aniu mmmx W3Lk Disabi Ltm:w An am]L'krr FZiT Jluusing AOL 12. ApjrJwml mhall hl rcwpLmrmilrlu fur applm:amnL and LNmmpbMur wrdL any 1cc64m-0U4 Jkmnking LhaL may Irr mgLurLd by Lhc Army LkLrps arC I:nginoLTs. City of Meridian I Department Report 13. L1LvckrpcT shall uLurditmLc millhux ImalxneLwiLb L6c MLTiduin Bow IHYiLY_ 1S.Cur TacLi tin LLB[FLm l[ss1uL1 hL xulnnfaud lu 11ir MLTId]an Buildmig IkpanLrn fur al I lvmldjng padsTUL1LIUrig L7L'UmLnA bark ill,whLTL'&tu[ing Would siL a[up rill 1L6YLL'rial_ 1S_The duupi cuginxr shall 6c ruxluircal lu m-miPy diai Lhr sulx[rcraLTLinr ckvar ms am s-L a mmimum or 3 fixl ahuvc IN;highLNl LmlaLhlishLd punk grumKLwaL-LT rlrt sLiuo. TUN is[u u=LFL" LhaL 11hr 6uu=cicialion or Lhr LTawL wp2um of 6umLzs is aL k3&-A 1 fuix ahuvr- 16.11ic a1T&i Ls JLsigm L�Jg ML7 xhal I hL nislmnxihdr&lr iLmre Lism ofall impLiun:mdlur drmmogc faLiLiLX wiLllln lhi}Tm}j L1rL LILaL Ilo TIdL full wkk7 Lbc jmnwJioliun uran nTigaLiuo daxviL-L ua ACHD.'rho&sign LMVML7 shall TmaYidreLT13rKLWx9L"L L]tu faciliLim bare hour mLsmdLcd m amu&nm wllb dIc NI]Mh4LTJ ihsign planx.11ux Lx:rLiriLOLiun will hr rU jiFL-AL k-furr a9Crlirxm[r Of LK=tTaLLmy is LOULl&w any NEMOL ms W7Lhin Ih L'TmxjL L. 17. Al Lh:umm +i tii m uI Lhc pMijLY'l.[hc aTTlx:anl shall 6r m%Tmmsihlr LII sm6m L n rd drawing pLT LhL:(,iiy ur MLrid.hulu�AD s[aoLiardx. '115csr rcL4wd drawings 1nus7 he nxcaicd;utd UPPM-fcil pti-iLi ILL Llir L1mLdnP ufaourtirmaLim oro mpanry Lcm any Am Llim wilhinthr Tm)jccL. 19. h sum m Ii6hl plan will nod Lo be imrlui"m Lhr aril cxnm mLYxnL TrLmrs.%iUn L IighL pLm rugauv K--mLsan;LiL;RA m mxlkm6 5 ul Lhc InTrorunLTLlSIalx6riN rur:3ir=Ughuug.A Lxlpy of be smndaidx L=m lb.fuundaL hLLpllwww_lncriL6a iLy�&puhLic wui6..q.'?id-232. 19.1110 Ci Ly of ML7i bm Tcyuima Lhal Lhc uwnLT pull W Lhc Uily a pLr&mnanor Nuray mu im Lk aLmL of 125%mflhu L+Lhd cimLs Lruclum cost 6m all im Frg4uk s. r,wa1LT and mi a m&T NE JL[um Tmiu lu Gtml plmLsignalurr_Mix s Ly will hr vcTiricd by a Linr ilun LlSd cslimalc pruridud by Ihu uwricr trf 1bL'l_iLy_ I he amn:Ly can hL"p mLLd in 11hr farm of an mTi:*iK:L1rIL"Lc LILT of cTL"d1L,L3xh dgmPsil urhund l4TrplKML mhLLNL Pik m uMdxmLiim&n sunay,whinccm hL fimind m dw f:urmnusily IkMcltTmusL D.pallnlLnL Wdnilr_ Pk2m cunlacL hand lhrultipmLml Sur iLi far more irL&unrmlium aLRR7 2211. 20.The Lily of MLTiiham mmyuims doL LIM uwncr This[Lu Lk-Uily a warranLy sul Ly in Lhr turxnmil of 0%of Lhr UAJ LYm%LnKLLuo oLis[&R LxAL unit lL7LYlNLW-LT,wa1LTand M?w-In rmu'Ltc[im.for dl 61I0 u P Lwo years_I hls YunfLy Will 6L YL riff Yl by a lim iLL utiYL L�Lilmaw rWV3dud by Zhu uw1tLT ILl Lbc{:11y_'1111'surLLy CM bu Txiiwd io Lbc&min of an LuLvL1LahIu ILVLT of mlVdii,mm%h &-rxw[ur lmnd.lygrlx:an[times[No ao 3Tli4Wi4m bur NUrAy,wlLirlL can 6L fULLmd Lm Lk tunnnumily Dvvvluji=m Ikpunl n wcbsilr_ Plcww cuxlacL land DLL lupin l 9vii im for mun:ildbu aum al 887 2211. City of Meridian I Department Report C. Meridian Park's Department ha t IrnTk%Ilnd Rexrrutinn Iter;rtmer: Kim Warren/PaLhwaysPro*d ManLLg%r Fbrwrr►m*rsmll: NirkNipoli Pmjns*14hc Fkrlh Meridian Fldds Fiel/oc14-202 COBI—p,g DAM 2112a26 The rdbwir!g will bL rcclurod for daolopmenk of the propam!d project: COMMONS OFAPPRIYVAL-PATHWAYS 1. ThL prLiptA dLeclamr shall deign and coraru t nwliimu •PuOrwayo-mnvstent wilh the location Lod 1pmfiratiurLs xr ILrh in Lhc Meridian kml-w.hya Master Plan Map and Ibk-rst Lr Ratlwaya Flan Dcwun LMM CkLpLor 3k Amypr::p:::,00 A.u•.lmenls to pLMhway aligrrrerl shall bee=dnatud Lhrough Lhc Palhwags Pnyect MLrnegLr. .. .. ... -'.an 4"Fs NfLw,CrlY 4Ye•h�r!r. 2- Prnr to Fnal piaL apprcr l Lhc applk: L shall dedoLe a public acmes caSemLMM for a detached,W wide mulfi-raw plthwayvaithin Lhc I:n&AwL buffer along Sfi•14wl-ere iL fronts the project. 1Q'wide dct:xkiyArnulLkm. Palhrrls 31"1al5olxruquiradalongbothsidm44Lhacm&riQra dtragtxA rnn thepmrcL + kblii" paofiwa y¢ mcnLs shall bL a minimum of IX rrdc(10F paLhwaK«2•shotider Lad` !ide). + All paLhrw2WshalbakPM Ld002idealirri.S3Lk)nck6trWLascmerdsunksspermesionisspcciiwlfk ohtairodhorn thcgwerningirrigationdinlrkL + FolowA134Dgukkgine&rwdodioLionctFca.orncnbwp!thw-ap;dj:x nmLoACIIDrigMsvf-wary. We standard City ierrrPktlr:far pubic oas OmEwrWa 3tbtrif d emvvletr�orrice l'lrolr�r fi"dtvrt� Ara F4rME 3- Cunstnrt mdtrux puthw.rys pLr pumnS stcLwn koed on masurtg sdL mwWitiorLs as remmmcnded by project mil mgintoer in aawrd wiLh UGC ii-3A-9 and Prior Lo Final approval the applicant'! mginaerskslprovidewriltmdoeurrKx"ionIlLanpcdplayadcp ggr=mmondL•d paving s¢tkw1[d%A the puAhwayscentw.trscon r,ryedpethermornnwndwdspmficawwLti. A- The ewrrcr Im representAivc ass Liam of the propQAY affected by each pubic aoxsa�t shill hmw an ongoing oblijpAon to nxmnumn the Frwld-u:c p:rLFw"- 5- 9hoopLmuWonrencingskslbeiratallLdbemeenpathw.rya and(IivuOvrMerirrjgai3nonds and laLurafs as de:rlLd in the Moidian PaLhw:sp Mamar Flack.CF&VtLT 3,p:LgeM,All oLhLrILmdewLperLIM11- 3A-7- C, Pmry'cridn kpershallbempo ilok-Fwuht:hinrnglit. :gnemcnL and othcrpmTnLL ionF5[: required fur ouru ruLting wilhin irrigaLiundisitricLoasmYents- 7- Rmuld wry dxrcpunLrmjsAbetwmnthmcLvrttiLkwn.arapprwulwdlhLrrqtircnxds all Lhcinigakn dd rw±,the-de4LkpLr shill work with Rkhways Pwimt kkmagcr La Lw=lw c a paLhwary dojgn lhal nxuF buth{ity and irrigation disLrk:t olq¢tiv City mquina nts Ln ALAS shall not Inor arL they intmdod lof mmn-ida lhLxw rli Lhc irrigation dslricL h:rAng orisdktiun Lwcr lhL prelorL area. Riv u�ur�5 City of Meridian I Department Report D. Ada County Highway District(ACHD) wi.wb{#d,rhxildw� ACHD k^.7.n xcF{�rrrry,Cc+nmscvw`r � pasrua HNacor.Cammlralrrns Date; Fkwuary24,20M YcE Emily MwAter Staff Corr l(araLE:igh Troyer,Planner ProJ[[l CIMSUlptlOrX North Mendlarh Flpdds Trip Gffw,�Kiorti Trip generation vAO deUvrninedas Part of a$rtwei�ewloprne,nt gppllcant,t)awd on olOwDr the Iuirtuto of TranUnrtw ot+Enginaer*Trlp Erna airon Manual,12"ednior+or"itaffic unpack stuc�r. r 'Cornrrlfhr,ga The tablos abovo list the eeesling€oriallior-is of th8 iurrourldling roadways wit Flout the proposed develapmerrt as this application ir.for annexation and rezone onry.With a future devei0pirrrent appkaubm dilssbrrnmarywlil he updated to+eflect 1 he development and its lmpe t. connecting you to more edo pp,rrry uio-my t4r a-UM rr momAw iwvw-balm 0-6ET7i-ara 7463gF-�VP Fx i+k�S74- r,'. V. FINDINGS A. Annexation(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: A. The map amendment complies with the applicable provisions of the comprehensive plan; The Community Development and Public Works Directors made a determination that since the city is installing a sewer trunkline in McMillan Road and this property is contiguous to city limits, that we can annex the property. The subject development will not be able to apply for further applications or do any development until sewer is available at the site or the City of Meridian I Department Report applicant is actively extending sewer to the site.As a result, the Commission finds the proposed map amendment complies with the comprehensive plan designations of Mixed-Use Interchange and Medium Density Residential. The applicant will be required to come back at a later time with a development agreement modification and preliminary plat to show conformance with the comprehensive plan design elements. B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment complies with purpose statements for the Mixed-Use Interchange and Medium Density Residential designations. The Mixed-Use Interchange designation is meant to have low traffic generating uses which is why the C-N zoning with the further restriction of uses such as drive throughs, and gas stations is compatible with the FLUM designation. In addition, while the applicant has not provided a plat with a density for the residential portion of the site, they are requesting the R-8 zoning district which is our medium density zoning designation. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed uses will be compatible with the current and future uses in the area. D. 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 The Community Development Director made a determination to allow for development to be annexed when sewer extensions are in progress. As a result, the Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. E. The annexation(as applicable)is in the best interest of city. The Commission finds the proposed annexation is in the best interest of the City. VI. ACTION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement per the provisions in Section IX in accord with the Findings in Section X. B. Commission: The Meridian Planning&Zoning Commission heard these items on March 19th, 2026. At the public hearing,the Commission moved to recommend approval of the subject annexation request. 1. Summary of Commission public hearing_ a. In favor: Emily Mueller b. In opposition: Darcy Hart C. Commenting d. Written testimony:None e. Staff presenting application:Nick Napoli f Other Staff commenting on application: Bill Parsons 2. Key issue(s) testimony City of Meridian I Department Report a. Darcy Hart: Concerns regarding the lack of detail provided with the application,no traffic impact study, density beingtoo high, and design not adhering to the Fields Sub Area Plan 3. Key issue(s)of discussion by Commission: a. -The amount of detail that was provided with the application was the primary discussion from Commission. However,with the director determination from the Community Development and Public Works directors,the Commission felt comfortable moving forward with an approval. -Whether a development agreement modification should be required with future submittals was another topic of discussion. The commission agreed with staff that a development agreement modification to prove up on design standards,density, and mixed use standards should be required with the future preliminm plat application. -In addition,the Commission discussed the restrictions on Drive Throughs and ultimately decided to recommend a change to the staff report to allow for Tier 1 drive throughs. 4. Commission change(s)to Staff recommendation: a. The Commission amended provision C of the Development Agreement to allow for Tier 1 drive throughs. 5. Outstandingissue(s)for City Council: a. -Timing of the development in relation to sewer services. -Whether a development agreement modification should be required prior to any future development. C. City Council: Pending City of Meridian I Department Report ' 1 1 .r - Pill _ T- -- CHINDEN u L- t - 1 1• y �1 W - - MCM1LLAN CHINDEN *._ 1111111 1111t-1' ���Mll�o 11611 liio= ' 1�11111=�•..111111���^s. uln = �1� W 1i111���1 ■1 �1111 11{II 111 { rr{ IIN111 11{{{{{f cf Iltllllllllf 41111111�IUIIIIIII'1111111111l1� ■■— -� = V I IIIIr11nI11Iltu11� luul�llnllu(1= ,. I Ilmm�uu min p��ulln nunuu= 1 nsm �Lluutonuuuuil �. M�MTLLAN,:�:r�ar�r1rR',Z._.� iuilri nnnuln+nnlaly C. Future Land Use Legend `•._,�l, � ' i_ Project Location Area of Impact OAnalysis t , .'r ields Mixed Use, MU-RG Su bmw Interchange Plan 4HE1Medlum Density: Low Density l Residential Residential ` �Med-High I� Density 1r� Residential Civic HEM Fielig Subarea Plan , D. Planned Development Map Legend `. � Project Location 'P"Area of Impact T=' City Limits r , Planned Parcels r' O Analysis 1 HEM 1 1 q 1 � 1 1 1 1 1 -^ ----- I-�:•is'.-'� i'I I� 1 1 1 1 4 1 City of Meridian Department Report B. Subject Site Photos City of Meridian Department Report C. Service Accessibility Report PARCEL S0429120006 SERVICE ACCESSIBILITY overall Score: Q 1 st Percentile Description Location Within 112 mile of City Limits YELLOW Extension Sewer Trunkshed mains > 2,000 ft_from parcc RED Floodplain Either not within the 100 yr floodphain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Reporting District does not have enough data to report Emergency Services Police RED results Pathways Within 1/4 mile of future pathways YELLOW Transit Not within 114 of current or future transit route RED Ultimate configuration (#of lanes in master streets Arterial Road Buildaut Status plan) > existing (#of lanes) & road IS NOT in 5 yr work RED plan School Walking Proximity From 112 to 1 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GRE (existing orfuture) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report D. Concept Plan (date: 1/16/2026) `I i City of Meridian Department Report E. Building Elevations(date: 1/16/2026) North • Bultding Design Commercial Building Design Materials Fiber-cement siding(smooth&hoard-and-batten) r Stucco(tan,huff,white). Split face CMU(huff,tan,or gray). Corrugated metal(galvanized or muted color). Thin stone veneer(neutral tones). * Wood-look composite(soffits,accents). _ • Exposed steel(awnings,trellises). Colar Palette Buildings should incorporatea minimum of one Base and Accent Tone: Base tones:tan,huff,muted sage,GghgM.. f • Accenttones:sage,brick,charcoal. Wood nines:Warm medium stain. Conceptual Buildingl=levartam ► r l< 1 11 E 1 : r 1 � _ � Single Family Architectural Character. Single family homes will reflect a Modern Farmhouse style, characterized by clean architectural lines, gable and shed roof forms,and a balanced combination of traditional and contemporary materials. �I Materials and Colors.Exterior elevations will incorporate elements such as horizontal lap siding,hoard and batten accents,and simple trim details to create visual interest while maintaining a cohesive streetscape. Neutral color palettes with contrasting tones will enhance the architectural form and complement surrounding development. + + ■ Fencing.5'clearvisicn iron fence,or 6'cLosed Vision"I fence Conceptvaf Elevations mir'7� {�,I City of Meridian Department Report North • Pathway Design Standards The Project will feature a comprehensive pathway system designed to integrate with the City of Meridian's existing pathway network.The internal circulation system establishes clear, connected routes between residential neighborhoods, commercial centers,and community open spaces,creating safe and convenient alternative to vehicular travel. Two primary pathway types are proposed throughout the development,which shall be constructed in accordance with the following standards: • Macro Pathways.Macro pathways will serve as the primary circulation routes and will he constructed as 10-fact-nude Conceptual multi-use paths.Where these pathways run adjacent to public.roadways,they will he separated from the curb by a lawn parkstrip,providing both a comfortable buffer for pedestrians and cyclists and an enhanced landscaped edge ti consistent with Meridian's streetscape objectives. 1 • Micro Pathways.Micropethways will function as secondary } neighborhood connectors and will range from 5 to 8 feet in width,depending on context. City of Meridian I Department Report F. Annexation Legal Description& Exhibit Map uesenphan tar Annr,xppan '+wry 20.2026 A pinion of the Norlhearl 114 of Suction 29.Tawnehip 4 North.Range 1 West Bails Meridian.Ada County,Idaho.more pert+cularly descnted safollawa: C-Dmrwr,dnq al The 114 corns common to Sections 20 and 24 T 4N.R 1W. B M horn whi-,h the Setrion tamer wmmon to Somns 20.21.20 and 29.T 4N R 1W.B ht.gear%SoulN N'15'11"Ea1't.M7 241ee1 thence on the nort++boundary line td sad Seellon 29.South a9"15'11"E*SI.709 00 Fpe1 to the PQElr of BEGINNING therm continuing.5auth 013'15'11'Epps,$25Aa feet to the Elko W a oomw cammen is said Se dears 24 and 29. theme leaving Said north boundary line,South Q13'55'39'Weyt,1,316.79 reel in the Northeast 1116 corner of said Section 29; thence on the nortli b nwil ry Ind of thff MutheeM 114 of the NorWeaN Vill cl said 20.South 96'i8'61'EA1t,25 00 feet to th•C' Hilims of N.Rutz Plea theme leaving said narth boundary line an said€enteehne.tteing parallel we.h and 25.131)feel east or the weal Uour4ary lm*of the 5otj h"5j'A Of the Ngrthe;l#1 V4 of said Sa76o3 29,South 0p'5599'West 1.316 76 Feet tc the south boundary line of the Sculheesi T rdii of the Now•thseei 1A-of said Sedan 20; Hwnce 4-awing said wierlins on said swh boundary line,Ncslh 89'22'31" West 25.00fee.to the Cemer-Essi V16 comer of said Section 29: Ihemx Ir.,gwing said sgclh bourriaey line,tJorth 09 22'31'1Nest, 1,320 05 feel is the Center 114 tamer of said Section 29; Ihenoe an 1he rrarlh-sawh C*n*1r**r wio Sild iM 2g.Norlh 00'51'09'EUL 2.090 39feat; 1henpe leaving$Xd rwrth-south centcriinc.South 89'15'11'East.703 00 poet thence N"D13'6 1 TY't est �416 LID lees in the PVl1Tr OF BEGFNNTNG Curtaining 72.201 sues,more or less. EM of �L t 4.%, xCENs --- 11779 t1 *C OF x k"atrc 1 aFF 1 City of Meridian Department Report .................. [jups OF Umrings 524 P 4}+k 4{ I 9igV.nNq I ?. link �4h aLk49 E n p SIt'r1�v9�4n kp S i m W O "+ MEI 0�6 x Acrem Line T#151e lirF■ 8"-g Ledi�pih 25- IDAHO Amaxation EKhlbit far 26.r�n i SURVEY ,{��;;�" 7007 Chinden OIvd. "IL''a 3. GROUP, LLB •awuR ffl,,•„F'!+m 1 w, K-V.u u ho-0 c-0.,�r� Ivma }{}b}'e7h City of Meridian I Department Report description for C-N Zane January 22. 2026 A portion of the Northwest 114 of the Northeast 114 of Sacaion 29, Township 4 North, Range 1 West. Boise Meridian,Ada County. Idaho, more particularly described as follows. Commencing at the 114 Corner Common loSeotions 20 and 29.T.4N R 1VV., B M.from which the Section comer common to Sections 20.21, 28 and 29,T.4N. R.74V., B.M.,bears South 89'1611"East, 2657.24 fleet:thence on the north boundary line of said Section 29, South 891511"East, 703.00 feel to the POINT()F BEGINNING; thence oorKtinuing_South 0941611"East.625.49 feet to the East I M 6 corner common to said Sections 20 and 29; thence leaving wid north boundary line on the east boundary line of the Norttwmst 114 of the Northeast 114 of said Section 29,South 00'55'Ur West, 1,D66.34 feet: thence leaving said east boundary line, North 89'W51"West, 1,327.09 feet to the north-south centiedne of said Sectian 29; thence on said north-south centerline,North 00°51'09"East,517.89 feet; thence leaving said north-south carTleriine.South 89 15'11''East,703:00 feet; thence North 00'51'09"Easl,W.00 feet to the POINT OF BEGINNING. Ccotainirrg 23.655 acres, more or less. End of Cesuiption. yP1 LAND C6 143ce_'F ji7 a° rnr ,o 0 ?, of: % V, Pauc 1 of 1 City of Meridian Department Report Basis of Bearings ................... 