The URL can be used to link to this page

Home My WebLink About2026-04-21 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 21, 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 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 PROCLAMATIONS 1. Cole Valley Christian High School Boys Basketball Champions Day ANNOUNCEMENTS AND RECOGNITION PUBLIC FORUM PUBLIC HEARINGS \[Action Item\] 2. Public Hearing (continued from April 7, 2026) for Alamar (H-2026-0005) by Midas Corporation, generally located at the Northeast corner of Black Cat Rd., and Franklin Rd. Application Withdrawn Motion to accept withdrawal request made by Councilman Cavener, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener 3. Public Hearing (Continued from April 14, 2026) for Ledges Business Park (H-2026- 0008), by Sandee Transtrum, Biltmore Co., located at 4120 and 4096 N. Linder Rd. Approved 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 approve made by Councilman Taylor, Seconded by Councilwoman Strader. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener ORDINANCES \[Action Item\] 4. Ordinance No. 26-2123: An Ordinance of the City of Meridian, Idaho, Granting to Intermountain Gas Company a Twenty (20) Year Extension to its Franchise to Construct, Maintain and Operate a Gas Transmission and Distribution System; Providing for the Use of Streets and Alleys, and Rules Governing the Same, Subjecting the Grantee to All Powers of the City; Setting Forth the Rules of the Franchise and Grant; Providing for the Right of Inspection by the City of Grantee's Plans, Accounts, and Books; Requiring Grantee to Furnish Certain Maps; Setting Forth the Annual Payment to the City, and the Filing of Annual Reports with the City; Requiring Grantee to Indemnify City, and File Evidence of Insurance; Requiring Compliance with Safety Regulations; Setting Forth an Agreement Not to Compete, Reserving Power of Eminent Domain; Providing for Surrender of Franchise; Granting Right to Salvage; Requiring Written Acceptance; Providing for Consent to Sale, Assignment or Lease; Providing for Payment of Publication Cost; Setting Forth Penalties and Forfeitures, Separability and Repeal Approved Motion to approve made by Councilman Taylor, Seconded by Councilman Whitlock. Voting Yea: Councilman Overton, Councilwoman Little Roberts, Councilman Whitlock, Councilwoman Strader, Councilman Taylor, Councilman Cavener FUTURE MEETING TOPICS ADJOURNMENT 6:50 PM Meridian City Council April 21, 2026. A Meeting of the Meridian City Council was called to order at 6:00 p.m. Tuesday, April 8, 2026, by Council President John Overton. Members Present: Luke Cavener, Liz Strader, John Overton, Doug Taylor, Anne Little Roberts and Brian Whitlock. Member Absent: Robert Simison. Other Present: Chris Johnson, Bill Nary, Linda Ritter, Chris McGilvery and Dean Willis. ROLL-CALL ATTENDANCE X Liz Strader X Brian Whitlock Anne Little Roberts _X_ John Overton _X_ Doug Taylor _X_Luke Cavener Mayor Robert E. Simison Overton: Good evening, Council, and welcome to the regular meeting. We will come to order. For the record it is April 21 st, 2026, at 6:00 p.m. and will begin this evening with roll call attendance. PLEDGE OF ALLEGIANCE Overton: If you would all, please, rise and join us in Pledge of Allegiance. (Pledge of Allegiance recited.) COMMUNITY INVOCATION Overton: Up next will be our community invocation and tonight we are glad to welcome Mick Armstrong to the house. Armstrong: Father, we just thank you for your blessing on this city and as I was reading last week King David when he finally found peace in his kingdom and he sought to build a temple for you, he -- you told him that his son Solomon would do that, but you told him that you would establish his throne forever and he went in and sat before you and he said who am I that you would do this for me, thinking as I was a shepherd boy from the smallest tribe of Israel and I'm king. God, you have grown this city and made it a great city. You have given us good leaders, great departments and people that have protected us and provided good services. We just pray for wisdom, decisions made tonight and decisions in the future and -- and, too, for the Mayor's prayer breakfast upcoming next month. It's just that it would be an opportunity to draw our community to honor you and pray this in Jesus' name, amen. Meridian City Council April 21,2026 Page 2 of 19 ADOPTION OF AGENDA Overton: Thank you, Mick. Up next is adoption of the agenda. Little Roberts: Mr. President? Overton: Council Member Little Roberts. Little Roberts: Mr. President, I move we adopt the agenda with no changes. Whitlock: Second. Overton: We have a motion and a second to adopt the agenda with no changes. All those in favor say aye. Opposed nay? The ayes have it. The agenda is adopted. MOTION CARRIED: ALLAYES. PROCLAMATIONS 1. Cole Valley Christian High School Boys Basketball Champions Day Overton: Our next item on the agenda is -- was intended to be a proclamation for Cole Valley Christian boys basketball team. We are going to just skip over that at this point and revisit it if they show up at a little later time. ANNOUNCEMENTS AND RECOGNITION Overton: That brings us to the next item on the agenda, which is Announcements and Recognition. Council? We have no announcements and recognition tonight. PUBLIC FORUM Overton: That brings us to the public forum. Mr. Clerk. Johnson: Mr. President, John Forsberg. Overton: Mr. Forsberg, if you will come up on public forum. You have three minutes, sir. Forsberg: Thank you. John Forsberg. 2320 Cadillac Drive, Meridian. Also have a couple of properties up the street here. 1615 North Main and 1603 North Main. We are located right next door -- Mr. President, Council, sorry. We are located right next door to the Vape Shop at 35 Fairview and at least once a week, sometimes several times a week, kids get into the vape shop dumpster, take their bags of trash and they move them over to behind our dumpster and tear the sacks apart and look for any kind of material that they can find that the vape shop might be throwing away. I have videos Meridian City Council April 21,2026 Page 3 of 19 after videos. It's been going on for years. I have been over and talked to the vape shop to try and get him to do something about locking up their container and they have a locking container available to them, but they will not put a lock on it, so I end up dealing with their trash several times a week and it's just -- I'm at the end of my rope on this whole thing and I would like to see you guys come up with an ordinance that makes anybody that has material that is, what, age prohibited material from being available to those people in a manner that would, you know, give them access. I'm -- as I say, I'm at the end of my rope here. I have cleaned it up, my employees have cleaned it up, my partner has cleaned it up. You know, we just keep doing it and we go over and talk to them and it's like -- I might as well be, I don't know, talking to the carpet here. It just does no good. So, if I could get some help from you guys I would appreciate it. I have already sent a message to the Mayor's office and I'm --just would really appreciate, you know, anything that you could do. Questions, anybody? Cavener: Mr. President? Overton: Council Member Cavener. Cavener: John, appreciate you being here. The challenge with this public forum is it doesn't provide an opportunity for us to engage in questions and seek -- Forsberg: Okay. Cavener: -- additional feedback, because we haven't noticed to the public that we are going to talk about this. So, it's -- if I'm on your side I always feel like it's very frustrating, because you -- you shared a problem and we can't necessarily get into a back and forth, but I appreciate you have shared that with the Mayor and we do have a spot at the end of our meeting for future meeting topics. So, I would anticipate there may be conversation at that time at least where we have noticed to the public that we are going to maybe speak about potential future meeting topics. Forsberg: Okay. Cavener: Thank you for being here though. Forsberg: Thank you. Overton: Thank you, John. Strader: Council President Overton? Overton: Yes. Council Member Strader. Strader: I -- I would recommend -- well, if you want to stick around -- the Mayor's chief of staff Kendall is here and she actually was on the Meridian Anti-Drug Coalition for a number of years. I know she cares a lot about these kinds of topics. I think she would Meridian City Council April 21,2026 Page 4 of 19 be a fantastic -- even though we can't go back and forth about this topic, I would recommend that you network with her for a few minutes. Forsberg: We have spoke. Strader: Good. Okay. Overton: Thank you. Forsberg: Thank you, John. Say hi to your lovely wife for me. PUBLIC HEARINGS [Action Item] 2. Public Hearing (continued from April 7, 2026) for Alamar (H-2026- 0005) by Midas Corporation, generally located at the Northeast corner of Black Cat Rd., and Franklin Rd. Overton: Will do that, sir. Thank you. Council, that brings us to our public hearings and Item No. 2 is a public hearing continued from April 7th, 2026, for Alamar, H-2026-0005. And I will turn this quickly over to staff. Ritter: Sorry. So, Alamar withdrew their application. They contacted staff and said they no longer wanted to move forward with this application, so they requested to have it withdrawn. Overton: Thank you, Linda. For the rest of Council, because this was a continued public hearing with a withdrawn application, we need to have a motion to close that public hearing. Cavener: Council President Overton. Overton: Councilman Cavener. Cavener: Move we close the public hearing on Item No. 2. Little Roberts: Second. Overton: We have a motion and a second to close the public hearing on Item H-2026- 0005. All those in favor say aye. Opposed nay? The ayes have it. The public hearing is closed. MOTION CARRIED: ALLAYES. Overton: Council, at this point we would need a motion to accept the withdraw of the application. Meridian City Council April 21,2026 Page 5 of 19 Cavener: Council President Overton? Overton: Councilman Cavener. Cavener: I move that we accept the withdrawal request for Item No. 2. Little Roberts: Second. Overton: We have a motion and a second to withdraw application H-2026-0005. Mr. Clerk, roll call vote. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: Six votes to allow application to withdraw. It is withdrawn. MOTION CARRIED: ALLAYES. 3. Public Hearing (Continued from April 14, 2026) 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: The next item up is public hearing continued from April 14th, 2026, for Ledges Business Park, H-2026-0008, and we will begin this one with staff comments. Ritter: Good evening again. This time I actually know where I'm working. So, tonight we are here for a development agreement modification is for Ledges Business Park. It is located at -- there is two lots. There is 4120 and 4096 North Linder Road. It is -- it consists of 2.28 acres of land and it's zoned L-O. A little background on this. So, in 2005 an application for annexation and zoning of this property from RUT for the county to L-O and a preliminary plat approval -- a preliminary plat was approved for Redfish Subdivision. It had a development agreement with it, which only allowed the following uses, which was professional and sales office, personal and -- personal professional services, clinics, medical, dental and optical and healthcare and social services or a daycare center with a conditional use permit. So, along -- somewhere along the line that language did not get transferred to the DA when it was modified, which was later found out because in 2022 they applied for a short plat for Ledges Business Center, which was approved. So, it has the two lots that are shown here. So, Lot 1 is developed and it has a two-story building on it and there is also an accessory building that is located on Lot 2 and the condition of approval for that was at the -- Lot 2 would be considered nonbuildable until the time of the existing storage building is removed, Meridian City Council April 21,2026 Page 6 of 19 converted to an office, or remains as an accessory storage building to the new office building on Lot 2 with the future CDC and design application. So, the applicant has said that it will remain a storage -- an accessory storage building and they would like to continue to utilize it as an accessory storage building and they are just requesting that you guys approve that they can retain that structure and allow the use to continue. So, this is the future plan for Lot 2 to add a building here for some type of professional use. These are some concept elevations for it. So, again, this is the DA that I was referring to. As you can see as Exhibit C, which was approved with the development agreement, has those services -- the uses that are allowed, but somehow it did not get transferred to the actual DA itself. So, it talks about this Exhibit C in the findings that it would be part of this development agreement, but somehow it did not get in the language on the development agreement. So, we feel that this should have been there. So, what the applicant is asking is to modify the development agreement to add this language to it. Overton: Council, any questions for staff? Strader: Council President Overton? Overton: Council Member Strader. Strader: Thank you. Thank you, Linda. I guess my -- my one I guess question or concern -- and if you could just clarify for me -- this is located right next to a school; right? Ritter: It is. Strader: Okay. And do we have any limitations or special considerations in our code already around the types of businesses that can be located next to a school that -- I -- I just kind of wanted to understand that, because -- and I will -- I will ask the applicant when they come up to explain. I just want to understand if it's like social services, for example. What would that look like? What is the potential -- what are the potential users of social services, so we could determine if that's appropriate, you know, to be located near a school? Ritter: Absolutely. You could always add language that whatever is coming in there would have to have a conditional use permit, so that you could look at what was going in there and determine if it was actually suitable for that and so it wouldn't just be outright permitted. Strader: That's a nice suggestion. Thank you. Taylor: Mr. President? Overton: Council Member Taylor. Meridian City Council April 21,2026 Page 7 of 19 Taylor: Linda, could you go back a couple slides to the Exhibit C and, then, the development agreement? So, Exhibit C you are looking at -- in that highlighted area where it says or a daycare center with a conditional use permit. So, that was in our findings that Council approved, but, then, the development agreement did not include that and that's what you are highlighting? Ritter: Correct. Taylor: Okay. And, then, as a quick follow-up question to that, in kind of in line with Council Woman Strader's question with the types of uses in this zoning area, would this -- if we are to correct the development agreement to reflect what was indicated here in the findings, it seems like maybe a conditional use permit is a proper way to go about it, but is this a significant change to the type of use allowed in this zoning area or is it depending on the -- like what the actual use is? Ritter: It's not a significant change. There are a lot of things that are allowed in the L-O zone. Some do require conditional use permits, some are outright permitted. But because we are opening up the DA again you can make restrictions to what is and isn't allowed. If there are some things that you see on here that you don't feel are appropriate for that, because the DA has been opened up again, they would be your privy to -- to make restrictions. Overton: Council, any further questions for staff? If not would the applicant like to come forward? Polson: Mr. President, Council Members, my name is Jason Polson. Biltmore Company. Representing the owner of the property Rama Group, LLC. Overton: I'm sorry, state your address for the record as well. Polson: Yep. Address of 1580 West Cayuse Creek Drive, Meridian, Idaho. Tonight bring before you a modification to the DA of Ledges Business Park. I want to thank staff for her comments. We generally agree with all of them -- well, we agree with most of those, I guess, to help start with. Just -- we will get into a little bit of the details, but as mentioned a two parcel commercial subdivision approved and recorded in 2022 and 2023 just north of Sawtooth Middle School. 