589'15'11'E 2657,24' _ 1/4 5.20 l_D3.U0 625-49' 1328.7S 5.2d 5.21 S 29 44. h�den Ivd E1 p s __ S-29 S,28 Paint of Eipginning 10 -6 i o i ch .J # * Mint Ranehettes s G 09 SuDdMaiah No. 1 � r 4 w U9'15,11'E 703A4' Ln -03 o m 23,555 Acres `' v r N'W51'w 1327.09' ron nl I^ yy I cd w o � i LAB - i #1 7 lPA �rRO OF �#CCK Scale: ,".40D' '•.>x -an x ao--;,y�x--�[ate G rty Ir�,xas +a x+� o ,do 3m 100 Imo Job No. II)AHO Exhibit Map for �-on SURVEY C—N Zone e=ise oaa_asro+ Sheet Na. ,auinw�s,o 1 GROUP, LLC n parhloo M the Hwl/4 od ,he HEif4 o-r Sc loon 29- 4wg. Data TAH., R.W., B.M., Mu €wnt Idaho 1/2V2026 City of Meridian I Department Report D*scrlp'tichn for R-8 Zone January 22, 2026 A porlon of the West 1!2 of the Northeast 114 of Secbon 29,Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho,more parlickilarly described as follows: Commeming at the 1Y4 mmef common to Sections 20 and 29.T 4N R IVV„ B-M.from which the Section comer common to Sections 2A 21, 28 and 29,TAN. R,1W. B.M ,bears South$0015 11"East_2557.24 feet:thence on the north-south centerline of said Section 29_South 00`61'00"West. 1.063.89 feet to the POINT OF BEGINNING; thence leaving said north-south centerline, South 89'W51"East, 1.327.09 feet to the east boundary line of the West 1t2 of the Northeast 114 of said Seefian 29; thence on said easl boundary line. South 00'$$'39"VVest, 1,a97,23 Feet to the Center-East 1116 oornrer of eaid Section 29: thence North W2211"Vilest, 1.326.05 feat to the Center 114 corner of said ectlon 29: thence on the north-south centerline of said Section 29.North 0015T0T East, 1.572.50 feat to the POINT OF BEGINNING Containing 47.790 aces, more or less. End of Description. wL «INS ` cr r*s VA ai 11779 OF O Q J4#ev, Page II of f City of Meridian Department Report Oasis of $earings S89*15'11"E 2657.24' 1 1f S.2♦] 132S.49' 132a 5' 5.26 5.1�1 :S 29 ——— —— Ik, Chlnden $Ivd, El f16 S.PB S.26 rc �� 1� 41ink Rgnph9ti65 1 rj I M SWbdfArion No. 1 E I A m I � 3 G � ua I I SE9'ae'S1'E 1327-Oe' Poini ni Begrnning f 4 7,79b Acres # vs in 5 � O 2 --- L,+ D C'I N69'22'31"w 1S2S-45' C—E1/16 I 1779 166 FP� 01F MOO �f Sale; i"=4p4' Q 100 200 4N Soo IDAHO Exhibit Mop for N-p11 SURVEY R-8 Zone GROUP, LLC A parLiw al th■ Y1/2 al the Ngi/4 m Sactkn 29, 4wq data TAN- R,141., B.M.- ACM Cuwlty, Uaho Ala= City of Meridian I Department Report 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). 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 conditions. These conditions usually represent peak hour driver experience. ACHD City of Meridian I Department Report 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 Development Application Transmittal Link to Project Application: North Meridian Fields AZ H-2026-0003 Hearing Date: March 19, 2026 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331Email: cityclerk(cD_meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request,unless exempt from disclosure by law. C i E IDIAN.;--- Agenda Item Applicant Presentation North Meridian Fields APRIL 14, 2026CITY OF MERIDIAN CITY COUNCIL CITY OF MERIDIAN 70 Acres 7007 Chinden -+/•Property Preliminary Plat, CUP, etc.•Future Applications Zoning w/ DA •Annexation •Applications CITY OF STAR Future Land Use Map C2 Use Interchange-Mixed•Medium Density Residential• Annexation Zoning(Ada County)C2 Owyhee Storm Ave Residential8) Medium Density -47.81 Acres (R•N) Neighborhood Business -23.64 Acres (C• Design Guidelines Conditions of Approval Area Plan, Comprehensive Plan and UDC.plan to be consistent with design elements outlined in the Field Sub , and amend the concept Sub Area Plan, Comprehensive Plan and UDC. CN Zone concept plan, consistent with design elements in the Fields submit a development agreement modification application to provide a Property within the CN zone, the owner of the CN zoned property shall Prior to any development of the subdivide the entire property. a preliminary plat application to further agreement modification, a development available at the site, the applicant shall submit Prior to any future development and once sewer service is readily IV. (A)(f) E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for VanTrust (H-2025-0052) by VanTrust Real Estate, generally located at the southwest corner of Black Cat Rd. and Franklin Rd. A. Request:Annexation of 23.13 acres of land consisting of six(6) buildings that span a total of 340,000 sq.ft. in the 1-L zoning district. April 14, 2026 Public Hearing Sign In Sheet Item # 17 Va nTrust ( W2025 = 0052 ) Mark X if you Mark if Your Full Name Your Full Address want to representing ( Please Print ) speak an HOA or large group ? 2 4=- o S � ,jm w . s _ log Sri \- 4" c 3 �� � ,4pzn� ' � 2 2 IV � A�� I�iz , 8 ,� 7 4 5 6 7 8 9 10 Development Application Transmittal Link to Project Application: VanTrust AZ H-2025-0052 Link to Project Application: VanTrust ZOA-2025-0002 Hearin Date: March 5, 2025 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 4/14/2026 Legend DATE: Project Location CD1- TO: Mayor& City Council Area of impact &= City Limits '@� FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Hunter Lake SUBJECT: H-2025-0052 and ZOA-2025-0002 VanTrust - f LOCATION: Generally located at the southwest corner of Black Cat Road and Franklin Road in { the NE '/4 of the NE '/4 of Section 16, T.3N.,R.1 W. I. PROJECT OVERVIEW A. Summary The applicant requests annexation of 23.13 acres of land with a concept plan consisting of six(6) buildings that span a total of approximately 340,000 square feet in the I-L zoning district.In addition,the applicant requests a UDC Text Amendment to adjust the Flex Space standards to lower the office requirement from 20%to 10%in the I-L zoning district. B. Issues/Waivers - Staff has met with the applicant numerous times to discuss this project. Staff has expressed concerns including the lack of compliance with the Ten Mile Interchange Specific Area Plan(TMISAP)in both use and design,potential traffic impacts, probability of low job generation and lack of intended transition away from the residential on the east side of Black Cat Road. In addition,it isolates the property to the east leaving it the only remaining Low Density Employment property south of Franklin. - Most of the property is designated as Low Density Employment on the Future Land Use Map (FLUM),which does not permit industrial uses as outlined on Page 3-9 in the TMISAP.Planning staff recommended that the applicant submit a Comprehensive Plan Map Amendment to change the FLUM designation to Mixed Employment,which would better align with the proposed use.However,the applicant maintains that their proposal is consistent with the existing Low Density Employment designation based on a zoning matrix adopted in the plan prior to the City updating the zoning ordinance to coincide with some of the new land use types. - ACHD and City Staff relayed to the applicant that access off of Franklin Road will not be supported except where there is shared access with Butte Fence.As a result,the applicant submitted a revised site plan on February 5',2026,to eliminate the small bay City of Meridian I Department Report 1. Project Overview industrial units along the Franklin Road frontage. This change furthered the lack of compliance with the TMISAP and Comprehensive Plan. Staff relayed to the applicant that we would not support the proposed UDC Text Amendment as it is narrowly focused on a single development and does not adequately consider citywide impacts. Staff is currently in progress with a new code change to bring additional revisions to the Flex Space Standards. - The home on the eastern property is currently hooked up to City utilities and entered into a hook up agreement that requires them to apply for annexation once eligible. The Applicant requests City Council approval of a reduced buffer width from 25-to 10- feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2. C. Recommendation Staff. Denial Planning and Zoning Commission: Denial D. Decision City Council: Pending City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential in Ada County - Proposed Land Use(s) Industrial and Flex space - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning I-L(Light Industrial) Adopted FLUM Designation Low Density Employment and Mixed-Employment VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 9/23/2025 Neighborhood Meeting 10/22/2025 Site posting date 2/23/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action Required No - • Access Arterials: Franklin Road and Black Cat Road - Collector:Future Collector to be built • Traffic Level of Service Franklin Road:Better than"B" - Black Cat Road: Better than"E" ITD Comments Received Yes;No concerns or comments. - Meridian Public Works IV.B Wastewater • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste the following link into the browser to access the public file: https://weblink.meridiancity.org/NVebLink/Browse.aspx?id=421321&dbid=0&repo=MeridianCity City of Meridian I Department Report II. Community Metrics Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:51216110501 Date Retrieved:2025/12/30 Parcel Count Parcel Acreage Infiii Indicator: 241 1,335 Surrounding Area 64% Not city 4k 40 ® City Limits 1,412 764.7 ■ Not City Household Household& Population Growth • Households 02020 Population Change:41.3°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 1,000 6,000 8,000 Figure 2:ACHD Summary Metrics Traffic Count is based on Vehicles per hour(VPH) RGadway Frontage Functional PM Peak Hour PI VI Peak Hour Classification Traffic Count Level cf Service ` Franklin Road 761-feet Principal Arterial 543 Better than 'E" " Black Cat Read NIA Minor Arterial 417 Better than 'E" ` ,acceptable level of service for a two-lane principal arterial is °E" (690 VPH). ` ,acceptable level of service for a two-lane minor arterial is "E" (575 VPH)- Figure 3: Service Impact Summary ImpactService • • Ready O O O O O Marginal O Caution O eye Ay o °� o°a F��e ��°e a � N �� �\ �� Qa�,c� ,<<a L°tea` City of Meridian Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Annexation: The subject property is within the Ten Mile Interchange Specific Area Plan (TMISAP) and designated as Mixed Employment and Low-Density Employment on the Future Land Use Map(FLUM). 5035 W. Franklin Road(8.52 Acres) is designated as only Low-Density Employment, and 5201 W. Franklin Road is designated as both Low-Density Employment(4.68 Acres)and Mixed Employment (8.91 Acres). Mixed Employment and Low-Density Employment are described as the following: i. Low Density Employment This use is defined by the TMISAP as low-rise office and specialized employment areas. Low Density Employment areas should provide a variety of flexible sites for professional offices and similar businesses. Low Density Employment areas should be designed with elements of Traditional Neighborhood Design.Design and development standards such as landscaping,pedestrian circulation and connection to open spaces,are recommended to help make developments more attractive,engaging and accessible places.Appropriate land uses include corporate and business offices as well as research facilities and laboratories. ii. Mixed Employment This use is described by the TMISAP as an area to encourage a diversity of compatible land uses that may include a mixture of office,research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses.Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed density employment will accommodate a wide variety of employers and serve as a primary gateway to Meridian and Meridian's prosperity. The applicant is proposing 340,000 square feet of Industrial uses across six(6)buildings on 22.3 acres on land. The applicant's narrative states the proposed uses for the property include light manufacturing and assembly, flex space,and warehousing and distribution. The applicant estimates the proposed development will create over 575 jobs or 1.91 jobs per 1,000 square feet. In addition,the applicant argues that Low Density Employment is the best FLUM designation for the proposed development due to this development creating significantly more employment than traditional industrial developments,the proposed uses are not noxious or nuisance like, and the architecture and design of the site is heightened. Lastly,the narrative notes the City of Meridian and general region have vacancy rates under five(5)percent for flex spaces. Staff has met with the applicant six(6)times over the past year to discuss the project. Throughout these meetings, staff has consistently indicated that the proposed annexation cannot be supported without a concurrent Comprehensive Plan Map Amendment(CPAM)application. This position is based primarily on the project's inability to meet key design elements and on the TMISAP's clear direction regarding the allowable uses within the Low-Density Employment(LDE)designations (TMISAP,p. 3-9). While the applicant's narrative emphasizes the intent to provide a significant amount of employment, the proposal includes a request to amend the Flex Space standards in the UDC to reduce the required office-to-warehouse ratio to ten(10)percent office. This change is intended to accommodate warehousing and distribution tenants,uses explicitly identified in the TMISAP as not allowed within the M-E and LDE designations. The TMISAP's vision for this district is to create an employment center capable of supporting more than 20,000 jobs across a wide range of industries,which relies on higher-intensity and more diverse employment uses than those proposed. City of Meridian I Department Report III. Staff Analysis As noted, approximately 59.2%of the 22.3-acre site is designated as Low-Density Employment on the Future Land Use Map(FLUM). Although some industrial uses may be permissible within the development pursuant to TMISAP p. 3-11,the LDE designation does not contemplate the types of uses proposed by the applicant. TMISAP p. 3-9 identifies appropriate uses in LDE areas as low-rise office and specialized employment, including corporate or business offices,research facilities, and laboratories,none of which are included in the current proposal. Staff agrees there may be a strong market demand for industrial uses,but the Plan specifically says the intent of the TMISAP is to create a place that will add to the long-term economic stability of the City of Meridian,not just respond to immediate market forces and trends (page 3-3). In addition,staff notes that Mixed Employment(M-E) and Low-Density Employment(LDE) designations are limited along the Black Cat and Franklin corridors. With this project included the I-L zoning comprises 54.15% (51.5 acres of 95.1 acres) of the LDE FLUM designation and 61.28% (92.84 acres of 151.5 acres)of the M-E FLUM designation.These designations are intended to support a mix of employment and service uses,providing a transition between the residential east of Black Cat and industrial areas further west. Staff is concerned that continued expansion of I-L zoning within these FLUM designations may reduce employment diversity, create unanticipated truck traffic, and disrupt the intended transition. Continued expansion of I-L zoning in these areas should be carefully evaluated by the Planning and Zoning Commission and City Council. UDC Text Amendment: As previously noted,the applicant proposes a modification to the Flex Space Specific Use Standards to reduce the required office component to ten(10)percent within the I-L zoning district. The applicant asserts that this change would better align with current market conditions and demand, and would remove an existing barrier to leasing flex space in Meridian. Staff is currently working on a broader code amendment to address the Flex Space standards,which were most recently considered by the City Council in June 2025. Staff has informed the applicant that a comprehensive code change is being developed to address inconsistencies in the newly adopted standards;however,the applicant has elected to proceed with a separate text amendment. Staff does not support the proposed UDC Text Amendment, as it would have implications beyond this individual development. While the applicant notes that flex space vacancy rates in Meridian are critically low,they also contend that the current flex space standards present a barrier to leasing, which staff finds to be a contradictory assertion. Additionally,within the I-L zoning district, warehousing is a permitted use that already allows an office component of up to ten(10)percent. Adoption of the proposed flex space amendment would perpetuate inconsistencies in the code, including land use percentages that do not total One hundred(100)percent,and would effectively allow flex space to function identically to warehousing. Staff agrees that revisions to this section of the code are warranted;however,the applicant's proposed amendment is narrowly focused on a single development and does not adequately consider citywide impacts. Staff has met with the UDC focus group to discuss proposed revisions and will be presenting these changes to the Planning and Zoning Commission and City Council later this year. Table 4: Proiect Overview Description Details History N/A Phasing Plan One(1)Phase Physical Features m� Rosenlof Canal on the Southern Boundary Acreage 23.13 acres City of Meridian I Department Report III. Staff Analysis B. History Although this property has no prior development history,the adjacent properties to the south provide relevant context for its redevelopment. In 2021,the City approved the annexation of approximately 129.21 acres under the Black Cat Industrial project,designating the area as Mixed Employment(M-E)and Low-Density Employment(LDE)within the Future Land Use Map(FLUM) and zoning it as Light Industrial (I-L). The City Council determined that the industrial center aligned with the goals of the TMISAP. However,that development had specific site design elements such as open space, plazas,pedestrian circulation,parkways,and tree lined streets that this project does not fully incorporate. Extending I-L zoning onto this parcel may further erode the planned low-density employment transition between the residential areas east of Black Cat Road and the General Industrial FLUM designation located approximately a half a mile west along Franklin Road. This shift may impact the balance of employment uses envisioned in the comprehensive plan and TMISAP. In addition,the eastern parcel included in this application(Parcel#S 1216110410)entered into a utility hook up agreement with the city when the Franklin Road intersection was widened. The property is required to apply for annexation once contiguous to city limits. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The proposed development encompasses two(2)properties that each have an existing residence on the property. The well and sceptic systems for both homes shall be abandoned and the homes removed from the property within ninety(90) days of the annexation ordinance being recorded. 2. Proposed Use Analysis (UDC 11-2): The applicant proposes the I-L zoning district for the development. The uses the applicant discusses in the narrative include light manufacturing and assembly,flex space,and warehousing and distribution. However,the applicant consistently discusses having flexibility for different types of uses. In addition,the proposed UDC text amendment indicates that the applicant is expecting warehousing and distribution as a primary use throughout the site which is specifically listed as an undesired use in the Mixed Employment and Low-Density Employment designations. As a result, staff believes the I-L district allows uses by-right which are not consistent with the high employment-generating uses intended for this area by the Plan.As a result, staff finds the Mixed Employment(M-E)zoning designation to be the more appropriate zoning designation. 3. Dimensional Standards (UDC 11-2): The I-L zoning district requires a 35' street setback,20' landscape buffer along collector streets, 25' wide buffer along arterial streets, and allows height up to 50'. The proposed concept plan and elevations appear to meet these requirements. The TMISAP introduces basic rules of good design. This includes buildings built to public rights-of-way, easy pedestrian access,narrow streets to slow traffic, and the facades of larger commercial buildings being broken down into short frontages with"big boxes"being wrapped in smaller commercial,residential, and office uses. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19, TMISAP): UDC 11-3A-19 and Comprehensive Plan Goal 5.01.02D emphasize the significance of building frontages along public streets and/or public spaces. The applicant's proposal complies with the requirement ofproviding a minimum of 30%buildingfrontage along the future collector road. However, the TMISAP calls for the LDE designation to be designed with elements of Traditional Neighborhood Design. These design and development standards include parkways, enhanced landscaping,plazas,pedestrian circulation, and connections to open space, which are intended to create more attractive, engaging, and accessible developments. The applicant's site design provides parkways only along the collector roadway and includes pedestrian circulation throughout part of the site; however, it does not connect to the existing ten (10)foot multi-use pathway along Franklin Road. In addition, the concept plan lacks key elements such as plazas, open space, and enhanced landscaping. Staff has communicated these concerns to the applicant. The applicant maintains that the project meets the intent of the design standards through the use of landscaping, detached sidewalks that connect to the larger pedestrian network, and building orientation toward the street. Nevertheless, stafffinds that the project does not adequately incorporate Traditional Neighborhood Design elements, which is a contributing factor in the recommendation for denial. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A twenty-five(25)foot landscape buffer is required along Franklin Road, an arterial street and a twenty(20)foot landscape buffer is required along the future collector roadway near the southern boundary of the site. The proposed concept plan accurately depicts the widths of these landscape buffers; however, the landscaping details have not been provided. If approved, the applicant will be required to submit a landscape plan with the future preliminary plat. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape appears to meet the minimum requirements. However, the applicant did not dimension parking stalls, sidewalks, and planters to confirm compliance with overhang requirements. iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the east as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B- 9C. The Applicant requests City Council approval of a reduced buffer width from 25-to 10-feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2. Staff did not receive a letter from the applicant indicating the neighbors were in favor of this reduction. iv. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an City of Meridian I Department Report III. Staff Analysis amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. v. Storm integration An adequate storm drainage system is 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 as set forth in UDC 11-3A-18. In addition,any drainage swales shall meet the requirements listed in UDC 11-313-11. vi. Pathway landscaping The proposed pathways along Franklin Road and the future collector roadway appear to include five (5)feet of landscaping on both sides,meeting UDC requirements. Given that the TMISAP includes on-street bike lanes,which is not the standard when ten (10)foot multi-use pathways are present, staff has determined that if trees are placed within the eight(8)foot parkway,the applicant may reduce the landscaping on the south side of the multi-use pathway to five(5) feet.However, if trees are not provided in the parkway,the full ten(10) feet of landscaping must be included, as specified in the TMISAP (page 3-20, street section Q. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis In Industrial districts,the parking requirement is one(1) space for every 2,000 square feet of gross floor area. With the proposed I-L zone and building square footage of approximately 340,000 square feet, one hundred and seventy(170)parking stalls are required. The applicant is providing four hundred and seventy-six(476) spaces which exceeds the UDC requirements. In addition,Flex Space requires one (1) space every 1,000 square feet of gross floor area. If the entire project ended up being flex space,the applicant would also exceed the UDC requirements for parking. ii. 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. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Comprehensive Plan Goals 5.01.02C and 2.09.03A prioritize area beautification and community identity by promoting enhanced design standards that result in distinct and engaging developments. The Architectural Standards Manual(ASM)and TMISAP require surface plane modulation at intervals of no more than 50 feet,the inclusion of at least two pedestrian-scale architectural features, and a combination of at least two primary field materials and one accent material. The applicant proposes six(6) one-story industrial buildings designed with high ceilings. The exterior materials include tilt up concrete, glazing,and metal awnings. However, it does not appear that the applicant meets the requirement for 30%glazing along public streets. City of Meridian I Department Report III. Staff Analysis If approved,the final elevations will be evaluated during the design review process to ensure compliance with industrial design standards. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan does not depict any fencing; however, any future submittal shall depict any proposed fencing and a fencing exhibit. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.02B of the Comprehensive Plan prioritizes reducing access points on arterial streets through strategies such as cross-access agreements, access management, and the development of frontage and backage roads.Additionally,it emphasizes improved connectivity between local and collector streets. Access to the site is proposed from a future collector street near the southern portion of the site and an emergency access points off of Franklin Road. The emergency access is proposed to be shared with the western neighbor(Butte Fence).In addition,the applicant has stubbed a frontage road to the property to the east to allow for cross access in the future. ACHD and City Staff determined that the only access to Franklin Road is the shared access with Butte Fence. As a result,the applicant edited their site plan to eliminate the two(2) frontage buildings along Franklin Road and expand their large bay industrial buildings. This then shifted all of the access points to the collector on the southern portion of the site. ACHD indicated that the anticipated trip generation is 1,119 vehicles per day. In addition to this, staff has discussed concerns regarding the transportation network in the area and the addition of unanticipated freight traffic onto Franklin Road and Ten Mile Road.As a result of these concerns,staff has put together a table below highlighting developments that have been approved within the Ten Mile,Black Cat,and Franklin road network. The applicant is responsible for extending the collector road as outlined in ACHD's Master Street Map. ACHD found that the proposed development meets all of ACHD's policies. Table: Road Infrastructure and Developments Along the Black Cat/Franklin Corridor Category Details Existing and Planned Road Infrastructure W. Franklin Road Existing: 2 lanes, no curb, gutter, or sidewalk. Planned: Widen to 5 lanes between W. McDermott Rd and S. Black Cat Rd after 2028. S. Black Cat Road Existing: 2 lanes,no curb,gutter, or sidewalk. Planned: Widen to 5 lanes between W. Overland Rd and W. Franklin Rd,2036- 2040. Franklin&McDermott Intersection Planned: Multi-lane roundabout, construction scheduled after 2027. City of Meridian I Department Report III. Staff Analysis W. Franklin Road Connection Planned: Future connection to SH-16 via a signalized intersection. Approved Developments Impacting the Full Impacts of these projects are yet to be Corridor realized. Black Cat Industrial (H-2021-0064) 2.2 million sq ft of industrial space to the south. Farmstone(H-2023-0045) 378,360 sq ft of commercial and industrial uses across Black Cat Road. Avani Subdivision(H-2023-0049) 256 residential lots to the northeast. Vanguard Village (H-2021-0081) 552 dwelling units and a mix of commercial and industrial uses(approximately 740,000 square feet). Braya Subdivision(AZ-06-061 and PP-06- 330 single-family lots and 240 apartment 062) units. District at Ten Mile(H-2023-0071) Large mixed-use development with approximately a total of 1,000,000 square feet contemplated. Outer Banks(H-2021-0025,H-2021-0061, 516 residential units and approximately and H-2024-0026) 147,650 square feet of commercial. The Gateway at Ten Mile(H-2020-0046 390 residential units and 26.54 acres of and H-2024-0010) commercial. Totals: Residential: 2,284 units(Most of which have not been built) Commercial/Industrial: 4,318,360 square feet(Most of which have not been built) Traffic Impact/Construction of Collector from Proposed Use: The applicant anticipates approximately 575 or more employees on-site daily,with ample space for semi-trucks and freight to access the site. To align with UDC 11-3A-3,which seeks to limit access points to collector and arterial roadways, staff recommends that if approved restricting the central access points off the future collector street to truck traffic only. Additionally, a traffic impact study was not required due to the estimate trip generation for the development; however,the applicant indicated that they completed a driveway analysis which restricted the access points onto Franklin Road to only the shared access point with Butte Fence. As previously noted,this significantly impacted their site design. If approved,the applicant is required to construct the future collector road along the northern portion of the site in accordance with the TMISAP Street Section C exhibit. If trees are planted within the eight(8)foot parkway,the applicant may reduce the landscaping on the south side of the ten(10)foot multi-use pathway to five(5)feet. However,if trees are not placed in the parkway,the full ten(10)feet of landscaping must be provided,as outlined in TMISAP (page 3-20, Street Section Q. 2. Multi-Use Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-8 and UDC 11-3A- 17): The applicant is proposing to construct a 10-foot multi-use pathway along both sides of the future collector and along Franklin Road. This is consistent with the UDC standards and the City of Meridian I Department Report III. Staff Analysis city's pathway master plan for this area. However, it appears part of the pathway along Franklin Road will not be in ACHD's Right of Way.As result,the applicant shall submit a 14-foot easement for the portion of the pathway that is not in the right of way. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The Rosenlof Drain runs along the southern boundary of the site. The applicant is proposing to leave the drain open as they will not be impeding access to the irrigation canal. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is 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 as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division No conditions of approval, as City staff is recommending denial of both applications. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. Meridian Public Works wosrr,rato. • orstanoetoSewer AvalablveSi* s.r+w*L • k eef5hed • EAFMOL4PMeCO Sieeapplk on SehIL�l4'ERU's + WNFfO4N1imng Saunw PrnfertCIMSiStera Was wish Vfw LL45tft +lirl i[1 Iyir� i Impif[ts�[ntL€z+ns • We FLPW.c V0wk%S:tr €1Gc CDr dltkmA wateL • 6SurhLe to WM& ylairr Awdah**tlpt• Svryw" • REVA re Zone s 1i7111neiW PfgJo€1 SLv 20PIL WIM water ERU'S + WMWQLielrgr 149M ProlrtdtC6,edtit*.re xes wrh water Mau& pLion as{[nT�oerrs HarLe- NU%-PLAT CON DITIONS �il.Ts 5�'oiLs:spr.��ai�lfr� okr SRrsifir C'ondKaw id Apprerd I .-%ILs v.*-I I,LIhNI will:MLrl CwILLinuk tt%k LAIe-O hu¢Tbt IYE"ly fLh"Ue�d jecMdtrno Tu 16ho Well Caestrur6kv SCudards Rules ndmimisrncd h'Y the IdshkF Departn mt K Wsi r Resources f IDW R I The Detelglrer,0%ILer,or ML en Effodleer.Oatl pmvide,a saimmi addltuirlE whalut Ihm mreany c.%kuag Krll+in thedkvd slarnG,"ikmu,lww"WY 1&111 contintrew he used.ne amide retard nF dieiT ahw&wnient Kweals areto be ahwd(ned, ale projeKt 01MOV Of rlieir repreS0Lfjt1ti2+past CtrL'Wl dTe ll)WR GIuWWWaLO PraLeL L* Soctian {Aaran 5kinau, Ilr4&0gaal0jist ML29741P721 4117FDRE mnw -. iwk is dune ii*s decommission an CLising well leven if it is b-ekeved Thai The well ig leis ihm 18 IN d"I r[�odof c(allnauKlicati€n with IDWK mrsr be mtbmimd w the City prior w mnx wiv%bong 6crwto*mzmissism 1Wue6 FTrlureevepmmunic"wiih IT)WR mat,resuh in MMiIianal work at1dOPMW 11.4NPOH-i$si*.r dK Well Z. F.aTirL:TTousrrtr ssrvires I,ILsa iht:wgh iilfilaatinl irrnrhn City of Meridian Department Report IV. City/Agency Comments &Conditions 1 PhrhMe IV�FIwwthosiv(m tL•Imm.Il;*wt L%Lmk wJ%juvp qe Llee% Fawfoenl.,Ikmid%-h3enJ up iudw Ldd of Fazio hkd L-wmLi mem and IU'f�uihd 3L 5 Flo petlibmm saLlou"fu=.lsLnhe■,bui3il1tilL'1 Ctsrpurls.LrAl h r1XLVIKk-w101A,(01.'es, mfiloalim t7MVhE--Iighe poles,ex.)to be buile%iihln thr kid Tiny casement. {;racial C*9di1i4ras of Approval I Appllcwis shalt WzmftbdgLr wodci and wY ci ni.ui slime aid Fuufimu wiffi llw PuWIc%k urks dcpanrnraE i. P.!r ldef,draa C.Ly Co iV[xl[Ck Lhu appluill Ail.bf rehPLNnSIUIC Lr.L11A33I wo er aml waver mniws m and lllMwLFpls ih i91feaL *rdfaL AMiCML iaa4 LlteNphWe fo•a rr-nl lnt4ytFro6 ]s3 C4'}'r•IVnL tkn wirafJRL low 4mb>•Lprmsml Fier R9L.-( w-&3 I FILL'aM511CM1 OWII labs idt ila.cmL=4)for all(aline wlifri'Wewi roaiYly owisidc of Fu6lie riyhi of w:i4-IInglW� JOI w•a L9w U9MicC ;wJ Iwrdrnw). �ww4r WM0 ea-;�M4'nl VWLLi*wulz•q wwcw dcpla crw it 0-N fl&rp rrrlulii:o mF A F*wimmi.3w75 R,aJF H ca srinrnl."24..in f1 a JI rk CM9Mq!nL It apwm no pL••rn micst S4rm1Ar4L54lrra5.bwNs.baildmNS.cagvit5.aw.h TCc49LwJv w raw,khces,intilmdiah LIf Ars.fight poles,ew.1 arc Imp It x•Iih IIL Lark uh11LV czwr'ncml Submid in e%ccwed emcmem Jrm Lhe form"Idbk firm PublLc Jkscrvion prgmE:rd by am Idahm LLcpnL¢d Ptufummopl Ljed SLFr;oW,wlli4h FILLFLL iFIL IU*the]Ira Urdu ciLwillml. ,marked EXHIBITAlandin RI 2-x 1 I"map mithbaaungs aW digAwccs fmated EXHIBIT BI JSrmil,cw.Said pxl111¢ItLFdusLbf JLpnlgd.FigWd andddlad by a PturculurkJ Lad Suff,c}aL.W NOT RECORD. -1. The CiLyaMrMlw requima am pfrswwwd eHl4pd LOLS%}*LemL he LLFpp6L•d by agcr.ruLicid wLrea ofv/aicriUDC I L-31R-4 The appliewcsLDdJbc mquiFed Lasmc aav erisling surricg cw wlVe k4ss for Lr p�W'y&OLLP e. If a i4wWk!ur wQM s6Ler4 is Fql a 31ilahi4,##Fnlr�'Pl m e;wwai oik to1Lt culinary wam sy*=d3a11 be rcguircd IF oiaµlc-piuni conatica i9 661irai L6e deva3g14r WWII INC Fos ii6k foe die paymmi.amLFxmu lines for Lha aomnLlaL Imm ps to pLwt io fsfrr o"dnrIapft vtti plan a(h ;II 3. AnV xlualLros 0411 are ntk gk%.vd Lu rumarn sknil ix s biw w a+'aµwliam and wpsl bk mapsigitimeat of FMVI sdJM"MkC no-ha sn ernnpllaiwv A. ALl imgaFvn digfi s.c la&.Ir cnis.ar draiRE,cmIumvc of Nwn,I-al — ms.,nleRaclinp. 0~p otlo.vmS pdFacclW and oonLltrwnuf w Lhr itra 4L11dlsL.brd Lhdi Lx addnr"rsi per VDC i E-]A L6. to p ari m4nµ such%e J r�,the wplica i.shall comply. wish fdaha C ie 47-I N7 01111 ady 0&&t MWICAUL:law'nr nguladon 7- An wklLsihm w0l rkm con inut Io bf Lard rnim be peoperh'alwrdooed xcording*Tdaho Well CuoYeucimA SLoiddrb Itoles mlindEnLOICd lby Lbe IA3ho Lkpwinwid of AMLL'I Itewwe% iTDu-RJ.the Ucvclaper-Ovrncr.orpmjecr Errginccr-sh2A pro,We i sImemcrLLaLldrtisiap wlkyber lkw W OMti csjAkm y CLls m the&%-CkpLbM4 ILA if to-tKM dwy wilt c1mumb Lu he L"or twyidk rut' -of&Lir ahStldowALlll.IfxeLh arr aio Lst abAt&HLA.Eh4 pn,j�i L5L5♦w fei Lh neii Pfta.,LL MVL s L"ALarl LIW IIIJUL 61 dM ab=II`1UW !U3 SLL'Eloa IMann hk!m . !%tropoingiu MR-28749712 l MFORF.any Rod k dLmr w deeommis4m ia1 atirwnp w ell idves I F h rx L$0hCL'C/11ud tha iurlL LG leas OW 15 fX&Cr}Tfodo of awnrnambuau"utilh IDW R +h Lw4 IK 1wKidi eJ eo iha I.'y prwr iLJ avly wwi kwing dlaoe hi dfeumpm-+v I he wrlq Fallen w gprnrnr11 %!wuh IPWR uLvlyT=hl rn p0411rLwW wWk NMJ PLPMU 994C1:I1mmL%HPn IhC WUH A AHq cAmirR ItLoi;by Aerm Vndhit irri pro"Cl abidl blw fwtluvM fhsrh wr%icu M(Av I lidlnnhtc Scam 4-1-4wA Q 4 K. Comic Cenmal Diicrm Hca:M for oL>wdwrocM procedures and Flriplrchnm I' IFP173•S I t 9- All Lmprmcments rtluGrd to publte II fc-saki.v and hrallh sh313 bt O(mplMd pfior to cc'cuparlC� Of Ilk alFact M%. 