4120 North Linder Road and 4096 North Linder Road. 2.28 acres. That Lot 1 is developed. It does have a 10,000 square foot building on it. We are requesting a modification to that original development agreement. Again, like Ms. Ritter shared, this parcel came with a back story and a little bit of history that limited the types of businesses to professional and medical. The Exhibit C did not fully transfer and due to Council's recommendation because of the time of this development agreement, we stand before you today to help clarify what could have been a staff correction back at the time that it was caught, but as we talk about uses and what might come, we want to be mindful of its location. We have found that personal business usage is most desired in that area. This is not a change of business that would be any sort of retail -- as the gentleman shared earlier, provide opportunities Meridian City Council April 21,2026 Page 8 of 19 for trash or -- or unwanted items to be gone through by youth. This is simply to open up and -- and provide better representation of what we believe the original intent of the development agreement included at that time. Again, wording for what we are asking for that it would allow professional, personal healthcare or social services or a daycare center with a conditional use permit is verbiage that came from Exhibit C of that original Redfish development agreement in 2005. We -- we would caution and ask that a blanket conditional use permit not be added to this modification if possible. Those allowable uses in the L-O zoning limit -- and Ms. -- as Ms. Ritter verified, there are additional conditional use applications for those business types that might not be wanted located next to that school. I guess, again, to close, we -- we feel like we are trying to go back to the original intent of -- of that 2005 development agreement. We recognize concern based on location. We feel like personal use being added or the others would not be in detriment based on its location. We appreciate your time. By adding a blanket conditional use, as much as I love to come back before City Council, I -- I want to limit and -- and respect your time and don't want to be forced into that opportunity to come back before you unnecessarily. But I will leave that and stand for any questions. Thank you for your time. Overton: Council, any questions for the applicant? Council Member Strader. Strader: Thank you, Council President Overton. Thanks for being here. I think where I'm getting hung up and what I really want to understand that maybe with your help and staff's help -- what is the definition of some of the terms we are throwing around? So, what's the definition of personal services and healthcare services? How is that different than a medical office building and social services? Because -- I will just give you an example. So, could I see like a halfway house or a drug rehab facility here right next to a middle school? Could I see maybe something oriented toward women's healthcare? Like I can think of so many different things that could go here that I do think a CUP would be helpful for to address. So, walk me through some of your definitions. Thanks. Polson: I will defer to staff if possible. These are not my definitions, but these are -- these are code definitions, with the caution that trying to think through every possibility can be exhausting as well, but -- Strader: Council President? Polson: -- if possible Ms. Ritter can -- yeah. Overton: Council Member Strader. Strader: We will -- we will give Linda just a minute to get her definitions up, because I think it will take her a second, but I -- I just want to respond to that. You are asking us not to think through every possibility, but you have requested not to have a blanket CUP on all of your different uses. So, if we were to approve this change tonight, then, we would have no say as to what goes here as long as it fits into these categories and that's where I'm getting a little hung up is I'm just trying to anticipate -- again because Meridian City Council April 21,2026 Page 9 of 19 it's literally right next to a school, I just want to make sure that there is not a blind spot here. Polson: Sure. And -- and to answer that -- I understand the -- the concern and why not a blanket. So, medical -- medical procedures, general practice doctors. This site, a Primary Health or something like that doesn't suit square footage or -- it's very limiting to a doctor or something where medical procedures are taking place. Professional accountants. We -- currently there is a real estate agent that occupies most of that 10,000 square foot building. So, light office use is intended for right -- light office. Personal use where we find the most demand is -- most of the interested parties and -- and those that we have been in conversations with, hair, nails, personal improvement that doesn't fall under the medical umbrella where procedures are taking place. Nails. Lash. Right? Haircut. Strader: Okay. Polson: So, if -- if I had to direct and give our preference of where -- again our -- our definition and our ask came from the original DA. Priority being professional medical and, then, personal, not trying to paint us in a corner in the future. We don't know what's going to -- interest and demand might be ten years in the future, but health services -- again, I will defer to staff to try to talk through some of the definitions and -- and read that. Do you want me to read the screen? Ritter: No. I just put it up so they could see what the definition was. Polson: Okay. So -- so, in -- in your specific concern of halfway house or some other type of transitional personal healthcare type service, I would defer you to the square footage of the site and it -- it is a very small footprint currently that could not change without coming back before Council again in the future. The current building envelope is a roughly 2,000 square foot structure. Two to three thousand. Neighborhood concerns being no second story. There -- we are not intending a second story on this, so -- Strader: Council President? Overton: Council Member Strader. Strader: Linda, I -- I -- I want to look around and make sure everyone has had an opportunity to read the definition of the healthcare and social services. If so, could we quickly go to what personal services involves. Council President Overton? Overton: Council Member Strader. Strader: Thank you. I think this is really helpful. I -- I'm not so concerned about personal services, like a nail salon, a lash place, I don't think that's a huge issue. Professional I think we have a better grip on -- on what's involved. Medical office is Meridian City Council April 21,2026 Page 10 of 19 already permitted. So, I think maybe where I'm having a little bit of heartburn is around the healthcare services and social services, just because it's such a broad definition and I get what you are saying about like there is a certain footprint that would be needed for the facility that might be of concern, but without -- I don't know. I -- I just wanted to articulate my concern would be I -- I think maybe a CUP would make sense for that type of use. I understand your request, though. So, I'm going to chew on it. Polson: You -- you could add a conditional use just like a daycare. You could add a conditional use permit to health services if -- if needed as an additional conditional use application. Overton: Council, any additional questions for the applicant? Taylor: Mr. President? Overton: Council Member Taylor. Taylor: Thank you, Jason. You know, I -- I want to make sure we are trying to follow the original attempt as much as we can. I think that's a reasonable and appropriate ask. I do think the proximity to -- to a school, though, causes a little extra level of discretion that we want to have. I agree with Council Member Strader's thoughts. I -- looking at the social services one, it -- there is a lot of different uses that could go there that I would be very opposed to potentially if my children were there based on what is there. So, I -- I think -- I don't think your ask is unreasonable in any way to try to follow the original intent of Council with correcting the development agreement, but also we are opening it and I do think that the definitions that we have in our -- our code here are pretty broad and I -- I would be -- I would want probably a CUP if it was a social services application. The other ones I think are reasonable and would be fine. I would be happy to kind of see it corrected as you are requesting, but I would probably only feel comfortable if we had another shot to make sure, well, what's the -- the actual use type of that facility then. So, my thoughts. Overton: Council, any additional comments? Cavener: President Overton? Overton: Council Member Cavener. Cavener: Jason, I -- thanks for being here. I know these are kind of wonky things to kind of walk through, so I appreciate your patience and grace with us. I -- I have some similar concerns as -- that my two colleagues have raised, but maybe one additional one and, you know, it -- it certainly has to do with the -- with the use around these residential areas; right? And the -- the hope is that the use is large enough that it benefits those that surround the area, but not so successful, right, that it has a negative impact, right, on our traffic network particularly around Linder Road and so right when I start to think about, you know, like medical services where there is procedures that are Meridian City Council April 21,2026 Page 11 of 19 being done, is this the case that cars are coming in at 7:00, 8:00, 9:00 in the morning when traffic is at its highest, so you want to find those complimentary uses where that traffic is kind of spread out throughout the day. So, I'm going to stand kind of what are -- what are the current hours of your current building? What -- what is your anticipated hours that this facility would be -- would be open and -- and I know that you are trying to keep things very open-ended about to what the specific use could be, but I'm sure you have got -- there is a reason I think that you are here is there is probably an anticipated user that you are hoping to be able to work with and I appreciate confidentiality on that, but it would -- it would help me have some good understanding about kind of what is planning to go there and the impact particularly on traffic. Poison: Mr. President, Council Member Cavener, in the L-O zone businesses are able to operate -- I believe it's 6:00 a.m. to 10:00 p.m., you know. Yeah. That's -- that's Meridian standard L-O zoning. Current businesses in that business park do not operate at those hours. So, that -- that is a concern to speak forward thinking with interested parties. Salon and -- and personal services, nails and such, their hours of operation -- I, again, would guess, but fall between 8:00 a.m. to a 5:00 to 6:00 p.m. type window. I don't know a lot of salons that are open late or -- but, again, they are confined by code and I can't see a lot of interference taking place with the surrounding neighbors or super highly successful, we -- we can all hope and -- and have tax dollars come into the Meridian coffers, but the parking is existing. There is a shared parking agreement there. We have no existing stubs for utilities needed, so we are simply opening up again now with new concern with Council what additional businesses can fit that small envelope and window without interfering with the surrounding. Cavener: Council President Overton, maybe one additional one. Overton: Councilman Cavener. Cavener: Is a daycare an anticipated use? Poison: Not in my foreseeable future. Cavener: Okay. Thank you. Appreciate that. Poison: The -- the -- yeah. Overton: Council, any additional questions for the applicant? Councilman Whitlock. Whitlock: Jason, just looking at the property it looks like there is sufficient parking for the existing business that's there. The 10,000 square feet. It looks like you have well exceeded what would be required for that facility and I would imagine the carryover would help serve this new project if -- if and when you bring in a new project; is that correct? Poison: Correct. Yes. Meridian City Council April 21,2026 Page 12 of 19 Overton: Council, if there is no further questions -- thank you, Jason. Polson: Thank you. Mr. Clerk, do we anybody signed up on this application? Johnson: Mr. President, we did not. Overton: Is there anyone in the room that wishes to comment on this application or is there anyone online that would like to speak? If so, if you could state your name and address for the record, please. Amar: Mr. President, Council Members, Jeremy Amar. 1580 West Cayuse Creek Boulevard here in Meridian. I work for Biltmore. I'm here with the developer as well and just wanted to touch on kind of the CUP thought, similar to how the -- the daycare has a specific CUP, because it is a more strenuous use than typical office use. We -- we would absolutely be in support -- in support of having a CUP condition for social services or some of those other kind of higher use or higher I guess maybe more worrisome types of businesses next to the middle school. Again, there is -- it is a very broad definition. I mean a dentist or a general practitioner office -- maybe that doesn't need it, but, yeah, social service or -- or different kinds of -- of healthcare we would fully support a CUP like that. Thank you all. I'm happy to answer any questions. I think Jason covered everything. Overton: Council, any questions? Amar: Thank you. Overton: Is there anyone else that would like to comment on this application? I don't think we have seen anybody online raise their hand. Would the applicant like to have any final comments? The applicant is waiving final comments. Council, this is a continued public hearing. Taylor: Mr. President? Overton: Council Member Taylor. Taylor: Linda, could you scroll back to the definition for the healthcare and social services, so we could look at that? Just thinking of what Jeremy said about, you know, if there are any other uses in here that would be considered a high intensity use at certain times that might be challenging with the traffic flow at certain times of the day with the middle school, like a daycare. I like to be careful about not being overly burdensome in terms of what our -- where we want to layer on top of a development, but I just wanted to take a look at that to see if there were any other types of uses that would maybe warrant that. I -- again, I will just be consistent with what I said before. I think for social services for sure I would -- would want a CUP just considering the types of uses that could fall under that and the appropriateness for that to be located next to a middle school. I'm not -- my understanding would be -- and maybe, Linda, you can Meridian City Council April 21,2026 Page 13 of 19 correct me -- I guess healthcare and social services -- these