10.Appllemi shall he uMdM w pie Public WodL ,lies clvprxni pLw 3rL ww.and eonLiElnf bn iftmk m Frey,rr ihurenliecd during die pl,ui w%ipu prnrcu,piigr Jq aw LCL mKc 0 n ply apprem al.IHttr. City of Meridian Department Report IV. City/Agency Comments &Conditions I L h atull br dhc twg%mub111r4 ordw arLpoltrar ur sebum Ihal Ail de4clL3twm6wr k-upwCN aamlq.v Wilt Lk AmLCL.-MIS wlrh Dumbrk6i;-S ACI and aw Fae HN,:Lift.Am 12.App wwc 4;011 k imp mobIg Am*ghvileedK}ll and 6Lomplwu4 rrr11L art SLxtl{In m4 PlermmurK "vav ter n'qumc4 b}'Ow Amy Cpeps of n jpicCrs 13.i}ntdopor 499{WP&nbw mudbdx lvaueLon!n Nh L%2 MJEMIM!Leis Ofkt 14,CowF"i wr Ic-L r451L!'s sWl tw skatouLied to tlrp Ml,W ml Ituitdmg flrPsrrnUFA L'ar*11 bkEUint pddtvxn+lnR rg1hrtird trdekAll,sklr frklrulg L4%dJ slr clop MId nrdLeT,yL. 15.Ths dl¢sign coglrieer shall h reTil red is"rift rhal ik simrl ra1L1l'dl4r.cdvvw"s am gn a rrLlhrmum of)-feet Ahwr rho IrrghLsl VdNllhrd[WA gI-L%M l;rler rltvu" Thin reruem art rhal ibe bmborrl dtvmLgm of ibczrrn I spares ctfkornr4 is am IcaP I-ft"okw e. Is. the appolertlltu deSlE-Y tlleanLer shdl Et rnNmmblc ror uISgC6N.O4 Of all iwr FF a an and or dralrr-Lpr Whry witbim 11m5 pmicsl dul da nq1 fA Ll.der the joirdirmam Pfan in igglion d.d.sItrirl Or At_'HD- I�1 Ile degq-A uLeMeLy 411al1..I,,. Jti L rrL`GCru,n Blaa m{faL,Ll uss hdic km Id1 Ied rr a mdamet wide the apprm%,d k%i 1 1 r+xhuFcmLoa w41 k rcqurnd before a 4tni Fcaw Of 00Cu17WCk L%3NN Cd G51 AM SLNL'LLJ I'll:L13L PKIIII.Lt 17 •tL du.wnvlo"of ch%t 1"j6,ri.floc.r p. NaLl Jw NL%Wl.wble la µlbw.ir kwrd*W!.Yagf Isrr Lk-Cav of MLlbd3m huiLl Ab adrvk rd% L bce ra Fd dmwims most h,moored and appm%xd prkid lo she k%vrricuof a cr;reiFraLismuf fxavpwvw for urar 4Il'Lrfrurr.nmiLrn Ilk pLeyt,rl 19.A 9&bxl laQhL p1mL wail neLtd Ih be Lrwdud d m Lhbe unil c0nq uL7,x�m�Iptm!4.SArL Y hghr ply rtgwivm shi.ti art Ikivd 11r%"Illy h-�41rAc lmtw%14rMICIr1 Ndti11wdi kr 4nc I-.Uht$ A cllft ofihr r,1wK rds can See found al Okla wn-m.mmdisrc�lvx IQ. nu NY of MOMiarr reLJL■PVN LhdL Lire%NVL'Mr 1xWr Lo rha LrLy aperRrsnulret NUCP 10 the anwLurl of I2q%cfrllc+olal com-nwwL ens.For a1 I it rn*w*ear*.wnw arfd.ease In$- rip re pnmx w illlul pLm elyuwrc. MID bVilly will t)L I Cl16LJ bi a I Ihr 110n:osl tiumare PW%'E sd by rhrr owner w Lbe C-]L5 The sumo can k L P .vied in 1hr Form of an irrrs oenbkeur IeI oo ofmLdii-car Lmd w depcnh ell b Appheam au Llle an spphcalwm Iar ymyp,�fi ILh ualr kLoon-.I LhL Qw m llnir4 Ck+;Iapmrni Pelvnrn,ml-rh+ire Plmrc Como Land DuCIPpmsnr Service for Mo=Ltlkgimuli.r)M al"7•*'1 L. ;(l.Thei4v of Mc.tdian reqlwrcL d ar Lire n+L,K r pws Lv rIL4�LIS r><umnry SLR'I+in 11K amaLweL 4f 20%of Lhe uatf,oft uu.wat Lcii for:r1L LOML*LLLd hti Li-wALL7Ard CLuar I:11:A4 WJLB&L IN duratilon of lym yL:m Th1.w iviy-A M Lle- ri Grd llx 2 Irm iaerr wha catin: !A by iht mwmrr I4 dre Cmv.r�fl ty m tee p igLed in Llx tern of r vmw+p Alo' 1 J,It,rwh 46parir or band AppL,cnan nLLM 01e ar agLl WWIlKLr1 Q4,INtry,WhICh ran 1 1 lhg C(migilmly DC'LYjopWn4 Ugw1rri Mt%Tb51tC PICax nw&io Iarrid Cl,%%,.I,:.-)1'1TViCC fi)F ruff infmmaude a xdr7.:2I I. City of Meridian Department Report IV. City/Agency Comments &Conditions C. Ada County Highway District(ACHD) ,%-�CQ PWLUOM ACHDlone{,�yp.h Le�nm W rwir J LWw N'JU V&S— Cammwaar evhrloa Hficcory ConmlcYc� Date:December 21,2025 To:Komori McNel li Staff Contact:matt Pak Plan ner Ptojerl Desrriptiom VanTrust TnpGentieratlon: TArs development rsescrrn"d to generate 11�119%VhlcWtrgm per day. 152 vVOCIN trip p*r havF In th•PM p"K hour.baW 40 the I rhotilum Cf Tra++spunat iwt Engineers Trip Generation Manual.12"edition- NOTFaffk Impact Study Ar4iiho roads will n�m the futura with planned No Comments The tables abowe lija the exigting conditions ofthe surrounding roadways without the proposed development as this application isforannexation and ryron*onry,with a future O*vwWpment sPP`estion.Olt wmmary will bcr wpdated IQWe4Ct the OewW -ent and its impact connectin!q you to more +decw^b'wiqh*yD-lmGt-Few NrawgrAny, -wdw.1D-{6yiF-Pox*-w'L4 4-rKFW-MA-v.�.r,�p�ldgl�q V. FINDINGS A. Unified Development Code Text Amendments(UDC 11-5B-2D) 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 a text amendment to the Unified Development Code,the Council shall make the following findings: 1. The text amendment complies with the applicable provisions of the comprehensive plan; The Commission finds that the proposed text amendment is not consistent with the applicable provisions of the Comprehensive Plan. The Comprehensive Plan calls for updates to the Unified Development Code (UDC) to implement the Plan's adopted vision. This includes the City of Meridian I Department Report V. Findings TMISAP, which does not permit industrial uses such as warehousing, distribution, and manufacturing within the Low Density Employment designation. Additionally, the TMISAP states that its intent is to create a place that contributes to the long-term economic stability of the City of Meridian, rather than simply responding to immediate market forces and trends (page 3-3). The applicant is proposing a citywide code amendment to accommodate a single development proposal, which would have broader implications for the City as a whole. Staff has informed the applicant that the City is currently working with the UDC Focus Group to evaluate and update the flex space standards. Despite this ongoing effort, the applicant has chosen to proceed with the proposed code amendment at this time. 2. The text amendment shall not be materially detrimental to the public health, safety,and welfare; and The amendment would reduce the required office component for flex space within the I-L zoning district to ten (10)percent and would apply citywide. The Commission does not support the amendment because it would create further inconsistencies within the Unified Development Code, including land use percentage allocations that do not total one hundred (100)percent, and would effectively allow flex space to function identically to warehousing. Such inconsistencies undermine clarity and predictability in the City's development regulations, which is not in the best interest of the public health, safety, and welfare. While revisions to the flex space standards may be warranted, they should be addressed comprehensively rather than through a narrowly focused amendment. 3. The text 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. The Commission finds that the proposed text amendment may result in broader citywide impacts because it applies to all properties within the I-L zoning district rather than a single site. The amendment is narrowly tailored to facilitate one development and does not adequately evaluate potential citywide implications. Staff is currently preparing a comprehensive code amendment to address flex space standards and related inconsistencies and intends to present those revisions to the Planning and Zoning Commission and City Council later this year. Proceeding with a separate amendment at this time could complicate implementation of coordinated updates to the Code and affect how development is regulated and serviced across the City. Accordingly, staff finds the UDC Text Amendment will have adverse impacts. B. 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; The Commission finds that the applicant's proposal to annex 23.13 acres with an I-L (Light Industrial)zoning designation for the development of six (6) industrial buildings totaling approximately 340,000 square feet is not consistent with the Low-Density Employment FL UM designation. The Ten Mile Interchange Specific Area Plan (TMISAP) envisions Low- Density Employment areas as low-rise office and specialized employment centers, including corporate and business offices and research facilities. City of Meridian I Department Report V. Findings The applicant's proposal does not incorporate these types of uses and is instead industrial in nature, with warehousing and distribution serving as the primary proposed uses. Additionally, the TMISAP calls for Low-Density Employment areas to reflect a traditional neighborhood design that includes convenient circulation, buildings that frame streets, plazas, and engaging open spaces. With the most recent revision, the applicant has not adequately addressed these principles, and the proposal therefore does not align with the Comprehensive Plan or the TMISAP. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment complies with the regulations outlined in the I-L zoning district. However, the proposed I-L zoning is not consistent with the comprehensive plan or TMISAP. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposal to annex of 23.13 acres of land designated as an Industrial Employment Center, accompanied by a concept plan that primarily reflects warehousing and distribution uses may be materially detrimental to the public health, safety, and welfare. This is due to the potential loss of significant employment-generating opportunities, a proposed use and design that are inconsistent with the Ten Mile Interchange Specific Area Plan (TMISAP), and the possibility of substantial traffic impacts on the existing roadway network that have not yet been fully evaluated. 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 The Commission finds that the map amendment will not result in adverse impacts as City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. The Commission finds that the proposed annexation is not in the best interest of the City. Early in the review process, staff recommended that the applicant pursue a Comprehensive Plan map amendment to change the Future Land Use Map (FLUM)designation to Mixed Employment or General Industrial. The applicant chose not to pursue this option, asserting that the proposal could comply with the Low Density Employment designation standards. However, the applicant has not demonstrated compliance with those standards and is proposing uses that the TMISAP does not permit within the Low Density Employment designation. Additionally, the cumulative traffic impacts within the broader TMISAP area including 2,284 residential units and 4,318,360 square feet of commercial and industrial space have not yet been fully realized, as much of the approved development has not been constructed. The TMISAP states, "The City knows that this is one of the last remaining large, contiguous areas of highly visible, easily accessible, and developable land within the City ofMeridian's Area of Impact."Staff does not support development in this area that is inconsistent with the adopted vision of the Plan. For these reasons, staff concludes that the proposed annexation is not in the best interest of the City. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommends denial of the proposed Annexation as discussed above in Section III,per the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on March 5`h, 2026. At the public hearing,the Commission moved to recommend denial of the subject annexation and UDC Text Amendment requests. 1. Summary of Commission public hearing: a. In favor: Deb Nelson, Chris McClusky, Tyler Martin b. In opposition: Keith Whiting C. Commenting d. Written testimony:None e. Staff presentinggpplication:Nick Napoli f Other Staff commenting on application: Bill Parsons and Ali Breshears 2. Key issue(s)of public testimony a. Tyler Martin was in favor of both applications. He claims the product being presented is in high demand across the valley and more specifically in Meridian. Most users looking for industrial space would like to be in Meridian due to its central location. In addition,he believes due to the non-noxious uses that would be in this development that it would support the intended transition from the residential to the east and industrial to the west. Kieth Whiting was in opposition of the project. His main concerns were extra noise and traffic in close proximity to his family. livingdirectly to the east. 3. Key issue(s)of discussion by Commission: a. The Commission discussed issues with a case specific UDC Text Amendment change,the lack of a Comprehensive Plan Map Amendment, and the lack of a traditional neighborhood desi. The Commission was unanimously against the UDC Text Amendment as they felt it only addressed a need for a single project without looking at the impact to the larger city. The Commission agreed with staff that a CPAM application would be required in order to support the project. They also agreed with staff that the site was lacking key design elements to meet a traditional neighborhood design that is called for in the Low Densitmployment designation. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)for City Council: a. -Whether a Comprehensive Plan Map Amendment should be required. -Whether the annexation is in the best interest of the city with the current plan and FLUM designation. tion. -Whether the UDC Text Amendment is appropriate. -Whether the applicants design meets the design standard requirements for a Traditional Neighborhood Design. -Whether the proposed uses are consistent with the TMISAP for the Low Density- Employment designation. C. City Council: Pending City of Meridian I Department Report VI. Action V IL EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend Project Location rl ;:Area of Impact OAnalysis 10 �tM 2. Zoning Map Legend � j Project Location RUT R-' Area of Impact R=2 R_8 O Analysis Rl KIF 0� TN-R 0 0 R1 =:r C C-C loom,_ R-40 R-15 r I-L r M2 M-E C-G City of Meridian Department Report VII. Exhibits - - 1• I'll � �� • e - Q iyy, uru�� • I _ �(Fill.r\ �(� O � F���IIIIIIFIi 111 I r I I Q kds•iA, ' i - FRANKUI�N I .¢tllflllll I- . 6 • e — I • • - �84 -I • - . ■ ■■■■■■■■■ � '•:mil�=•::: :::s:IIL,IL'1t11111 11 ♦��.a •lllfnll aunt•:+nr•� - �1111�.�iF11i�_����.Ii111�11111\%III �• �jl"wI•a �111 Ilu•m V 'lllllllll ��1 ■Ilrl'ill�ll�ll�f,,w III I^i,llllEll m N� nnn=___an e7lnuuH G 7y•w l a '• • - ^.�� lierylrrnn LilglA�llxlgtlmnu"nuunnn __ n+ nnIIIIInIIn1Rn{IpP:n.. W mills +A all■ �J y � `1� FRANKLIN 1 ' Ming�Ills fl �;�� lFf� IIIIr1nlurrnr �� 1 1 � :IIlIIE IITn�=�rir71711 C IIIIIn3�lIL--_ - I_EEIIIIIIIA; - 111111111111111 .Ilpllll �� 84. 1 B. Subject Site Photos Alm- Yi. City of Meridian Department Report VII. Exhibits f City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL S1 1 1105 1 SERVICE ACCESSIBILITY Overall Score: 1 �2ncl Percentile Location Within 112 mile of City Limits YELLOW Extension Sewer Trunk-shed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or> 2 acres GREEN Emergency Services Fire Response time > g min. RED Emergency Services Police Not enough data to report average respon}e tiine RED Pathways Wrthin 1/4 mile of future pathways Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN plan) matches existing (#of lanes) School Walking Proximity Within 1/2 mile walking GREEN School Drivability Not within 2 miles driving of existing orfuture schoo' RED Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits A Site Plan (date: 2/5/2026) +ram ,., TIE �fi. _ � �- I• � 91k _ d w —W 1 R m ON aMne:aiiaa-Conupwai oe�ci�ment Plan {{ "�" City of Meridian Department Report VII. Exhibits E. Building Elevations (date: 11/4/2025) T T Y 4 4 4 q I .;w._ ii ' 11 i i 1 T 4 ? 4 6=_ _. - - - .I � i n City of Meridian Department Report VII. Exhibits Mani. +;N r • __ r 0 n � City of Meridian Department Report VII. Exhibits F. Annexation Legal Description& Exhibit Map ILMALUESMPTH M +f THE Ric 1 Of LAND AmeM GROOP %KI Z5 FroW No.11*A145 EKHE f'JL' CJTY OF MERIDL4N ANNEXATION GE_CRI PTKIN THRUSTON♦HO F5RNIE SUGONUION Aparodat land$5cAxdIn Ube Fluttrtast$srterofiheNordrt QarteratS"i__1E,Towlshlp3 NN-ch.Rwfgn 1 Wes[.Bdse Maaban.Ida Canty,klafp.6crW more parUcula,i/descrlbed as roars CommenaN at Me Ned:heast Crrlwat 5omlon 15 of sold Tawrslslp 3 NeM,Range J West,4tlaln whWh paint the Naft One Oysrlta Cacr"of said SmIlda J6 bears ftlaM 89'24'12'Wait.M 41A2 k# dlsks Thor Ilecth 851422'Was#,a disc r e ot*9.5.26 root on the rmraa bctinda+y krr or said Sodlon J6 and trrt euTt Mlnc d West Fr Mln Road to the POINT OF BEGINNIMG, Thenkr°.aUkh OLI'40'11"Welkr a dstandr of 13,2&WILet w a pWrrt on the conbedlne at the 1lasanka Draw I hence North W 21'1G'West,a Aktanao of 75&36 teat em sad ccrAellrc�; I hence North 4LT'99'13"Last.a dkiame at 133B.16tort to a pokk on said nuih bowdry fne; TMPn South S4'2A'11"East,a dlstsnce at 7S&9,4 toot on said north le o day Ync bo the POINT AF BEGINfM3- The a4arc deserlb rd easrmtnt ourtalns 23.13 aeres Irrtxc ork>t< PREPARED BY: +` Phe.Lartl 6rery4lne- O a 7860 9 4e* �� Jamcs 1L N'art8.lm R. 462 E..k 9hoi06ik. Sul.IUD,Er94.Hihotl os id6ri G.+at ih l.ndr'�... City of Meridian Department Report VII. Exhibits wcu� n IN�IUEn WMF1 IDW 16 �L7�1116 PAIA(f GCA nFICi HM W.RUU.U..I MW� f Nwml;m MIR S1£1611m, ..loll gj cri; 6N1 W.HLgNMN Ind UA&IHUMIU11 'Pit 6121611RA1 J6U92WS ff t �IIItr]9Y6�{map a AJIV aov mHarkEnU 6<ak V-ZW 1t.Fdfk 1r okd b--md,.I%XM �THE Annexation r IAMa Thruston Ghoi Farms Subdivision ca — -SROUP City of Meridian r City of Meridian Department Report VII. Exhibits C i E IDIAN.;--- Agenda Item Applicant Presentation MERIDIAN CITY COUNCIL - APRIL 14, 2026 Franklin Road & Black Cat Road VanTrust Real Estate Light Industrial & Flex Workspace • Meridian, Idaho ANNEXATION AND ZONING I -L �� CODE AMENDMENT — FLEX OFFICE f f REQUIREMENT Future applications: PRELIMINARY PLAT DESIGN REVIEW '�� � PROJECT OVERVIEW '+� ""'�"""'�"' MEDIUM FORMAT - SHALLOW BAY a - !! � � 2 Buildings _ = !. �_ _� _ _- ! � * Multi-tenant, with sizes from 18,000 SF — — - Serves local services & light manuf., assembly 18.18417 MICRO-BAY FLEX -_ Buildings :��!a-.............. .. 16,500 SF each from 11 SF Serves smaller light o industrial Fef ssa■faV■al■o@■■IXsii■i■ 0,411 ' I I ' • Low Density , . s Employment (LDE) 41% Mixed G � • •yment (ME) — - -_•. a. 4444 E 1 - TEN MILE PLAN ZONING MATRIX Reskkwid C.ammerad Indusmal TffodlKcmmnl E dmo CRY Ljrkg DlsMats R-2 R-A R-8 P-15 R,40 GN C-r— L-0 I L 1 aT TN-C TN-P V v FAP-rtD-75, L-3 stories Lses office p • Rese=h i D EMPLOYMENT � Uses:Office ught lr7dLFhwt ; Day oa-e �: ! f CcmEnlance Petall ] Low Density Employment Description The purpose of the Low Density Employment areas is to provide low-rise office and specialized ❑ =. employment areas. These areas generally do not ■ . EL include retail and consumer service uses_ Low Density Employment areas should provide , a variety of flexible sites for professional offices and similar businesses. Low Density Employment areas should be designed to provide convenient circulation. Low Density Employment areas should be designed with elements of Traditional Neighborhood Design. Design and development standards, such as landscaping, pedestrian circulation and connection to open spaces, are recommended to help make developments more attractive, engaging and accessible places. - r Buildings in Low Density Employment areas will g Yi x range in height from 1-3 stories; have total floor areas of 5,000-150,000 square feet; and an FAR of less than .75. --+ . TEN MILE PLAN DESIGN ELEMENTS Page . Design Element Residential Mixed Use Em I Spec! Areas LDR MDR MHDR HDR MUR MUC LC LDE HDE ME I Pars Civic 3-32.Architecture and Heritage 7 3-33.Street oriented design Commercial&mixed use hldgs. Residential Buildings 3-34.Buildings to Scale 3-35.Gateways 3-36.Neighborhood Design 3-37.Building Form&Character Commercial Activity Centers Building Facades 41 Building Heights General Limint of 4 stories 0 40 • First Floor Ceiling Heights for Retail Up to 6 Stories Base,Body,and Top Frontage Commercial Retail Frontage Live/Work Unit Frontage Urban Resid.Frontage in Commercial Districts Neighborhood Residential&Institutional Roofs Flat r Pitched e 3-41.Building Details Materials Screening of Mechanical Units and Service Areas i Awnings i Canopies 3-46.Signs 3-47.Public Art N CONCEPTUAL BUILDING DESIGN — Shallow Bay �I CONCEPTUAL BUILDING DESIGN — Micro Bay Flex -!� nmdL- E CONCEPTUAL SITE PLAN - OPEN SPACES W.Franklin Rd. ...................................:. Public Pathway /Yg ■ = ■ Publi CDT1!I I • _ .ems a # A A CONCEPTUAL SITE DESIGN - PLAZA IMAGERY g = .; ,. i 11-91——21-10 112, 3112- ----------2 F- - ----------------------------- L 4 1/2' A --------------------I---.L-------- -4------ --------- VANTRUST 0 R.Fl. HANDY&HANDY ATmRNEys AT LAw 5-31 It-I ilf co ----------V 71-1 1/2 uj ----------L co --— ----------F — --—- ---------L - --------- 2-- COLLECTOR ROAD • • C&PROPOSED WHT-0FWAY ?3 33' U U 41 d � uQ U Ap i+ GC •l" L L { 1 l� l io• s it i r a• io MULTI-USE PATHWAY PLANTER THRU THRU 2 PLANTER MULTI-USE PATHWAY 26'BACK OF CURB TO LACK OF CURB 1 Collector Roadway - Illustrative Section TRANSPORTATION Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service * Franklin Road 761-feet Principal Arterial 543 Better than "E" *' Black Cat Road NIA Minor Arterial 417 Better than "E" * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). • • - ITE Trip Generation Comparison (Typical ranges) Light Industrial Off ice Metric (per 000 Average Weekday Daily Trip -6 - 8 -9 - 12 AM Peak-Hour Trips -0.7 - 1.0 -1.3 - 1.8 PM Peak-Hour Trips -0.7 - 0.9 -1.2 - 1.7 Peak-Hour Trip Pattern On Flattened / dispersed Strong commuter peaks Relative Traffic Impact E Lower Higher ECONOMIC IMPACT TO MERIDIAN $26M+ 339K al payroll impact Projected Jobs direct wages o Industrial Space Created Meridian workers Added to Market • EMPLOYING Largest Industries HIGHLIGHTED • Industry Jobs National Average SECTORS Health Care and Social Ass istance Government in Retail Trade These industries(highlighted yellow)are primary users of light • •. • Accommodation and Food Services they are all growing in the Boise Valley. Administrative and Support and Waste Management and .- Remediadon Services Professional,Scientific.and Technical Services Other Services(except Public Administration) Construction 41 111 Finance and Insurance Arts,Entertainment_and Recreation Manufacturing 32,000+ Real Estate and Rental and Leasing — Agriculture.Forestry.Fishing and Hunting Educational Services I o _ _ Management of Companies and Enterprises Information Utilities Transportation Mining_Quarrying.and Oil and Gas Extraction &Warehousing 0 10.000 20.000 30.000 40.000 50.000 60.000 JOBS & WAGES - KEY INDUSTRIAL SECTORS NAILS 23 Avg: $37-38/hr NAICS 31-33 Avg: $29.50/hr Construction Manufacturing National Jobs: 8.3M National Jobs: 12.7M NAILS 42 NAILS 48 Wholesale Trade Avg: $32.70/hr Transportation Ave: $30.70/hr National Jobs: 6.2M & Warehousing National Jobs: 6.6M NEARBY OFFICE PROJECTS : Eagle Rd and 84 jiiii:4 �•� +M�w���_ '� f 7 -- � is �"•�l r �17 ilk VA L _ fir. �' �L'y !lS�� Gf''Grf� J ��. t� �,; ►f�hi L rr M FIR. a a `y I ,` � - r- 17 �,� �.. � •�.f yyam�' w The District & Ten Mile Crossing Office Parks ranklin.Pd -- - - ' L ALTAIR; 1 .3 TH��OFTSI• r r :•• r y ATILTEN MILE THEE+T AT±TEN MILE FUTURE FUTURE THE,DIST E TEN 1111LE REST EN71 RESIDENTIAL ' PA t FUTURE FUTURE!' — DEVELOP ;DEVELOPii a - WENT MENT� FUTURE FUTURE [OMMERCIAL• TEN MILE CROSSING OFFICE OFFICE PARK i� FUTURE �• `— ,FUTURES MEVELOPMENT OFFICE ii � IAIi,{ ;r�1 pM IAYip�� l�,j �XAwwyp 9 N�Aip1AY p r' till X4� Il. i Butte Fence lka g Core and Main mo ����y�� IE � ': I��. r •9 �i� eat .i���1 _J Meridian Commerce Park ;, rn1 Meridian Commerce Park 3,854 square foot suite, 890 SIF office built out 0: square foot 23,125 square foot suite,office built out Buildout Off ice Buildout Completion : . • � :moo ���� � ndin SUITE ■� ■ Lease • �� •■� ■ ! C ; ■���l��� . �� ■ LEASED= SUITE 13 �`SUITE 100 � C P NDING EASED ■■ ■ ��� ■ ■■ non ■ a ; y�� LEASED ■■ LEASED �i • � � �� Z3 i ____ ■■01 ■■ PENDING ■.� � -_�I■0��� �� ■■■■■■■■ �� ■■ SUITE 11 �3 9■� 1 . • 'I �0 - - - - . 9e� �91' 9!� • •1r••APrr,rrrr�f•rrrl•r e i -- - ' - - -- 1TMLLILL -� Industrial Listings Of Listings Are in • - • - 33% 25,000+ SF As of • Large format dominates supply—yet zero product transactions in this range per TOK(last 12 months) Of Listings Are Transactions 37.5% under 10,000 SFCategory Peak transaction volume per TOK data—being Broker.. . .nfirms:large-formatsupply absorbed faster than replaced while small-bay demand.. Sources:CoStarGroup,Meridian industriallistings,March 2026,•TOK Commercial,Meridian Industrial Submarket Report,January2026 MERIDIAN SUBMARKET DEMAND BY A TOK Commercial analysis of the last 12 months of industrial leasing in Meridian reveals where tenant demand actually concen trates — and it's precisely where supply is missing. INDUSTRIAL TRANSACTIONS BY TENANT SIZE— MERIDIAN (Last 12 Months PEAK DEMAND Meridian Vacancy 9 4.79% vs.8.52%Overall Meridian holds well below regional average 6 6 5 5 4 Transactions 20,000+SF Category No g activity in large-format 2 product 1 0 0-1 K SF 1-2K SF 2-3K SF 3-5K SF 5-7K SF 7-10K SF 10-15K SF 15-20K S 20K+SF Source:TOKCommercial,Meridian Industrial Submarket Report,January2026 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. BuildingSIGNED LEASE—MERIDIAN LOST • • Specialty Contractor Heating : Cooling • -21,900 SF 36 Employees 0•0 SF 45 Employees Target .rket:Meridian Target Market:Meridian Preferred Target Market:Meridian Searched the marketfor - • . Wanted a central Meridian location.No options Consolidating several locationsinto one central lo .. -at a larger building not were available in the right size and format. facility.Reviewing available Meridian suited to their needs. project like this w• . Signed a lease nearthe Boise Airport instead.36 options • project c. d be the answer have been the right fit. jobs that should be in Meridian. if approved a d delivered in time. •utcome:Huge win for Meridian Outcome: Relocated to Airport area Outcome: Source:TOK Commercial brokersurvey,March 2026—active tenon t requirements and recent lease transactions in the Meridian industrial submarket 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 WE and I-L Districts, and twenty (20) percent in the 1 L and I-H Districts. CONCEPTUAL FLOORPLANS I. m Im I I a — COFFEE aAR !r� ° Y�■111■�.° OPEN OFFICE I� WHY WE ASK FOR YOUR APPROVAL This J ro'ect is the right development p g 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+qualityjobs 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 industrial Availability Meridian Submarket so,0a0+sF 0 0 0 SF 20.8496 0 ' ' 25,001-50,too SF 5,001-10,000 SF 16.67% 16.679b 20,001-25,000 SF 10,001-15,000 SF 8.33% 8.33% 15,001-20,000 SF 8.33% 1 111 11 1 111 SFE 10,001-15,000 SFM 15,001-20,000 1 11 111 11 1 111 1 111 1 INDUSTRIAL VACANCY 10% -Overall 9% -Meridian $ o 7% w 6 cY. 5°!o Z 4% 3% 2°fo 1°!o 0% Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 2021 2022 2023 2024 2025 MixedEmployment andIndustrial E Ra . K 11N #I 1 =N■1 It fa11 � flll�l i11i1T Mixed Employment While there are no fixed limits on size of establishment Description or development intensity in Mixed Employment The purpose of the Mixed Employment areas is to areas, it is anticipated that buildings will range in encourage a diversify of compatible land uses that may include a mixture of office, research height from 1-4 stories, have total floor areas of and specialized employment areas, light industrial 10,000-1.000,000 square feet, and that FAR will including manufacturing and assembly,and other exceed .75. miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community.However,a small amount of retall and service establishments, primarily serving employees and users of the Mixed Employment I i Due to the types of uses typically found in Industrial areas or nearby industrial areas,are allowed. Such t retail would be the exception and not the rule. I I� areas, requirements regarding design features I and landscaping are not as extensive as in the other employment or commercial areas. Buildings hlwamm and site improvements may be simple, practical, and more vehicle-oriented than in other land use categories, and may lack a unified design theme or character.Development standards should allow metal buildings, tilt-up buildings and similar large- span construction, as well as aprons and paved �� r-•••• areas forwork and storyg e.Parking lots and outside storage areas should be screened from public streets Afllil�: and adjacent land uses.Industrial districts generally should be located away from, or adequately buffered from,residential neighborhoods. 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. » CORAL }UCKE E I Rom PA E n CREEKSUB ULACC U6 CRCCK PARKSIDEi _�` CASTLE BROOK'-;� PAAKSEDE Sf�'QNO 01 CRCCK SQe NO PM1 RANCHeCTTe9------ W L '4O SI18 N001 C� A ga [ `` __________µOOS_aE P N003 C - ` ` CASTLEBROOK CAL;TE,�8200 SU '005 RUBNO F `--------- M1IILE EIK:II N Pl SUa NOBSBCNUO ERS E CASTL BROOK5U8 I FOYCRO92 _____ ; � �`, `--__-- ems—' -------- _',�� ________CHFSiERF[ELO Ir T 1 �f10 �J F�QgUlY5 sun 00a ;--,_____ ```POCCRO{,' PINES '[ ELG.tIC05 8 HORSE; ' NU 01 CHE TERE7ELU SUa N003. 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VAQUERO - lI � ARMS SR ��La `___ --'\Al SUe -- ii CH A PACK_ 1 `S\K E ______ - HE14 HiTr5� C( NO '� 'E\ ;�\.7 ( ' T ESTATES • SUBNO I� f KI MB`Rp -�SL:6E `___ �L..I\` �]Y� ASEi V, ` I9 vm�\ '.- Fq NO01�, CONCEPTUAL SITE DESIGN 1i __.....x.....�.a�i�...r.. #I. .•,.,�.,�_.. ..��L�°' ...•`fig. res . :. .............................:�r�. s FIRE ACCESS EXHIBIT Ij - i _ �I i i - i i I I _ E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for VanTrust (ZOA-2025-0002) by VanTrust Real Estate, generally located at the southwest corner of Black Cat Rd. and Franklin Rd. A. Request: UDC Text Amendment to adjust the flex space standards to lower the office requirement from 30% to 10%in the 1-L zoning district. April 14, 2026 Public Hearing Sign In Sheet Item # 18 Va nTrust ( ZOA = 2025mOOO2 ) Mark X if you Mark if Your Full Name Your Full Address want to representing ( Please Print ) speak an HOA or large group ? 5 e; (� AI% � Ste , u 2 3 4 5 6 7 8 9 10 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 4/14/2026 Legend DATE: Project Location CD1- TO: Mayor& City Council Area of impact &= City Limits '@� FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Hunter Lake SUBJECT: H-2025-0052 and ZOA-2025-0002 VanTrust - f LOCATION: Generally located at the southwest corner of Black Cat Road and Franklin Road in { the NE '/4 of the NE '/4 of Section 16, T.3N.,R.1 W. I. PROJECT OVERVIEW A. Summary The applicant requests annexation of 23.13 acres of land with a concept plan consisting of six(6) buildings that span a total of approximately 340,000 square feet in the I-L zoning district.In addition,the applicant requests a UDC Text Amendment to adjust the Flex Space standards to lower the office requirement from 20%to 10%in the I-L zoning district. B. Issues/Waivers - Staff has met with the applicant numerous times to discuss this project. Staff has expressed concerns including the lack of compliance with the Ten Mile Interchange Specific Area Plan(TMISAP)in both use and design,potential traffic impacts, probability of low job generation and lack of intended transition away from the residential on the east side of Black Cat Road. In addition,it isolates the property to the east leaving it the only remaining Low Density Employment property south of Franklin. - Most of the property is designated as Low Density Employment on the Future Land Use Map (FLUM),which does not permit industrial uses as outlined on Page 3-9 in the TMISAP.Planning staff recommended that the applicant submit a Comprehensive Plan Map Amendment to change the FLUM designation to Mixed Employment,which would better align with the proposed use.However,the applicant maintains that their proposal is consistent with the existing Low Density Employment designation based on a zoning matrix adopted in the plan prior to the City updating the zoning ordinance to coincide with some of the new land use types. - ACHD and City Staff relayed to the applicant that access off of Franklin Road will not be supported except where there is shared access with Butte Fence.As a result,the applicant submitted a revised site plan on February 5',2026,to eliminate the small bay City of Meridian I Department Report 1. Project Overview industrial units along the Franklin Road frontage. This change furthered the lack of compliance with the TMISAP and Comprehensive Plan. Staff relayed to the applicant that we would not support the proposed UDC Text Amendment as it is narrowly focused on a single development and does not adequately consider citywide impacts. Staff is currently in progress with a new code change to bring additional revisions to the Flex Space Standards. - The home on the eastern property is currently hooked up to City utilities and entered into a hook up agreement that requires them to apply for annexation once eligible. The Applicant requests City Council approval of a reduced buffer width from 25-to 10- feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2. C. Recommendation Staff. Denial Planning and Zoning Commission: Denial D. Decision City Council: Pending City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Residential in Ada County - Proposed Land Use(s) Industrial and Flex space - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning I-L(Light Industrial) Adopted FLUM Designation Low Density Employment and Mixed-Employment VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 9/23/2025 Neighborhood Meeting 10/22/2025 Site posting date 2/23/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action Required No - • Access Arterials: Franklin Road and Black Cat Road - Collector:Future Collector to be built • Traffic Level of Service Franklin Road:Better than"B" - Black Cat Road: Better than"E" ITD Comments Received Yes;No concerns or comments. - Meridian Public Works IV.B Wastewater • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste the following link into the browser to access the public file: https://weblink.meridiancity.org/NVebLink/Browse.aspx?id=421321&dbid=0&repo=MeridianCity City of Meridian I Department Report II. Community Metrics Figure l: One-Mile Radius Existing Condition Metrics Reference Parcel:51216110501 Date Retrieved:2025/12/30 Parcel Count Parcel Acreage Infiii Indicator: 241 1,335 Surrounding Area 64% Not city 4k 40 ® City Limits 1,412 764.7 ■ Not City Household Household& Population Growth • Households 02020 Population Change:41.3°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 1,000 6,000 8,000 Figure 2:ACHD Summary Metrics Traffic Count is based on Vehicles per hour(VPH) RGadway Frontage Functional PM Peak Hour PI VI Peak Hour Classification Traffic Count Level cf Service ` Franklin Road 761-feet Principal Arterial 543 Better than 'E" " Black Cat Read NIA Minor Arterial 417 Better than 'E" ` ,acceptable level of service for a two-lane principal arterial is °E" (690 VPH). ` ,acceptable level of service for a two-lane minor arterial is "E" (575 VPH)- Figure 3: Service Impact Summary ImpactService • • Ready O O O O O Marginal O Caution O eye Ay o °� o°a F��e ��°e a � N �� �\ �� Qa�,c� ,<<a L°tea` City of Meridian Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Annexation: The subject property is within the Ten Mile Interchange Specific Area Plan (TMISAP) and designated as Mixed Employment and Low-Density Employment on the Future Land Use Map(FLUM). 5035 W. Franklin Road(8.52 Acres) is designated as only Low-Density Employment, and 5201 W. Franklin Road is designated as both Low-Density Employment(4.68 Acres)and Mixed Employment (8.91 Acres). Mixed Employment and Low-Density Employment are described as the following: i. Low Density Employment This use is defined by the TMISAP as low-rise office and specialized employment areas. Low Density Employment areas should provide a variety of flexible sites for professional offices and similar businesses. Low Density Employment areas should be designed with elements of Traditional Neighborhood Design.Design and development standards such as landscaping,pedestrian circulation and connection to open spaces,are recommended to help make developments more attractive,engaging and accessible places.Appropriate land uses include corporate and business offices as well as research facilities and laboratories. ii. Mixed Employment This use is described by the TMISAP as an area to encourage a diversity of compatible land uses that may include a mixture of office,research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses.Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed density employment will accommodate a wide variety of employers and serve as a primary gateway to Meridian and Meridian's prosperity. The applicant is proposing 340,000 square feet of Industrial uses across six(6)buildings on 22.3 acres on land. The applicant's narrative states the proposed uses for the property include light manufacturing and assembly, flex space,and warehousing and distribution. The applicant estimates the proposed development will create over 575 jobs or 1.91 jobs per 1,000 square feet. In addition,the applicant argues that Low Density Employment is the best FLUM designation for the proposed development due to this development creating significantly more employment than traditional industrial developments,the proposed uses are not noxious or nuisance like, and the architecture and design of the site is heightened. Lastly,the narrative notes the City of Meridian and general region have vacancy rates under five(5)percent for flex spaces. Staff has met with the applicant six(6)times over the past year to discuss the project. Throughout these meetings, staff has consistently indicated that the proposed annexation cannot be supported without a concurrent Comprehensive Plan Map Amendment(CPAM)application. This position is based primarily on the project's inability to meet key design elements and on the TMISAP's clear direction regarding the allowable uses within the Low-Density Employment(LDE)designations (TMISAP,p. 3-9). While the applicant's narrative emphasizes the intent to provide a significant amount of employment, the proposal includes a request to amend the Flex Space standards in the UDC to reduce the required office-to-warehouse ratio to ten(10)percent office. This change is intended to accommodate warehousing and distribution tenants,uses explicitly identified in the TMISAP as not allowed within the M-E and LDE designations. The TMISAP's vision for this district is to create an employment center capable of supporting more than 20,000 jobs across a wide range of industries,which relies on higher-intensity and more diverse employment uses than those proposed. City of Meridian I Department Report III. Staff Analysis As noted, approximately 59.2%of the 22.3-acre site is designated as Low-Density Employment on the Future Land Use Map(FLUM). Although some industrial uses may be permissible within the development pursuant to TMISAP p. 3-11,the LDE designation does not contemplate the types of uses proposed by the applicant. TMISAP p. 3-9 identifies appropriate uses in LDE areas as low-rise office and specialized employment, including corporate or business offices,research facilities, and laboratories,none of which are included in the current proposal. Staff agrees there may be a strong market demand for industrial uses,but the Plan specifically says the intent of the TMISAP is to create a place that will add to the long-term economic stability of the City of Meridian,not just respond to immediate market forces and trends (page 3-3). In addition,staff notes that Mixed Employment(M-E) and Low-Density Employment(LDE) designations are limited along the Black Cat and Franklin corridors. With this project included the I-L zoning comprises 54.15% (51.5 acres of 95.1 acres) of the LDE FLUM designation and 61.28% (92.84 acres of 151.5 acres)of the M-E FLUM designation.These designations are intended to support a mix of employment and service uses,providing a transition between the residential east of Black Cat and industrial areas further west. Staff is concerned that continued expansion of I-L zoning within these FLUM designations may reduce employment diversity, create unanticipated truck traffic, and disrupt the intended transition. Continued expansion of I-L zoning in these areas should be carefully evaluated by the Planning and Zoning Commission and City Council. UDC Text Amendment: As previously noted,the applicant proposes a modification to the Flex Space Specific Use Standards to reduce the required office component to ten(10)percent within the I-L zoning district. The applicant asserts that this change would better align with current market conditions and demand, and would remove an existing barrier to leasing flex space in Meridian. Staff is currently working on a broader code amendment to address the Flex Space standards,which were most recently considered by the City Council in June 2025. Staff has informed the applicant that a comprehensive code change is being developed to address inconsistencies in the newly adopted standards;however,the applicant has elected to proceed with a separate text amendment. Staff does not support the proposed UDC Text Amendment, as it would have implications beyond this individual development. While the applicant notes that flex space vacancy rates in Meridian are critically low,they also contend that the current flex space standards present a barrier to leasing, which staff finds to be a contradictory assertion. Additionally,within the I-L zoning district, warehousing is a permitted use that already allows an office component of up to ten(10)percent. Adoption of the proposed flex space amendment would perpetuate inconsistencies in the code, including land use percentages that do not total One hundred(100)percent,and would effectively allow flex space to function identically to warehousing. Staff agrees that revisions to this section of the code are warranted;however,the applicant's proposed amendment is narrowly focused on a single development and does not adequately consider citywide impacts. Staff has met with the UDC focus group to discuss proposed revisions and will be presenting these changes to the Planning and Zoning Commission and City Council later this year. Table 4: Proiect Overview Description Details History N/A Phasing Plan One(1)Phase Physical Features m� Rosenlof Canal on the Southern Boundary Acreage 23.13 acres City of Meridian I Department Report III. Staff Analysis B. History Although this property has no prior development history,the adjacent properties to the south provide relevant context for its redevelopment. In 2021,the City approved the annexation of approximately 129.21 acres under the Black Cat Industrial project,designating the area as Mixed Employment(M-E)and Low-Density Employment(LDE)within the Future Land Use Map(FLUM) and zoning it as Light Industrial (I-L). The City Council determined that the industrial center aligned with the goals of the TMISAP. However,that development had specific site design elements such as open space, plazas,pedestrian circulation,parkways,and tree lined streets that this project does not fully incorporate. Extending I-L zoning onto this parcel may further erode the planned low-density employment transition between the residential areas east of Black Cat Road and the General Industrial FLUM designation located approximately a half a mile west along Franklin Road. This shift may impact the balance of employment uses envisioned in the comprehensive plan and TMISAP. In addition,the eastern parcel included in this application(Parcel#S 1216110410)entered into a utility hook up agreement with the city when the Franklin Road intersection was widened. The property is required to apply for annexation once contiguous to city limits. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The proposed development encompasses two(2)properties that each have an existing residence on the property. The well and sceptic systems for both homes shall be abandoned and the homes removed from the property within ninety(90) days of the annexation ordinance being recorded. 2. Proposed Use Analysis (UDC 11-2): The applicant proposes the I-L zoning district for the development. The uses the applicant discusses in the narrative include light manufacturing and assembly,flex space,and warehousing and distribution. However,the applicant consistently discusses having flexibility for different types of uses. In addition,the proposed UDC text amendment indicates that the applicant is expecting warehousing and distribution as a primary use throughout the site which is specifically listed as an undesired use in the Mixed Employment and Low-Density Employment designations. As a result, staff believes the I-L district allows uses by-right which are not consistent with the high employment-generating uses intended for this area by the Plan.As a result, staff finds the Mixed Employment(M-E)zoning designation to be the more appropriate zoning designation. 3. Dimensional Standards (UDC 11-2): The I-L zoning district requires a 35' street setback,20' landscape buffer along collector streets, 25' wide buffer along arterial streets, and allows height up to 50'. The proposed concept plan and elevations appear to meet these requirements. The TMISAP introduces basic rules of good design. This includes buildings built to public rights-of-way, easy pedestrian access,narrow streets to slow traffic, and the facades of larger commercial buildings being broken down into short frontages with"big boxes"being wrapped in smaller commercial,residential, and office uses. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19, TMISAP): UDC 11-3A-19 and Comprehensive Plan Goal 5.01.02D emphasize the significance of building frontages along public streets and/or public spaces. The applicant's proposal complies with the requirement ofproviding a minimum of 30%buildingfrontage along the future collector road. However, the TMISAP calls for the LDE designation to be designed with elements of Traditional Neighborhood Design. These design and development standards include parkways, enhanced landscaping,plazas,pedestrian circulation, and connections to open space, which are intended to create more attractive, engaging, and accessible developments. The applicant's site design provides parkways only along the collector roadway and includes pedestrian circulation throughout part of the site; however, it does not connect to the existing ten (10)foot multi-use pathway along Franklin Road. In addition, the concept plan lacks key elements such as plazas, open space, and enhanced landscaping. Staff has communicated these concerns to the applicant. The applicant maintains that the project meets the intent of the design standards through the use of landscaping, detached sidewalks that connect to the larger pedestrian network, and building orientation toward the street. Nevertheless, stafffinds that the project does not adequately incorporate Traditional Neighborhood Design elements, which is a contributing factor in the recommendation for denial. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A twenty-five(25)foot landscape buffer is required along Franklin Road, an arterial street and a twenty(20)foot landscape buffer is required along the future collector roadway near the southern boundary of the site. The proposed concept plan accurately depicts the widths of these landscape buffers; however, the landscaping details have not been provided. If approved, the applicant will be required to submit a landscape plan with the future preliminary plat. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape appears to meet the minimum requirements. However, the applicant did not dimension parking stalls, sidewalks, and planters to confirm compliance with overhang requirements. iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the east as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B- 9C. The Applicant requests City Council approval of a reduced buffer width from 25-to 10-feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2. Staff did not receive a letter from the applicant indicating the neighbors were in favor of this reduction. iv. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an City of Meridian I Department Report III. Staff Analysis amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. v. Storm integration An adequate storm drainage system is 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 as set forth in UDC 11-3A-18. In addition,any drainage swales shall meet the requirements listed in UDC 11-313-11. vi. Pathway landscaping The proposed pathways along Franklin Road and the future collector roadway appear to include five (5)feet of landscaping on both sides,meeting UDC requirements. Given that the TMISAP includes on-street bike lanes,which is not the standard when ten (10)foot multi-use pathways are present, staff has determined that if trees are placed within the eight(8)foot parkway,the applicant may reduce the landscaping on the south side of the multi-use pathway to five(5) feet.However, if trees are not provided in the parkway,the full ten(10) feet of landscaping must be included, as specified in the TMISAP (page 3-20, street section Q. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis In Industrial districts,the parking requirement is one(1) space for every 2,000 square feet of gross floor area. With the proposed I-L zone and building square footage of approximately 340,000 square feet, one hundred and seventy(170)parking stalls are required. The applicant is providing four hundred and seventy-six(476) spaces which exceeds the UDC requirements. In addition,Flex Space requires one (1) space every 1,000 square feet of gross floor area. If the entire project ended up being flex space,the applicant would also exceed the UDC requirements for parking. ii. 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. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Comprehensive Plan Goals 5.01.02C and 2.09.03A prioritize area beautification and community identity by promoting enhanced design standards that result in distinct and engaging developments. The Architectural Standards Manual(ASM)and TMISAP require surface plane modulation at intervals of no more than 50 feet,the inclusion of at least two pedestrian-scale architectural features, and a combination of at least two primary field materials and one accent material. The applicant proposes six(6) one-story industrial buildings designed with high ceilings. The exterior materials include tilt up concrete, glazing,and metal awnings. However, it does not appear that the applicant meets the requirement for 30%glazing along public streets. City of Meridian I Department Report III. Staff Analysis If approved,the final elevations will be evaluated during the design review process to ensure compliance with industrial design standards. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan does not depict any fencing; however, any future submittal shall depict any proposed fencing and a fencing exhibit. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.02B of the Comprehensive Plan prioritizes reducing access points on arterial streets through strategies such as cross-access agreements, access management, and the development of frontage and backage roads.Additionally,it emphasizes improved connectivity between local and collector streets. Access to the site is proposed from a future collector street near the southern portion of the site and an emergency access points off of Franklin Road. The emergency access is proposed to be shared with the western neighbor(Butte Fence).In addition,the applicant has stubbed a frontage road to the property to the east to allow for cross access in the future. ACHD and City Staff determined that the only access to Franklin Road is the shared access with Butte Fence. As a result,the applicant edited their site plan to eliminate the two(2) frontage buildings along Franklin Road and expand their large bay industrial buildings. This then shifted all of the access points to the collector on the southern portion of the site. ACHD indicated that the anticipated trip generation is 1,119 vehicles per day. In addition to this, staff has discussed concerns regarding the transportation network in the area and the addition of unanticipated freight traffic onto Franklin Road and Ten Mile Road.As a result of these concerns,staff has put together a table below highlighting developments that have been approved within the Ten Mile,Black Cat,and Franklin road network. The applicant is responsible for extending the collector road as outlined in ACHD's Master Street Map. ACHD found that the proposed development meets all of ACHD's policies. Table: Road Infrastructure and Developments Along the Black Cat/Franklin Corridor Category Details Existing and Planned Road Infrastructure W. Franklin Road Existing: 2 lanes, no curb, gutter, or sidewalk. Planned: Widen to 5 lanes between W. McDermott Rd and S. Black Cat Rd after 2028. S. Black Cat Road Existing: 2 lanes,no curb,gutter, or sidewalk. Planned: Widen to 5 lanes between W. Overland Rd and W. Franklin Rd,2036- 2040. Franklin&McDermott Intersection Planned: Multi-lane roundabout, construction scheduled after 2027. City of Meridian I Department Report III. Staff Analysis W. Franklin Road Connection Planned: Future connection to SH-16 via a signalized intersection. Approved Developments Impacting the Full Impacts of these projects are yet to be Corridor realized. Black Cat Industrial (H-2021-0064) 2.2 million sq ft of industrial space to the south. Farmstone(H-2023-0045) 378,360 sq ft of commercial and industrial uses across Black Cat Road. Avani Subdivision(H-2023-0049) 256 residential lots to the northeast. Vanguard Village (H-2021-0081) 552 dwelling units and a mix of commercial and industrial uses(approximately 740,000 square feet). Braya Subdivision(AZ-06-061 and PP-06- 330 single-family lots and 240 apartment 062) units. District at Ten Mile(H-2023-0071) Large mixed-use development with approximately a total of 1,000,000 square feet contemplated. Outer Banks(H-2021-0025,H-2021-0061, 516 residential units and approximately and H-2024-0026) 147,650 square feet of commercial. The Gateway at Ten Mile(H-2020-0046 390 residential units and 26.54 acres of and H-2024-0010) commercial. Totals: Residential: 2,284 units(Most of which have not been built) Commercial/Industrial: 4,318,360 square feet(Most of which have not been built) Traffic Impact/Construction of Collector from Proposed Use: The applicant anticipates approximately 575 or more employees on-site daily,with ample space for semi-trucks and freight to access the site. To align with UDC 11-3A-3,which seeks to limit access points to collector and arterial roadways, staff recommends that if approved restricting the central access points off the future collector street to truck traffic only. Additionally, a traffic impact study was not required due to the estimate trip generation for the development; however,the applicant indicated that they completed a driveway analysis which restricted the access points onto Franklin Road to only the shared access point with Butte Fence. As previously noted,this significantly impacted their site design. If approved,the applicant is required to construct the future collector road along the northern portion of the site in accordance with the TMISAP Street Section C exhibit. If trees are planted within the eight(8)foot parkway,the applicant may reduce the landscaping on the south side of the ten(10)foot multi-use pathway to five(5)feet. However,if trees are not placed in the parkway,the full ten(10)feet of landscaping must be provided,as outlined in TMISAP (page 3-20, Street Section Q. 2. Multi-Use Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-8 and UDC 11-3A- 17): The applicant is proposing to construct a 10-foot multi-use pathway along both sides of the future collector and along Franklin Road. This is consistent with the UDC standards and the City of Meridian I Department Report III. Staff Analysis city's pathway master plan for this area. However, it appears part of the pathway along Franklin Road will not be in ACHD's Right of Way.As result,the applicant shall submit a 14-foot easement for the portion of the pathway that is not in the right of way. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The Rosenlof Drain runs along the southern boundary of the site. The applicant is proposing to leave the drain open as they will not be impeding access to the irrigation canal. 2. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is 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 as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division No conditions of approval, as City staff is recommending denial of both applications. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. Meridian Public Works wosrr,rato. • orstanoetoSewer AvalablveSi* s.r+w*L • k eef5hed • EAFMOL4PMeCO Sieeapplk on SehIL�l4'ERU's + WNFfO4N1imng Saunw PrnfertCIMSiStera Was wish Vfw LL45tft +lirl i[1 Iyir� i Impif[ts�[ntL€z+ns • We FLPW.c V0wk%S:tr €1Gc CDr dltkmA wateL • 6SurhLe to WM& ylairr Awdah**tlpt• Svryw" • REVA re Zone s 1i7111neiW PfgJo€1 SLv 20PIL WIM water ERU'S + WMWQLielrgr 149M ProlrtdtC6,edtit*.re xes wrh water Mau& pLion as{[nT�oerrs HarLe- NU%-PLAT CON DITIONS �il.Ts 5�'oiLs:spr.��ai�lfr� okr SRrsifir C'ondKaw id Apprerd I .-%ILs v.*-I I,LIhNI will:MLrl CwILLinuk tt%k LAIe-O hu¢Tbt IYE"ly fLh"Ue�d jecMdtrno Tu 16ho Well Caestrur6kv SCudards Rules ndmimisrncd h'Y the IdshkF Departn mt K Wsi r Resources f IDW R I The Detelglrer,0%ILer,or ML en Effodleer.Oatl pmvide,a saimmi addltuirlE whalut Ihm mreany c.%kuag Krll+in thedkvd slarnG,"ikmu,lww"WY 1&111 contintrew he used.ne amide retard nF dieiT ahw&wnient Kweals areto be ahwd(ned, ale projeKt 01MOV Of rlieir repreS0Lfjt1ti2+past CtrL'Wl dTe ll)WR GIuWWWaLO PraLeL L* Soctian {Aaran 5kinau, Ilr4&0gaal0jist ML29741P721 4117FDRE mnw -. iwk is dune ii*s decommission an CLising well leven if it is b-ekeved Thai The well ig leis ihm 18 IN d"I r[�odof c(allnauKlicati€n with IDWK mrsr be mtbmimd w the City prior w mnx wiv%bong 6crwto*mzmissism 1Wue6 FTrlureevepmmunic"wiih IT)WR mat,resuh in MMiIianal work at1dOPMW 11.4NPOH-i$si*.r dK Well Z. F.aTirL:TTousrrtr ssrvires I,ILsa iht:wgh iilfilaatinl irrnrhn City of Meridian Department Report IV. City/Agency Comments &Conditions 1 PhrhMe IV�FIwwthosiv(m tL•Imm.Il;*wt L%Lmk wJ%juvp qe Llee% Fawfoenl.,Ikmid%-h3enJ up iudw Ldd of Fazio hkd L-wmLi mem and IU'f�uihd 3L 5 Flo petlibmm saLlou"fu=.lsLnhe■,bui3il1tilL'1 Ctsrpurls.LrAl h r1XLVIKk-w101A,(01.'es, mfiloalim t7MVhE--Iighe poles,ex.)to be buile%iihln thr kid Tiny casement. {;racial C*9di1i4ras of Approval I Appllcwis shalt WzmftbdgLr wodci and wY ci ni.ui slime aid Fuufimu wiffi llw PuWIc%k urks dcpanrnraE i. P.!r ldef,draa C.Ly Co iV[xl[Ck Lhu appluill Ail.bf rehPLNnSIUIC Lr.L11A33I wo er aml waver mniws m and lllMwLFpls ih i91feaL *rdfaL AMiCML iaa4 LlteNphWe fo•a rr-nl lnt4ytFro6 ]s3 C4'}'r•IVnL tkn wirafJRL low 4mb>•Lprmsml Fier R9L.-( w-&3 I FILL'aM511CM1 OWII labs idt ila.cmL=4)for all(aline wlifri'Wewi roaiYly owisidc of Fu6lie riyhi of w:i4-IInglW� JOI w•a L9w U9MicC ;wJ Iwrdrnw). �ww4r WM0 ea-;�M4'nl VWLLi*wulz•q wwcw dcpla crw it 0-N fl&rp rrrlulii:o mF A F*wimmi.3w75 R,aJF H ca srinrnl."24..in f1 a JI rk CM9Mq!nL It apwm no pL••rn micst S4rm1Ar4L54lrra5.bwNs.baildmNS.cagvit5.aw.h TCc49LwJv w raw,khces,intilmdiah LIf Ars.fight poles,ew.1 arc Imp It x•Iih IIL Lark uh11LV czwr'ncml Submid in e%ccwed emcmem Jrm Lhe form"Idbk firm PublLc Jkscrvion prgmE:rd by am Idahm LLcpnL¢d Ptufummopl Ljed SLFr;oW,wlli4h FILLFLL iFIL IU*the]Ira Urdu ciLwillml. ,marked EXHIBITAlandin RI 2-x 1 I"map mithbaaungs aW digAwccs fmated EXHIBIT BI JSrmil,cw.Said pxl111¢ItLFdusLbf JLpnlgd.FigWd andddlad by a PturculurkJ Lad Suff,c}aL.W NOT RECORD. -1. The CiLyaMrMlw requima am pfrswwwd eHl4pd LOLS%}*LemL he LLFpp6L•d by agcr.ruLicid wLrea ofv/aicriUDC I L-31R-4 The appliewcsLDdJbc mquiFed Lasmc aav erisling surricg cw wlVe k4ss for Lr p�W'y&OLLP e. If a i4wWk!ur wQM s6Ler4 is Fql a 31ilahi4,##Fnlr�'Pl m e;wwai oik to1Lt culinary wam sy*=d3a11 be rcguircd IF oiaµlc-piuni conatica i9 661irai L6e deva3g14r WWII INC Fos ii6k foe die paymmi.amLFxmu lines for Lha aomnLlaL Imm ps to pLwt io fsfrr o"dnrIapft vtti plan a(h ;II 3. AnV xlualLros 0411 are ntk gk%.vd Lu rumarn sknil ix s biw w a+'aµwliam and wpsl bk mapsigitimeat of FMVI sdJM"MkC no-ha sn ernnpllaiwv A. ALl imgaFvn digfi s.c la&.Ir cnis.ar draiRE,cmIumvc of Nwn,I-al — ms.,nleRaclinp. 0~p otlo.vmS pdFacclW and oonLltrwnuf w Lhr itra 4L11dlsL.brd Lhdi Lx addnr"rsi per VDC i E-]A L6. to p ari m4nµ such%e J r�,the wplica i.shall comply. wish fdaha C ie 47-I N7 01111 ady 0&&t MWICAUL:law'nr nguladon 7- An wklLsihm w0l rkm con inut Io bf Lard rnim be peoperh'alwrdooed xcording*Tdaho Well CuoYeucimA SLoiddrb Itoles mlindEnLOICd lby Lbe IA3ho Lkpwinwid of AMLL'I Itewwe% iTDu-RJ.the Ucvclaper-Ovrncr.orpmjecr Errginccr-sh2A pro,We i sImemcrLLaLldrtisiap wlkyber lkw W OMti csjAkm y CLls m the&%-CkpLbM4 ILA if to-tKM dwy wilt c1mumb Lu he L"or twyidk rut' -of&Lir ahStldowALlll.IfxeLh arr aio Lst abAt&HLA.Eh4 pn,j�i L5L5♦w fei Lh neii Pfta.,LL MVL s L"ALarl LIW IIIJUL 61 dM ab=II`1UW !U3 SLL'Eloa IMann hk!m . !%tropoingiu MR-28749712 l MFORF.any Rod k dLmr w deeommis4m ia1 atirwnp w ell idves I F h rx L$0hCL'C/11ud tha iurlL LG leas OW 15 fX&Cr}Tfodo of awnrnambuau"utilh IDW R +h Lw4 IK 1wKidi eJ eo iha I.'y prwr iLJ avly wwi kwing dlaoe hi dfeumpm-+v I he wrlq Fallen w gprnrnr11 %!wuh IPWR uLvlyT=hl rn p0411rLwW wWk NMJ PLPMU 994C1:I1mmL%HPn IhC WUH A AHq cAmirR ItLoi;by Aerm Vndhit irri pro"Cl abidl blw fwtluvM fhsrh wr%icu M(Av I lidlnnhtc Scam 4-1-4wA Q 4 K. Comic Cenmal Diicrm Hca:M for oL>wdwrocM procedures and Flriplrchnm I' IFP173•S I t 9- All Lmprmcments rtluGrd to publte II fc-saki.v and hrallh sh313 bt O(mplMd pfior to cc'cuparlC� Of Ilk alFact M%. 10.Appllemi shall he uMdM w pie Public WodL ,lies clvprxni pLw 3rL ww.and eonLiElnf bn iftmk m Frey,rr ihurenliecd during die pl,ui w%ipu prnrcu,piigr Jq aw LCL mKc 0 n ply apprem al.IHttr. City of Meridian Department Report IV. City/Agency Comments &Conditions I L h atull br dhc twg%mub111r4 ordw arLpoltrar ur sebum Ihal Ail de4clL3twm6wr k-upwCN aamlq.v Wilt Lk AmLCL.-MIS wlrh Dumbrk6i;-S ACI and aw Fae HN,:Lift.Am 12.App wwc 4;011 k imp mobIg Am*ghvileedK}ll and 6Lomplwu4 rrr11L art SLxtl{In m4 PlermmurK "vav ter n'qumc4 b}'Ow Amy Cpeps of n jpicCrs 13.i}ntdopor 499{WP&nbw mudbdx lvaueLon!n Nh L%2 MJEMIM!Leis Ofkt 14,CowF"i wr Ic-L r451L!'s sWl tw skatouLied to tlrp Ml,W ml Ituitdmg flrPsrrnUFA L'ar*11 bkEUint pddtvxn+lnR rg1hrtird trdekAll,sklr frklrulg L4%dJ slr clop MId nrdLeT,yL. 15.Ths dl¢sign coglrieer shall h reTil red is"rift rhal ik simrl ra1L1l'dl4r.cdvvw"s am gn a rrLlhrmum of)-feet Ahwr rho IrrghLsl VdNllhrd[WA gI-L%M l;rler rltvu" Thin reruem art rhal ibe bmborrl dtvmLgm of ibczrrn I spares ctfkornr4 is am IcaP I-ft"okw e. Is. the appolertlltu deSlE-Y tlleanLer shdl Et rnNmmblc ror uISgC6N.O4 Of all iwr FF a an and or dralrr-Lpr Whry witbim 11m5 pmicsl dul da nq1 fA Ll.der the joirdirmam Pfan in igglion d.d.sItrirl Or At_'HD- I�1 Ile degq-A uLeMeLy 411al1..I,,. Jti L rrL`GCru,n Blaa m{faL,Ll uss hdic km Id1 Ied rr a mdamet wide the apprm%,d k%i 1 1 r+xhuFcmLoa w41 k rcqurnd before a 4tni Fcaw Of 00Cu17WCk L%3NN Cd G51 AM SLNL'LLJ I'll:L13L PKIIII.Lt 17 •tL du.wnvlo"of ch%t 1"j6,ri.floc.r p. NaLl Jw NL%Wl.wble la µlbw.ir kwrd*W!.Yagf Isrr Lk-Cav of MLlbd3m huiLl Ab adrvk rd% L bce ra Fd dmwims most h,moored and appm%xd prkid lo she k%vrricuof a cr;reiFraLismuf fxavpwvw for urar 4Il'Lrfrurr.nmiLrn Ilk pLeyt,rl 19.A 9&bxl laQhL p1mL wail neLtd Ih be Lrwdud d m Lhbe unil c0nq uL7,x�m�Iptm!4.SArL Y hghr ply rtgwivm shi.ti art Ikivd 11r%"Illy h-�41rAc lmtw%14rMICIr1 Ndti11wdi kr 4nc I-.Uht$ A cllft ofihr r,1wK rds can See found al Okla wn-m.mmdisrc�lvx IQ. nu NY of MOMiarr reLJL■PVN LhdL Lire%NVL'Mr 1xWr Lo rha LrLy aperRrsnulret NUCP 10 the anwLurl of I2q%cfrllc+olal com-nwwL ens.For a1 I it rn*w*ear*.wnw arfd.ease In$- rip re pnmx w illlul pLm elyuwrc. MID bVilly will t)L I Cl16LJ bi a I Ihr 110n:osl tiumare PW%'E sd by rhrr owner w Lbe C-]L5 The sumo can k L P .vied in 1hr Form of an irrrs oenbkeur IeI oo ofmLdii-car Lmd w depcnh ell b Appheam au Llle an spphcalwm Iar ymyp,�fi ILh ualr kLoon-.I LhL Qw m llnir4 Ck+;Iapmrni Pelvnrn,ml-rh+ire Plmrc Como Land DuCIPpmsnr Service for Mo=Ltlkgimuli.r)M al"7•*'1 L. ;(l.Thei4v of Mc.tdian reqlwrcL d ar Lire n+L,K r pws Lv rIL4�LIS r><umnry SLR'I+in 11K amaLweL 4f 20%of Lhe uatf,oft uu.wat Lcii for:r1L LOML*LLLd hti Li-wALL7Ard CLuar I:11:A4 WJLB&L IN duratilon of lym yL:m Th1.w iviy-A M Lle- ri Grd llx 2 Irm iaerr wha catin: !A by iht mwmrr I4 dre Cmv.r�fl ty m tee p igLed in Llx tern of r vmw+p Alo' 1 J,It,rwh 46parir or band AppL,cnan nLLM 01e ar agLl WWIlKLr1 Q4,INtry,WhICh ran 1 1 lhg C(migilmly DC'LYjopWn4 Ugw1rri Mt%Tb51tC PICax nw&io Iarrid Cl,%%,.I,:.-)1'1TViCC fi)F ruff infmmaude a xdr7.:2I I. City of Meridian Department Report IV. City/Agency Comments &Conditions C. Ada County Highway District(ACHD) ,%-�CQ PWLUOM ACHDlone{,�yp.h Le�nm W rwir J LWw N'JU V&S— Cammwaar evhrloa Hficcory ConmlcYc� Date:December 21,2025 To:Komori McNel li Staff Contact:matt Pak Plan ner Ptojerl Desrriptiom VanTrust TnpGentieratlon: TArs development rsescrrn"d to generate 11�119%VhlcWtrgm per day. 152 vVOCIN trip p*r havF In th•PM p"K hour.baW 40 the I rhotilum Cf Tra++spunat iwt Engineers Trip Generation Manual.12"edition- NOTFaffk Impact Study Ar4iiho roads will n�m the futura with planned No Comments The tables abowe lija the exigting conditions ofthe surrounding roadways without the proposed development as this application isforannexation and ryron*onry,with a future O*vwWpment sPP`estion.Olt wmmary will bcr wpdated IQWe4Ct the OewW -ent and its impact connectin!q you to more +decw^b'wiqh*yD-lmGt-Few NrawgrAny, -wdw.1D-{6yiF-Pox*-w'L4 4-rKFW-MA-v.�.r,�p�ldgl�q V. FINDINGS A. Unified Development Code Text Amendments(UDC 11-5B-2D) 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 a text amendment to the Unified Development Code,the Council shall make the following findings: 1. The text amendment complies with the applicable provisions of the comprehensive plan; The Commission finds that the proposed text amendment is not consistent with the applicable provisions of the Comprehensive Plan. The Comprehensive Plan calls for updates to the Unified Development Code (UDC) to implement the Plan's adopted vision. This includes the City of Meridian I Department Report V. Findings TMISAP, which does not permit industrial uses such as warehousing, distribution, and manufacturing within the Low Density Employment designation. Additionally, the TMISAP states that its intent is to create a place that contributes to the long-term economic stability of the City of Meridian, rather than simply responding to immediate market forces and trends (page 3-3). The applicant is proposing a citywide code amendment to accommodate a single development proposal, which would have broader implications for the City as a whole. Staff has informed the applicant that the City is currently working with the UDC Focus Group to evaluate and update the flex space standards. Despite this ongoing effort, the applicant has chosen to proceed with the proposed code amendment at this time. 2. The text amendment shall not be materially detrimental to the public health, safety,and welfare; and The amendment would reduce the required office component for flex space within the I-L zoning district to ten (10)percent and would apply citywide. The Commission does not support the amendment because it would create further inconsistencies within the Unified Development Code, including land use percentage allocations that do not total one hundred (100)percent, and would effectively allow flex space to function identically to warehousing. Such inconsistencies undermine clarity and predictability in the City's development regulations, which is not in the best interest of the public health, safety, and welfare. While revisions to the flex space standards may be warranted, they should be addressed comprehensively rather than through a narrowly focused amendment. 3. The text 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. The Commission finds that the proposed text amendment may result in broader citywide impacts because it applies to all properties within the I-L zoning district rather than a single site. The amendment is narrowly tailored to facilitate one development and does not adequately evaluate potential citywide implications. Staff is currently preparing a comprehensive code amendment to address flex space standards and related inconsistencies and intends to present those revisions to the Planning and Zoning Commission and City Council later this year. Proceeding with a separate amendment at this time could complicate implementation of coordinated updates to the Code and affect how development is regulated and serviced across the City. Accordingly, staff finds the UDC Text Amendment will have adverse impacts. B. 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; The Commission finds that the applicant's proposal to annex 23.13 acres with an I-L (Light Industrial)zoning designation for the development of six (6) industrial buildings totaling approximately 340,000 square feet is not consistent with the Low-Density Employment FL UM designation. The Ten Mile Interchange Specific Area Plan (TMISAP) envisions Low- Density Employment areas as low-rise office and specialized employment centers, including corporate and business offices and research facilities. City of Meridian I Department Report V. Findings The applicant's proposal does not incorporate these types of uses and is instead industrial in nature, with warehousing and distribution serving as the primary proposed uses. Additionally, the TMISAP calls for Low-Density Employment areas to reflect a traditional neighborhood design that includes convenient circulation, buildings that frame streets, plazas, and engaging open spaces. With the most recent revision, the applicant has not adequately addressed these principles, and the proposal therefore does not align with the Comprehensive Plan or the TMISAP. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment complies with the regulations outlined in the I-L zoning district. However, the proposed I-L zoning is not consistent with the comprehensive plan or TMISAP. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposal to annex of 23.13 acres of land designated as an Industrial Employment Center, accompanied by a concept plan that primarily reflects warehousing and distribution uses may be materially detrimental to the public health, safety, and welfare. This is due to the potential loss of significant employment-generating opportunities, a proposed use and design that are inconsistent with the Ten Mile Interchange Specific Area Plan (TMISAP), and the possibility of substantial traffic impacts on the existing roadway network that have not yet been fully evaluated. 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 The Commission finds that the map amendment will not result in adverse impacts as City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. The Commission finds that the proposed annexation is not in the best interest of the City. Early in the review process, staff recommended that the applicant pursue a Comprehensive Plan map amendment to change the Future Land Use Map (FLUM)designation to Mixed Employment or General Industrial. The applicant chose not to pursue this option, asserting that the proposal could comply with the Low Density Employment designation standards. However, the applicant has not demonstrated compliance with those standards and is proposing uses that the TMISAP does not permit within the Low Density Employment designation. Additionally, the cumulative traffic impacts within the broader TMISAP area including 2,284 residential units and 4,318,360 square feet of commercial and industrial space have not yet been fully realized, as much of the approved development has not been constructed. The TMISAP states, "The City knows that this is one of the last remaining large, contiguous areas of highly visible, easily accessible, and developable land within the City ofMeridian's Area of Impact."Staff does not support development in this area that is inconsistent with the adopted vision of the Plan. For these reasons, staff concludes that the proposed annexation is not in the best interest of the City. City of Meridian I Department Report V. Findings VI. ACTION A. Staff: Staff recommends denial of the proposed Annexation as discussed above in Section III,per the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on March 5`h, 2026. At the public hearing,the Commission moved to recommend denial of the subject annexation and UDC Text Amendment requests. 