definitions apply -- well, let me just -- oh, there it is. Okay. Thank you. I'm slow at reading. Yeah. Mr. -- Mr. President, I would -- I would be -- I would want my personal opinion just in discussion here that a CUP would be required for both healthcare and social services, but not for personal services. Overton: Council Member Cavener. Cavener: Thank you, Council President. I hadn't quite chimed in yet, but I -- appreciate that. I -- I tend to agree with Council Member Taylor, but I would maybe -- want one additional requirement as part of the DA mod, which is anything that we are assigning a CUP that it would also come with an additional traffic analysis study before Council makes any decisions. I tried to think of what are going to be those high impact users on a widely used road right now that may become even more popular as the interchange begins and I just want to make sure that future councils had the opportunity to really look at the totality of the impact of the use before they are asked to make a decision. Whitlock: Mr. President? Overton: Councilman Whitlock. Whitlock: Maybe a question for Bill in terms of how this originally appeared and included healthcare services and social services in the original language that was taken out in the -- in the DA, but when we look at our Meridian code again this title is healthcare and social services. It defines healthcare in the first part of that paragraph. Period. And, then, it defines social services in the second part of that paragraph. Can we bifurcate that in a -- in whatever we prescribe tonight for a conditional use? And, again, I will just -- I'm more comfortable with a dentist office not having to come back for a CUP. I'm more comfortable with, you know, some of those healthcare services that would be -- that would fit in this square footage are not going to be high use. I hear the concerns about the social services and so I would like to see that. Can we bifurcate the healthcare and social services paragraph? Nary: So, Mr. President, Members of the Council, Council Member Whitlock, I mean that's a great question. I mean I -- I guess my only concern is that by code we have chosen to lump them together and by creating and separating them I -- I -- I would hate to open the -- this Council or a future council up to an argument that we were simply being arbitrarily splitting our own code in -- in -- in two without some specific reasons why we don't think the code is adequate. To require it as -- it -- and this definition, since we have chosen as a code to make it one, I would be more hesitant to simply split it in two. I agree with you, the way it's crafted seems logical, but I would be concerned a court might consider it to be somewhat arbitrary, since, again, we don't normally split the code by sentence, we normally split it by section. So, I -- I would be more hesitant to -- to recommend that. Mr. President, if you don't mind, the other comment -- and I don't know where the Council is going to go -- on the traffic that Council Member Cavener just Meridian City Council April 21,2026 Page 14 of 19 raised, I would suggest you would maybe put some discretionary language, because, again, it's hard to know today what is going to be sought in the future and what the needs are going to be and what the roadway system is going to bear or not bear. So, don't know that you want to put that it's required on every request of CUP, but it certainly may be -- it may be required on every -- on the CUP, because, again, I don't know what the circumstances are going to be and what they are asking for. So, I would leave it at least a little discretion. But you are putting the applicant -- future applicants on notice that that may be a consideration, but, then, you may have different standards that may exist at that point in time that we don't know about today. Overton: Thank you, Mr. Mayor. Strader: Council President Overton? Overton: Council Member Strader. Strader: Question for Bill. What would you recommend in terms of -- like at whose discretion would be my question with the CUP. Like would that be a -- a director in planning would make that call that -- okay. In this case, hey, you know what, a dentist's office is one thing, but you are talking about a huge -- you know, a facility we didn't anticipate, like is that who should have the discretion or what would you recommend? Nary: Yeah. Mr. President, Members of Council, Council Member Strader, no, I do think it would be a staff level director determination on that is appropriate. I mean we have some other sections in the code, depending on things that are within the code it gives the discretion of the -- of the department or the director to direct additional information. So, I wouldn't leave that to an outside entity or someone else. I do think it's an internal discussion. But I do think it just puts the future applicant on notice that that is a consideration we might consider and, again, it's really going to be very dependent on the use that's being requested and what's the current situation at the time. I mean there may not be any change to this area for ten years and a dentist office may not really trigger that, but a daycare ten years from now might. So, I think you want to leave yourself to the discretion, but I think that's an internal decision, not an external. Strader: Follow up? Overton: Council Member Strader. Strader: Thank you. Would you recommend that that language be included within the DA agreement itself that a traffic impact study may be required at the discretion of the city planning department? Nary: Yes. I would say -- the only thing I would suggest is maybe not say impact study. I know those are very particular items of art, but a traffic study or traffic analysis may be required, something to that effect, so that there is at least, again, language that's a -- Meridian City Council April 21,2026 Page 15 of 19 letting the future applicant know that we may be looking at that and it really depends on what you are asking for. Strader: Got it. Okay. Overton: Council, any additional comments? I will throw my final comments in myself. I think you have done a fantastic job in pushing this out to where it came from to where it could go. I mean we have heard the applicant talk about this could happen in the next ten years and, yet, we are looking at something that was originally brought in in 2005. So, I mean we are talking a big time stamp of Meridian history and not knowing where the next ten years are going, become very supportive right now of the comments that have been made on how this would be approved and where it would require future approvals and whether that would also be -- some of those approvals be at the director's level. Council, with that do we have a -- Taylor: Mr. President? Overton: Yes, Council Member Taylor. Taylor: I would make a motion that we close the public hearing on Item H-2026-0008. Cavener: Second. Overton: Council, we have a motion and a second to close the public hearing on H- 2026-0008. All those in favor say aye. Opposed nay? Ayes have it. The public hearing is closed. MOTION CARRIED: ALLAYES. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: I would like to make a motion -- and I do want to -- before I make the motion, just to clarify, I agree with -- including language that says that we -- if a -- if it requires a conditional use permit that a traffic analysis may be required at the discretion of the department. Is that how we would say -- Nary: Yes. Taylor: Okay. I would move that after considering all staff, applicant and public testimony, I move to approve File No. H-2026-0008 as presented in the staff report and specifically change the language to read as follows: That uses within the subdivision will be limited to professional services, personal services or healthcare or social services or a daycare -- okay. I'm going to start over again. I think I'm getting the language. Make sure I'm getting this right. I got my notes here. Scratching. Uses Meridian City Council April 21,2026 Page 16 of 19 within the subdivision be limited to professional services and personal services or healthcare and social services and daycare centers with a conditional use permit and that if a conditional use permit is required that a traffic analysis may be required at discretion of staff. Strader: Council President Overton? Overton: Council Member Strader. Strader: A suggestion. Taylor: I'm open. Yeah. Strader: Perhaps just to clarify saying uses within the subdivision will be limited to professional services and personal services. Period. Healthcare or social services or a daycare center will be allowed with an approval of a conditional use permit. Period. The -- the conditional use permit may require a traffic analysis at the discretion of the City of Meridian. That would be my suggestion. Taylor: That was a great suggestion. It's hard to do it on the fly. Would you like me to restate that or could we just say -- she just clarified it the way I was hoping to articulate it. Overton: Would the original maker of the motion like to allow Council Member Strader to be the new original maker of the motion? Taylor: Yes. I will second that. Overton: So, we have a motion and a second. Taylor: That's probably not appropriate, is it? Okay. Since there was not a second on the motion -- if I might re -- re-offer that motion to get it clear, because it -- as I was thinking and talking at the same time I clearly cannot chew and walk at the same time. So, Mr. President, I will withdraw that motion. Overton: Motion withdrawn. Taylor: And I would move that we -- after considering all staff, applicant and public testimony, I move to approve File No. H-2026-0008 as presented in the staff report for the hearing date of April 21 , 2026, and that we approve the language as follows: Uses -- uses within the subdivision will be limited to professional and personal services. Period. Healthcare social services or daycare center will be approved with a conditional use permit. Period. If a conditional use permit is required a traffic analysis may be required at the discretion of staff. Period. Strader: Council President Overton? Meridian City Council April 21,2026 Page 17 of 19 Overton: Council Member Strader. Strader: I would second for discussion. With the -- with one suggestion, that in the second sentence that it would read -- would be allowed with the approval of a conditional use permit. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: Maybe some -- I mean my understanding would be that that's implied. I would agree with that, unless we need to restate it for the motion. I'm just not sure if I have to restate that. Okay. Overton: So, the original motion is -- is good? Council Member Strader, we have a second? Is there any other discussion on the motion? If not, clerk call roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. Overton: All ayes. Motion is passed. MOTION CARRIED: ALLAYES. ORDINANCES [Action Item] 4. Ordinance No. 26-2123: An Ordinance of the City of Meridian, Idaho, Granting to Intermountain Gas Company a Twenty (20) Year Extension to its Franchise to Construct, Maintain and Operate a Gas Transmission and Distribution System; Providing for the Use of Streets and Alleys, and Rules Governing the Same, Subjecting the Grantee to All Powers of the City; Setting Forth the Rules of the Franchise and Grant; Providing for the Right of Inspection by the City of Grantee's Plans, Accounts, and Books; Requiring Grantee to Furnish Certain Maps; Setting Forth the Annual Payment to the City, and the Filing of Annual Reports with the City; Requiring Grantee to Indemnify City, and File Evidence of Insurance; Requiring Compliance with Safety Regulations; Setting Forth an Agreement Not to Compete, Reserving Power of Eminent Domain; Providing for Surrender of Franchise; Granting Right to Salvage; Requiring Written Acceptance; Providing for Consent to Sale, Assignment or Lease; Providing for Payment of Publication Cost; Setting Forth Penalties and Forfeitures, Separability and Repeal Overton: Brings us to Ordinances. Mr. Clerk, if you could read Ordinance No. 26-2123 by title only. Meridian City Council April 21,2026 Page 18 of 19 Johnson: Thank you. Mr. President. An ordinance of the City of Meridian, Idaho, granting to Intermountain Gas Company a Twenty Year Extension to its Franchise to Construct, Maintain and Operate a Gas Transmission and Distribution System; Providing for the Use of Streets and Alleys, and Rules Governing the Same, Subjecting the Grantee to All Powers of the City; Setting Forth the Rules of the Franchise and Grant; Providing for the Right of Inspection by the City of Grantee's Plans, Accounts, and Books; Requiring Grantee to Furnish Certain Maps; Setting Forth the Annual Payment to the City, and the Filing of Annual Reports with the City; Requiring Grantee to Indemnify City, and File Evidence of Insurance; Requiring Compliance with Safety Regulations; Setting Forth an Agreement Not to Compete, Reserving Power of Eminent Domain; Providing for Surrender of Franchise; Granting Right to Salvage; Requiring Written Acceptance; Providing for Consent to Sale, Assignment or Lease; Providing for Payment of Publication Cost; Setting Forth Penalties and Forfeitures, Separability and Repeal. Overton: Council, you have heard this Ordinance read by title only. Is there anybody who wishes to hear this ordinance read in entirety? Seeing none. Taylor: Mr. President? Overton: Councilman Taylor. Taylor: I move that we approve Ordinance No. 26-2123. Whitlock: Second. Overton: We have a motion and a second to approve Ordinance No. 26-2123. Clerk call roll. Roll Call: Cavener, yea; Strader, yea; Overton, yea; Little Roberts, yea; Taylor, yea; Whitlock, yea. MOTION CARRIED: ALLAYES. FUTURE MEETING TOPICS Overton: Council, which moves us to future meeting topics. Cavener: Council President Overton? Overton: Councilman Cavener. Cavener: We heard from a member of the public tonight with some concerns about trash being transported from one dumpster to another. I know that president had some suggestions. It's great that he was able to connect with the Mayor's chief of staff. Meridian City Council April 21,2026 Page 19 of 19 guess just a request to follow up with the chief of staff and if this does need to become a -- a future meeting topic that we get it scheduled at a time that makes the most sense. Overton: Absolutely, Councilman Cavener. It's a great idea. Any other future meeting topics? If not, I would entertain a motion to adjourn. Little Roberts: Mr. President? Overton: Council Member Little Roberts. Little Roberts: Mr. President, I move we adjourn. Whitlock: Second. Overton: We have a motion and a second to adjourn. All in favor say aye. Ayes have it. We are adjourned. MOTION CARRIED: ALLAYES. MEETING ADJOURNED AT 6:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) Robert E. Simison, Mayor 5-5-2026 ATTEST: CHRIS JOHNSON - CITY CLERK 5-5-2026 E IDIAN,,z - AGENDA ITEM ITEM TOPIC: Cole Valley Christian High School Boys Basketball Champions Day 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. CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN-IN SHEET Date: April 21, 2026 i Please sign in below if you wish to address the Mayor and City Council and provide a brief description of your topic. Please observe the following rules of the Public Forum: • DO NOT: o Discuss active applications or proposals pending before Planning and Zoning or City Council o Complain about city staff, individuals, business or private matters • DO o When it is your turn to speak, state your name and address first o Observe a 3-minute time limit (you may be interrupted if your topic is deemed inappropriate for this forum) Name (please print) Brief Description of Discussion Topic C� E IDIAN Planning and Zoning Department Presentation and Outline h2 City Council MeetingApril 21, 2026 Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 FLUM Aerial MapZoning Map 6. 