1. Summary of Commission public hearing: a. In favor: Deb Nelson, Chris McClusky, Tyler Martin b. In opposition: Keith Whiting C. Commenting d. Written testimony:None e. Staff presentinggpplication:Nick Napoli f Other Staff commenting on application: Bill Parsons and Ali Breshears 2. Key issue(s)of public testimony a. Tyler Martin was in favor of both applications. He claims the product being presented is in high demand across the valley and more specifically in Meridian. Most users looking for industrial space would like to be in Meridian due to its central location. In addition,he believes due to the non-noxious uses that would be in this development that it would support the intended transition from the residential to the east and industrial to the west. Kieth Whiting was in opposition of the project. His main concerns were extra noise and traffic in close proximity to his family. livingdirectly to the east. 3. Key issue(s)of discussion by Commission: a. The Commission discussed issues with a case specific UDC Text Amendment change,the lack of a Comprehensive Plan Map Amendment, and the lack of a traditional neighborhood desi. The Commission was unanimously against the UDC Text Amendment as they felt it only addressed a need for a single project without looking at the impact to the larger city. The Commission agreed with staff that a CPAM application would be required in order to support the project. They also agreed with staff that the site was lacking key design elements to meet a traditional neighborhood design that is called for in the Low Densitmployment designation. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)for City Council: a. -Whether a Comprehensive Plan Map Amendment should be required. -Whether the annexation is in the best interest of the city with the current plan and FLUM designation. tion. -Whether the UDC Text Amendment is appropriate. -Whether the applicants design meets the design standard requirements for a Traditional Neighborhood Design. -Whether the proposed uses are consistent with the TMISAP for the Low Density- Employment designation. C. City Council: Pending City of Meridian I Department Report VI. Action V IL EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend Project Location rl ;:Area of Impact OAnalysis 10 �tM 2. Zoning Map Legend � j Project Location RUT R-' Area of Impact R=2 R_8 O Analysis Rl KIF 0� TN-R 0 0 R1 =:r C C-C loom,_ R-40 R-15 r I-L r M2 M-E C-G City of Meridian Department Report VII. Exhibits - - 1• I'll � �� • e - Q iyy, uru�� • I _ �(Fill.r\ �(� O � F���IIIIIIFIi 111 I r I I Q kds•iA, ' i - FRANKUI�N I .¢tllflllll I- . 6 • e — I • • - �84 -I • - . ■ ■■■■■■■■■ � '•:mil�=•::: :::s:IIL,IL'1t11111 11 ♦��.a •lllfnll aunt•:+nr•� - �1111�.�iF11i�_����.Ii111�11111\%III �• �jl"wI•a �111 Ilu•m V 'lllllllll ��1 ■Ilrl'ill�ll�ll�f,,w III I^i,llllEll m N� nnn=___an e7lnuuH G 7y•w l a '• • - ^.�� lierylrrnn LilglA�llxlgtlmnu"nuunnn __ n+ nnIIIIInIIn1Rn{IpP:n.. W mills +A all■ �J y � `1� FRANKLIN 1 ' Ming�Ills fl �;�� lFf� IIIIr1nlurrnr �� 1 1 � :IIlIIE IITn�=�rir71711 C IIIIIn3�lIL--_ - I_EEIIIIIIIA; - 111111111111111 .Ilpllll �� 84. 1 B. Subject Site Photos Alm- Yi. City of Meridian Department Report VII. Exhibits f City of Meridian Department Report VII. Exhibits C. Service Accessibility Report PARCEL S1 1 1105 1 SERVICE ACCESSIBILITY Overall Score: 1 �2ncl Percentile Location Within 112 mile of City Limits YELLOW Extension Sewer Trunk-shed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yr floodplain or> 2 acres GREEN Emergency Services Fire Response time > g min. RED Emergency Services Police Not enough data to report average respon}e tiine RED Pathways Wrthin 1/4 mile of future pathways Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets GREEN plan) matches existing (#of lanes) School Walking Proximity Within 1/2 mile walking GREEN School Drivability Not within 2 miles driving of existing orfuture schoo' RED Park Walkability No park within walking distance by park type RED City of Meridian I Department Report VII. Exhibits A Site Plan (date: 2/5/2026) +ram ,., TIE �fi. _ � �- I• � 91k _ d w —W 1 R m ON aMne:aiiaa-Conupwai oe�ci�ment Plan {{ "�" City of Meridian Department Report VII. Exhibits E. Building Elevations (date: 11/4/2025) T T Y 4 4 4 q I .;w._ ii ' 11 i i 1 T 4 ? 4 6=_ _. - - - .I � i n City of Meridian Department Report VII. Exhibits Mani. +;N r • __ r 0 n � City of Meridian Department Report VII. Exhibits F. Annexation Legal Description& Exhibit Map ILMALUESMPTH M +f THE Ric 1 Of LAND AmeM GROOP %KI Z5 FroW No.11*A145 EKHE f'JL' CJTY OF MERIDL4N ANNEXATION GE_CRI PTKIN THRUSTON♦HO F5RNIE SUGONUION Aparodat land$5cAxdIn Ube Fluttrtast$srterofiheNordrt QarteratS"i__1E,Towlshlp3 NN-ch.Rwfgn 1 Wes[.Bdse Maaban.Ida Canty,klafp.6crW more parUcula,i/descrlbed as roars CommenaN at Me Ned:heast Crrlwat 5omlon 15 of sold Tawrslslp 3 NeM,Range J West,4tlaln whWh paint the Naft One Oysrlta Cacr"of said SmIlda J6 bears ftlaM 89'24'12'Wait.M 41A2 k# dlsks Thor Ilecth 851422'Was#,a disc r e ot*9.5.26 root on the rmraa bctinda+y krr or said Sodlon J6 and trrt euTt Mlnc d West Fr Mln Road to the POINT OF BEGINNIMG, Thenkr°.aUkh OLI'40'11"Welkr a dstandr of 13,2&WILet w a pWrrt on the conbedlne at the 1lasanka Draw I hence North W 21'1G'West,a Aktanao of 75&36 teat em sad ccrAellrc�; I hence North 4LT'99'13"Last.a dkiame at 133B.16tort to a pokk on said nuih bowdry fne; TMPn South S4'2A'11"East,a dlstsnce at 7S&9,4 toot on said north le o day Ync bo the POINT AF BEGINfM3- The a4arc deserlb rd easrmtnt ourtalns 23.13 aeres Irrtxc ork>t< PREPARED BY: +` Phe.Lartl 6rery4lne- O a 7860 9 4e* �� Jamcs 1L N'art8.lm R. 462 E..k 9hoi06ik. Sul.IUD,Er94.Hihotl os id6ri G.+at ih l.ndr'�... City of Meridian Department Report VII. Exhibits wcu� n IN�IUEn WMF1 IDW 16 �L7�1116 PAIA(f GCA nFICi HM W.RUU.U..I MW� f Nwml;m MIR S1£1611m, ..loll gj cri; 6N1 W.HLgNMN Ind UA&IHUMIU11 'Pit 6121611RA1 J6U92WS ff t �IIItr]9Y6�{map a AJIV aov mHarkEnU 6<ak V-ZW 1t.Fdfk 1r okd b--md,.I%XM �THE Annexation r IAMa Thruston Ghoi Farms Subdivision ca — -SROUP City of Meridian r City of Meridian Department Report VII. Exhibits Development Application Transmittal Link to Project Application: VanTrust AZ H-2025-0052 Link to Project Application: VanTrust ZOA-2025-0002 Hearin Date: March 5, 2025 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. C i E IDIAN.;--- Agenda Item Applicant Presentation MERIDIAN CITY COUNCIL - APRIL 14, 2026 Franklin Road & Black Cat Road VanTrust Real Estate Light Industrial & Flex Workspace • Meridian, Idaho ANNEXATION AND ZONING I -L �� CODE AMENDMENT — FLEX OFFICE f f REQUIREMENT Future applications: PRELIMINARY PLAT DESIGN REVIEW '�� � PROJECT OVERVIEW '+� ""'�"""'�"' MEDIUM FORMAT - SHALLOW BAY a - !! � � 2 Buildings _ = !. �_ _� _ _- ! � * Multi-tenant, with sizes from 18,000 SF — — - Serves local services & light manuf., assembly 18.18417 MICRO-BAY FLEX -_ Buildings :��!a-.............. .. 16,500 SF each from 11 SF Serves smaller light o industrial Fef ssa■faV■al■o@■■IXsii■i■ 0,411 ' I I ' • Low Density , . s Employment (LDE) 41% Mixed G � • •yment (ME) — - -_•. a. 4444 E 1 - TEN MILE PLAN ZONING MATRIX Reskkwid C.ammerad Indusmal TffodlKcmmnl E dmo CRY Ljrkg DlsMats R-2 R-A R-8 P-15 R,40 GN C-r— L-0 I L 1 aT TN-C TN-P V v FAP-rtD-75, L-3 stories Lses office p • Rese=h i D EMPLOYMENT � Uses:Office ught lr7dLFhwt ; Day oa-e �: ! f CcmEnlance Petall ] Low Density Employment Description The purpose of the Low Density Employment areas is to provide low-rise office and specialized ❑ =. employment areas. These areas generally do not ■ . EL include retail and consumer service uses_ Low Density Employment areas should provide , a variety of flexible sites for professional offices and similar businesses. Low Density Employment areas should be designed to provide convenient circulation. Low Density Employment areas should be designed with elements of Traditional Neighborhood Design. Design and development standards, such as landscaping, pedestrian circulation and connection to open spaces, are recommended to help make developments more attractive, engaging and accessible places. - r Buildings in Low Density Employment areas will g Yi x range in height from 1-3 stories; have total floor areas of 5,000-150,000 square feet; and an FAR of less than .75. --+ . TEN MILE PLAN DESIGN ELEMENTS Page . Design Element Residential Mixed Use Em I Spec! Areas LDR MDR MHDR HDR MUR MUC LC LDE HDE ME I Pars Civic 3-32.Architecture and Heritage 7 3-33.Street oriented design Commercial&mixed use hldgs. Residential Buildings 3-34.Buildings to Scale 3-35.Gateways 3-36.Neighborhood Design 3-37.Building Form&Character Commercial Activity Centers Building Facades 41 Building Heights General Limint of 4 stories 0 40 • First Floor Ceiling Heights for Retail Up to 6 Stories Base,Body,and Top Frontage Commercial Retail Frontage Live/Work Unit Frontage Urban Resid.Frontage in Commercial Districts Neighborhood Residential&Institutional Roofs Flat r Pitched e 3-41.Building Details Materials Screening of Mechanical Units and Service Areas i Awnings i Canopies 3-46.Signs 3-47.Public Art N CONCEPTUAL BUILDING DESIGN — Shallow Bay �I CONCEPTUAL BUILDING DESIGN — Micro Bay Flex -!� nmdL- E CONCEPTUAL SITE PLAN - OPEN SPACES W.Franklin Rd. ...................................:. Public Pathway /Yg ■ = ■ Publi CDT1!I I • _ .ems a # A A CONCEPTUAL SITE DESIGN - PLAZA IMAGERY g = .; ,. i 11-91——21-10 112, 3112- ----------2 F- - ----------------------------- L 4 1/2' A --------------------I---.L-------- -4------ --------- VANTRUST 0 R.Fl. HANDY&HANDY ATmRNEys AT LAw 5-31 It-I ilf co ----------V 71-1 1/2 uj ----------L co --— ----------F — --—- ---------L - --------- 2-- COLLECTOR ROAD • • C&PROPOSED WHT-0FWAY ?3 33' U U 41 d � uQ U Ap i+ GC •l" L L { 1 l� l io• s it i r a• io MULTI-USE PATHWAY PLANTER THRU THRU 2 PLANTER MULTI-USE PATHWAY 26'BACK OF CURB TO LACK OF CURB 1 Collector Roadway - Illustrative Section TRANSPORTATION Level of Service Planning Thresholds 1. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service * Franklin Road 761-feet Principal Arterial 543 Better than "E" *' Black Cat Road NIA Minor Arterial 417 Better than "E" * Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). * Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). • • - ITE Trip Generation Comparison (Typical ranges) Light Industrial Off ice Metric (per 000 Average Weekday Daily Trip -6 - 8 -9 - 12 AM Peak-Hour Trips -0.7 - 1.0 -1.3 - 1.8 PM Peak-Hour Trips -0.7 - 0.9 -1.2 - 1.7 Peak-Hour Trip Pattern On Flattened / dispersed Strong commuter peaks Relative Traffic Impact E Lower Higher ECONOMIC IMPACT TO MERIDIAN $26M+ 339K al payroll impact Projected Jobs direct wages o Industrial Space Created Meridian workers Added to Market • EMPLOYING Largest Industries HIGHLIGHTED • Industry Jobs National Average SECTORS Health Care and Social Ass istance Government in Retail Trade These industries(highlighted yellow)are primary users of light • •. • Accommodation and Food Services they are all growing in the Boise Valley. Administrative and Support and Waste Management and .- Remediadon Services Professional,Scientific.and Technical Services Other Services(except Public Administration) Construction 41 111 Finance and Insurance Arts,Entertainment_and Recreation Manufacturing 32,000+ Real Estate and Rental and Leasing — Agriculture.Forestry.Fishing and Hunting Educational Services I o _ _ Management of Companies and Enterprises Information Utilities Transportation Mining_Quarrying.and Oil and Gas Extraction &Warehousing 0 10.000 20.000 30.000 40.000 50.000 60.000 JOBS & WAGES - KEY INDUSTRIAL SECTORS NAILS 23 Avg: $37-38/hr NAICS 31-33 Avg: $29.50/hr Construction Manufacturing National Jobs: 8.3M National Jobs: 12.7M NAILS 42 NAILS 48 Wholesale Trade Avg: $32.70/hr Transportation Ave: $30.70/hr National Jobs: 6.2M & Warehousing National Jobs: 6.6M NEARBY OFFICE PROJECTS : Eagle Rd and 84 jiiii:4 �•� +M�w���_ '� f 7 -- � is �"•�l r �17 ilk VA L _ fir. �' �L'y !lS�� Gf''Grf� J ��. t� �,; ►f�hi L rr M FIR. a a `y I ,` � - r- 17 �,� �.. � •�.f yyam�' w The District & Ten Mile Crossing Office Parks ranklin.Pd -- - - ' L ALTAIR; 1 .3 TH��OFTSI• r r :•• r y ATILTEN MILE THEE+T AT±TEN MILE FUTURE FUTURE THE,DIST E TEN 1111LE REST EN71 RESIDENTIAL ' PA t FUTURE FUTURE!' — DEVELOP ;DEVELOPii a - WENT MENT� FUTURE FUTURE [OMMERCIAL• TEN MILE CROSSING OFFICE OFFICE PARK i� FUTURE �• `— ,FUTURES MEVELOPMENT OFFICE ii � IAIi,{ ;r�1 pM IAYip�� l�,j �XAwwyp 9 N�Aip1AY p r' till X4� Il. i Butte Fence lka g Core and Main mo ����y�� IE � ': I��. r •9 �i� eat .i���1 _J Meridian Commerce Park ;, rn1 Meridian Commerce Park 3,854 square foot suite, 890 SIF office built out 0: square foot 23,125 square foot suite,office built out Buildout Off ice Buildout Completion : . • � :moo ���� � ndin SUITE ■� ■ Lease • �� •■� ■ ! C ; ■���l��� . �� ■ LEASED= SUITE 13 �`SUITE 100 � C P NDING EASED ■■ ■ ��� ■ ■■ non ■ a ; y�� LEASED ■■ LEASED �i • � � �� Z3 i ____ ■■01 ■■ PENDING ■.� � -_�I■0��� �� ■■■■■■■■ �� ■■ SUITE 11 �3 9■� 1 . • 'I �0 - - - - . 9e� �91' 9!� • •1r••APrr,rrrr�f•rrrl•r e i -- - ' - - -- 1TMLLILL -� Industrial Listings Of Listings Are in • - • - 33% 25,000+ SF As of • Large format dominates supply—yet zero product transactions in this range per TOK(last 12 months) Of Listings Are Transactions 37.5% under 10,000 SFCategory Peak transaction volume per TOK data—being Broker.. . .nfirms:large-formatsupply absorbed faster than replaced while small-bay demand.. Sources:CoStarGroup,Meridian industriallistings,March 2026,•TOK Commercial,Meridian Industrial Submarket Report,January2026 MERIDIAN SUBMARKET DEMAND BY A TOK Commercial analysis of the last 12 months of industrial leasing in Meridian reveals where tenant demand actually concen trates — and it's precisely where supply is missing. INDUSTRIAL TRANSACTIONS BY TENANT SIZE— MERIDIAN (Last 12 Months PEAK DEMAND Meridian Vacancy 9 4.79% vs.8.52%Overall Meridian holds well below regional average 6 6 5 5 4 Transactions 20,000+SF Category No g activity in large-format 2 product 1 0 0-1 K SF 1-2K SF 2-3K SF 3-5K SF 5-7K SF 7-10K SF 10-15K SF 15-20K S 20K+SF Source:TOKCommercial,Meridian Industrial Submarket Report,January2026 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. BuildingSIGNED LEASE—MERIDIAN LOST • • Specialty Contractor Heating : Cooling • -21,900 SF 36 Employees 0•0 SF 45 Employees Target .rket:Meridian Target Market:Meridian Preferred Target Market:Meridian Searched the marketfor - • . Wanted a central Meridian location.No options Consolidating several locationsinto one central lo .. -at a larger building not were available in the right size and format. facility.Reviewing available Meridian suited to their needs. project like this w• . Signed a lease nearthe Boise Airport instead.36 options • project c. d be the answer have been the right fit. jobs that should be in Meridian. if approved a d delivered in time. •utcome:Huge win for Meridian Outcome: Relocated to Airport area Outcome: Source:TOK Commercial brokersurvey,March 2026—active tenon t requirements and recent lease transactions in the Meridian industrial submarket 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 WE and I-L Districts, and twenty (20) percent in the 1 L and I-H Districts. CONCEPTUAL FLOORPLANS I. m Im I I a — COFFEE aAR !r� ° Y�■111■�.° OPEN OFFICE I� WHY WE ASK FOR YOUR APPROVAL This J ro'ect is the right development p g 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+qualityjobs 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 industrial Availability Meridian Submarket so,0a0+sF 0 0 0 SF 20.8496 0 ' ' 25,001-50,too SF 5,001-10,000 SF 16.67% 16.679b 20,001-25,000 SF 10,001-15,000 SF 8.33% 8.33% 15,001-20,000 SF 8.33% 1 111 11 1 111 SFE 10,001-15,000 SFM 15,001-20,000 1 11 111 11 1 111 1 111 1 INDUSTRIAL VACANCY 10% -Overall 9% -Meridian $ o 7% w 6 cY. 5°!o Z 4% 3% 2°fo 1°!o 0% Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 2021 2022 2023 2024 2025 MixedEmployment andIndustrial E Ra . K 11N #I 1 =N■1 It fa11 � flll�l i11i1T Mixed Employment While there are no fixed limits on size of establishment Description or development intensity in Mixed Employment The purpose of the Mixed Employment areas is to areas, it is anticipated that buildings will range in encourage a diversify of compatible land uses that may include a mixture of office, research height from 1-4 stories, have total floor areas of and specialized employment areas, light industrial 10,000-1.000,000 square feet, and that FAR will including manufacturing and assembly,and other exceed .75. miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community.However,a small amount of retall and service establishments, primarily serving employees and users of the Mixed Employment I i Due to the types of uses typically found in Industrial areas or nearby industrial areas,are allowed. Such t retail would be the exception and not the rule. I I� areas, requirements regarding design features I and landscaping are not as extensive as in the other employment or commercial areas. Buildings hlwamm and site improvements may be simple, practical, and more vehicle-oriented than in other land use categories, and may lack a unified design theme or character.Development standards should allow metal buildings, tilt-up buildings and similar large- span construction, as well as aprons and paved �� r-•••• areas forwork and storyg e.Parking lots and outside storage areas should be screened from public streets Afllil�: and adjacent land uses.Industrial districts generally should be located away from, or adequately buffered from,residential neighborhoods. 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. » CORAL }UCKE E I Rom PA E n CREEKSUB ULACC U6 CRCCK PARKSIDEi _�` CASTLE BROOK'-;� PAAKSEDE Sf�'QNO 01 CRCCK SQe NO PM1 RANCHeCTTe9------ W L '4O SI18 N001 C� A ga [ `` __________µOOS_aE P N003 C - ` ` CASTLEBROOK CAL;TE,�8200 SU '005 RUBNO F `--------- M1IILE EIK:II N Pl SUa NOBSBCNUO ERS E CASTL BROOK5U8 I FOYCRO92 _____ ; � �`, `--__-- ems—' -------- _',�� ________CHFSiERF[ELO Ir T 1 �f10 �J F�QgUlY5 sun 00a ;--,_____ ```POCCRO{,' PINES '[ ELG.tIC05 8 HORSE; ' NU 01 CHE TERE7ELU SUa N003. SU8 1 SUB ' M1 .l Oj)\1'S SUS 400i I CHEST 1iELD 'INO01 e--- _.S[fR_�S'.xESCLA4Lo [,{)6__,----1R` O `MZ02 ___'r '----_______- -- FI S E STAT[ON AV ALE SL'Sy i SUE OOSA----- - IM"5U6 UN , -' SONNASM M R A SU ++ v— CE FARh 6 Aw ,\ I ENT RATA" YN WFP-INKLIN RD 1 1-1.$:SUR; PARN,S SUB NO, �________�. BARANA___�_ Ua 54B NO &ARAVA 1 -- SU8NOO1 SUB 1I J T NO 03 NO YS/ �RTMEI ITS N I c FA �/ SUB No�A R LLI' sue oae sua SLB NO I 16 Lu z F� --- MSG VANGL'AIB]V[LLAC.E �'i V/ —_-_ MEADOW '1 SUa NO01 HILES SUB -------------� ___----_---------- SU8 TERRACE�. VAQUERO - lI � ARMS SR ��La `___ --'\Al SUe -- ii CH A PACK_ 1 `S\K E ______ - HE14 HiTr5� C( NO '� 'E\ ;�\.7 ( ' T ESTATES • SUBNO I� f KI MB`Rp -�SL:6E `___ �L..I\` �]Y� ASEi V, ` I9 vm�\ '.- Fq NO01�, CONCEPTUAL SITE DESIGN 1i __.....x.....�.a�i�...r.. #I. .•,.,�.,�_.. ..��L�°' ...•`fig. res . :. .............................:�r�. s FIRE ACCESS EXHIBIT Ij - i _ �I i i - i i I I _