1. " Owner/Developer" shall develop the " Property" in accordance care center with a Conditional Use Permit. personal services, and health care or social services, or a day Uses within the subdivision will be limited to professional services, Change to the following language:medical office use only.1. Uses within the subdivision will be limited to professional and with the following special conditions: Accessory Storage Building Changes to Agenda: \[if applicable\] Item #3: Ledges Business Park (H-2026-0008) Application(s):  Development Agreement Modification Size of property, existing zoning, and location: This site consists of 2.28 acres of land, zoned L-O, located at 4120 and 4096 N. Linder Road. History: In 2005 an application for annexation and zoning of 2.78 Acres from RUT (Ada County) to L-0 (Limited Office) and Preliminary Plat Approval of Five (5) building lots and Two (2) other lots on 2.521 acres in a proposed L-0 Zone for Redfish Subdivision was approved. The development agreement only allowed the following uses on this property: professional and sales offices, personal or professional services, clinics medical, dental and optical), and health care or social services, or a daycare center with a Conditional Use Permit. It appears the language from Exhibit C did not get transferred to the conditions of the development agreement as the only uses allowed per the development agreement are professional and medical offices. In 2022, a short plat application for Ledges Business Center (SHP-2022-0015) was approved and recorded, subdividing the existing parcel into two (2) building lots for future ownership purposes. Lot 1, Block 1 is developed with a 20,000-square-foot, two-story office building (A-2020-0203). An existing accessory storage building is located on Lot 2. A condition of approval for Lot 2 states the following: • Lot 2, Block 1 is a non-buildable lot until such time as the existing storage building is removed, converted to an office use, OR remains as an accessory storage building to the new office building on said lot with a future CZC and DES application. Per the applicant, the accessory storage building will remain on Lot 2 and continue to be utilized as an accessory storage building. The applicant is requesting approval to retain the structure and allow its use to continue. Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: The applicant is proposing the following modification to the existing development agreement to correct what they believe is an error in allowable uses under the property’s original development agreement. The proposed change is as follows: 6. 1. " Owner/Developer" shall develop the " Property" in accordance with the following special conditions: 1. Uses within the subdivision will be limited to professional and medical office use only. Change to the following language: 1. Uses within the subdivision will be limited to professional services, personal services, and health care or social services, or a day care center with a Conditional Use Permit. Staff Recommendation: Approval with the amended DA provisions. Written Testimony: None Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2026-0008, as presented in the staff report for the hearing date of April 21, 2026: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2026-0008, as presented during the hearing on April 21, 2026, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2026-0008 to the hearing date of _____________ for the following reason(s): (You should state specific reason(s) for continuance.) E IDIAN,,z - AGENDA ITEM ITEM TOPIC: Public Hearing (continued from April 7, 2026) for Alamar (H-2026-0005) by Midas Corporation, generally located at the Northeast corner of Black Cat Rd., and Franklin Rd. Application Withdrawn Development Application Transmittal Link to Project Application: Alamar MDA H-2026-0005 Hearing Date: April 7, 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�meridian city.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(a-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 reauest, unless exempt from disclosure by law. VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Public Hearing (Continued from April 14, 2026) 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. O lD 00 V O1 V1 •ph N F-� N O N C1 O fD -s v (D = v 3 CL (D (IQ m cr n� O M _ c N9 m T (/� tU D 5• �. Gq � �. LA N � O N ai O O O w rD r+ X O O (D � f�D = o D � w (COMMUNITY DEVELOPMENT WE PIDIAN�-- DEPARTMENT REPORT HEARING 4/14/2026 Legend DATE: Project Location TO: Mayor& City Council Area of Impact �= City Limits FROM: Linda Ritter,Associate Planner ®Analysis - 208-884-5533 fritter@meridiancity.org APPLICANT: Sandee Transtrum,Biltmore Co. SUBJECT: H-2026-0008 Ledges Business Park-MDA - LOCATION: 4120 and 4096 N.Linder Road, located S in the Southwest '/4 of the Northwest '/4 of Section 36, Township 4 North,Range 1 West. Parcel Numbers R5186200100 and R5186200200 I. PROJECT OVERVIEW A. Summary The applicant is proposing to modify the existing Development Agreement(Instrument No. 106165912) for the existing 2.28 acres. The modification will allow additional uses in the L-O zone for parcels within this development. B. Issues/Waivers None C. Recommendation Staff recommends approval of the Development Agreement modification to add additional uses on parcels within this approved development. D. Decision City of Meridian I Department Report I. Project Overview II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Office and accessory storage - Proposed Land Use(ss Office - Existing Zoning I L-O VLA.2 Proposed Zoning L-O Adopted FLUM Designation Medium Density Residential VLA.3 Proposed FLUM Designation Medium Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 12/9/2025 Neighborhood Meeting 1/22/2026 Site posting date _ _ 4/7/2026 Note: See section IV. City/Agency Comments& Conditions for comments received. City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R5186200200 Date Retrieved:2026/2/17 Parcel Count Parcel Acreage Infill Indicator: 2,827 Surrounding Area IV. 49 3% Not City 4D 1,677. ® City Limits 3,396 7 ■ Not City Household Household& Population Growth Households 02020 Population Change:4.9°Ia Population ■Growth (Household and Population Change since 2010 Decennial) 10,000 20,000 30,000 Use Types Residential Addresses All Addresses ■ Single-family is 2% is 2% Multi-family3% Commercial Preliminary Plats Mast 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 200 .400 600 800 0 200 400 500 ■ Single-family Mufti-family City of Meridian Department Report II. Community Metrics 2.00 3,000 Single-family y 2,500 °' 1.50 *' Residential 2,000 3 Parcel Diversity y 1.00 1,500 0 ParceI Count N, 0.50 1,000 500 CL Average Acres 0.00 0-00 16 o.11 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 10.00 n L V 9.07 Residential V 6.22 S.OD �4.19 ■13 O 0.00a.aa Dwelling Units 1 Acre R-2 R-4 R-8 R-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Ready Marginal Caution 4O Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Medium Density Residential The Future Land Use Map(FLUM)designation for this property is Medium Density Residential. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. In 2006,the subject property received annexation and preliminary plat approval for Whitewater Subdivision(also known as Redfish). The parcel in question received the L-O zoning district. However,the preliminary plat was never finalized or recorded. Prior to the approval,the City had recently approved Resolution No. 04-0454,which amended Chapter VII, Section 1, of the Comprehensive Plan to include the following language: "At the discretion of City Council,areas with a Residential Comprehensive Plan designation may request office uses if the property has frontage on an arterial street or a section line road and is 3 acres in size or less in size." In this instance,no ancillary commercial uses shall be permitted." The current Comprehensive Plan states, at the Council's discretion, areas with a residential Comprehensive Plan designation may request an office use if the property only has frontage on an arterial street or section line road and is two acres or less in size. The proposed development was restricted to professional and medical offices uses through the Development Agreement and the recent Comprehensive Plan text amendment. The office uses were determined to have a low-impact on the surrounding properties and would not compromise the integrity of the surrounding residential district. As the project takes vehicular access from N Linder Road,an arterial, and would not disrupt the nature or character of the neighborhood. Council needs to evaluate whether or not the uses being proposed(personal services, social services, a day care center with a Conditional use Permit)are appropriate for the "office" designation of the L-O zoning district. The L-O zoning district is primarily for office centers and adaptive reuse of residential structures with limited hours of operation. Table 3: Proiect Overview Description Details History AZ-05-021 (Whitewater Subdivision,£k.a Redfish;PP 05-021; DA Inst.#106165912); SHP-2022-0015;A-2020-0203 (MBG Office Building CZC&DES) Acreage 2.28 Lots 2 B. History In 2022, a short plat application for Ledges Business Center(SHP-2022-0015)was approved and recorded, subdividing the existing parcel into two(2)building lots for future ownership purposes. The subject property is located directly north of Sawtooth Middle School and takes primary access from N. Linder Road. The two(2) lots share a single common access drive.A secondary access point located on the side of the property is limited to emergency access only, in compliance with UDC 11-3A-3. Lot 1,Block 1 is developed with a 20,000-square-foot,two-story office building(A-2020-0203). An existing accessory storage building is located on Lot 2,Block 1. A condition of the approved was required and states the following: City of Meridian I Department Report III. Staff Analysis • Lot 2,Block 1 is a non-buildable lot until such time as the existing storage building is removed,converted to an office use, OR remains as an accessory storage building to the new office building on said lot with a future CZC and DES application. Per the applicant,the accessory storage building will remain on Lot 2 and continue to be utilized as an accessory storage building. The applicant is requesting approval to retain the structure and allow its use to continue. C. Development Agreement Modification The applicant is proposing the following modification to the existing development agreement to correct what they believe is an error in allowable uses under the property's original development agreement. The proposed change is as follows: 6. 1. " Owner/Developer" shall develop the " Property" in accordance with the following special conditions: 1. Uses within the subdivisiao will be limited to professional and iffiedieal offiee ttse Change to the following language: 1. Uses within the subdivision will be limited to professional services,personal services, and health care or social services, or a day care center with a Conditional use Permit. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division The amended DA shall incorporate the following modification: 6. 1. " Owner/Developer" shall develop the " Property" in accordance with the following special conditions: 1. Uses within the subdivision will be limited to professional services,personal services, and healthcare or social services, or a day care center with a Conditional use Permit. B. Meridian Public Works No Comment as there are no changes to the approved services. C. Idaho Department of Environmental Quality(DEQ) https://weblink.meridiancioy org/WebLink/Browse.aspx?id=430096&dbid=0&repo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions V. ACTION A. Staff: Staff recommends approval of the Development Agreement modification per the amended changes above. B. City Council: Pending City of Meridian I Department Report V.Action ' � 1 Locationct CAnalysis �31 1 W ' , �- ...� `yam--' Y f r .�• — U^STICK ' §py. ,,'LifytP �f-. ;�'`'� CBI ` , I• � a......un..q mn.brim n ii�'o�ry04��Oy. Legend Illll�r ♦ I�ttr r�11■■■_;p�i�� ■ 11 -OIIh�,��1�� p/11111111/1111►�� Project Location Area of 1 Impact - Analysis MCMIL-L-AN u • unul��i��i 1/ttJ �i♦�� BOB � ►`►r �t�1�♦♦I �� 1► (iiiiiii • U min I�IIj:''��p�•=,,�1•� ��1��1ii iu, ►�� \Inn■_-■ r � �..\ 1 //III ►►h uu�■uu nu♦ ��' .J � ►�j�►��..nIA1U Q L �IU q�■ ♦4 � •` nuti'nu nn■� 1Q•'1 �■ 1••1 /,If,:�:fllu/O�� 1 �11�N f��D�IIh� W I::i:i:.nu.li n■■ u■n..'�� 1 nlu ��i�• 1�/II4 slows- II�,f IIIIO •Qvm� p uu■ul�tunu■■... IIIII �1111111/I 11 T nn■n�t.lt �► I ♦ un �un■i 11111 C�u11u111 I, I//If� �� ■• .. Z �uw��i� "'t% tT■■ Z t111t�, INS hi 'OIII��Ias'��i 1•y �i ii'■■:■ f IU��LIIIII/UIIAIq/)��f UI�1�.■�� '��:/■I uq1. �� . ��1 1��IIuu�1OI�3.1/\ 1/Ih��■► ��n■' ii��■ ♦ ��.�� ,�,�•//III►�I�u III/u� I�I,,I,'`:ii iilu - ■�11��iiii 111�1♦ I ��` ♦j lI FIRMin nu /I•••�■ ♦ 1111� • USTICK 1 • /i�Aiii■�:�II�Qttu�.■■..q� ■■demon lr� ii::�I is�i�fj�1u. ii'■u■i�ii i:� moo ■ii:ini i j�i�i�i��1■.■nuu►��:':u■m .1—�= _:_ o:� -. A ■ , - .�� uu■uu►��♦O��♦�rpu,�uuuu n■. .Ou■■ ■F��h�_C_ '__:I� uaui�`.■ IIIIIIII\P'-'. --------•........i�: mn••••n■vg/i-wagon IN ■ ♦Fly_Ilnnur"opnpll o. =mqP'ram qr•■-►w■ • Legend UIIID.f/p■Illr■orr rrlgl��Illlll•• :ur►II�t•�,�•,. ♦1 ••�mm Project Location Area of Impact - ■1■Ipap11111U� ■a at -:_;'• •`3•;��": ■IIIIIIIII :CLAN I■HO C Ilr.uu: L.11M., Analysis ,�� rt■■ n■.■ �^FIIIg�__ndl_ ml ♦ uns nr f �� lo..' :■ :. nlll • r � 1 uwi� ■ u1 II/Ilrj��j♦ice♦♦� ui rn■ :,.•,�� 'n��:�: �� S 1■11. r •n1/ I�t.fit• ,1 �1 •.nm�:i■ 1::. ■n■I•QIIII• • - b�nnn•1 Rib■-1��.:-iuunn .:�- •no•°5.=1 e f1�*imun u.� Ili mnm►6nn mm r' ��y'■uuuw 1 IfI,\n IIIII U- n unq-lnnm ulna �=..•• �.�••�: 11 I ow Density ffp�:pnlnll� nnrn.■■uuuuuluo tuu••�••• O•��f t 11/� �Prlr1 n.aa■ -.aun■num �u�•��>:�id��n1 n Residentia I/It �♦ 11 1. 1 nnA'.nn�. .w �i•••• d - Z r W UII��I♦'�11►ram �• �''. n� '�►'- Q ►�Sol .:1 1♦� I►► �_ _■I_ uuu: -• iiom_ F11 Ir:��rrn/ p11�i t■1 ♦ nu■ti+nu■ ' - Fi i �u.�Ir.n11 /1��u ulmol�mmm�tln r- II/�111�11111 �► 1111 11 �� C r■■ �� 1 111 . pann��■ Iy um 11 1 ■ - . - . mn Z lour uuum r ry♦��1■. •a.2-. ��IIIInIn�r11 � �••- '1■liii •��Mf��1 t��,11 ,11..E•�•'• :cc ��••■16 ..uu.u.■:i:�•. 1 I11�1 � 1I�..i•�a, �ili a111g1 :::wb•■i�•i�•�•! � 11 II � �fr111rI�1O1 J♦I �:: :_ _:._ uun ••♦ •�' 1 FEE♦1♦♦�IIIIr PU I ♦I�f\ r■■ : =s__= 111..♦ ♦• r••�♦♦♦� �I N I�rr I ♦I♦♦fI�::.. -= =s I?II ,�■■■■■■1111:-::::::■ 1 ♦�111♦, �•I�nulrl I I�♦�Irnm Gwuuu 11■i■.■.... _ 1 ♦ ♦ w ,tl■•nn■� • �� O�� ';�r� 1\\\\MIn1lo unll nl Iu■• ■nuu♦ ♦:. unuun. `` ■•Iq�►♦i��1 _ p. �'_'lung' O Ir-, ,I►1►II��,�I♦, it =W�A\:_%� _ ►� .nu nn�rr� .ra... USTICK _ ..loll■/� .."•inn��bo utr♦� \::: ' '►�♦ W =_ � P♦�.n■■.: r■��1■V�: -:I•i�.non►�i!ii1� �: _ •i - • ••■■■■. Its ��■::::yl,.■■■nn�.��♦�.l� ��=I_ =.►mm;. ' • �.Ip11.2a/►dn■�::::iii♦ij• .■iiiini•:iZ` ��_�_ •► 111111 •nllr�■TI nn■��1�::-•■ I••I �117 ��/1 nuu w\\:ui:::i:iii:J,._■■n■i ��1:\. .ie�i�:1111:illr■� :lions � I r ' • - • • • - ��I111111111111 c■"1j�j1i .�Q`Iiiiii�\iiiiiiiiiii iiiliiii�,I G■a aIOIII C 7r/1 ��.� ii�111_..._ � �• �� .gaga^'l._noon IIuuU: ■ +1'IL--LAN -1nr.111..�r uu► ♦ Inns m inn -■ -: ♦ ,°111��= ■■ 1 uui • loon♦ w-• w■ .� $ I II tl1In11►1 / nloner. '�,-_- - nl� •�■■m •�••• �'=_ t _ �lI1II1♦ IU uu• I�lb ap/=:inuun .::: •••••� •"►1.1:C III►� IAnn loi uu1111 all loon •i•1��:auuml :anmg II ►►I��rp• f f..:;\I L41111 �� nuu n uulunn n,lnn.-login ••o 11�IIt 11 In •,;: 10 Uri �T=T,::, N•• Z �� •.:\ ♦ UIIII �III ♦11 . S:�.-mi�: im .:1 �,.�►p�.rIII IIII/Irr Q 11 ylr Ij-_ Ii 1. /IrI. • IIII�•� ♦j ■■■•y-.... .■... 1a'1 �1�IIli�,OIIpr ♦ .IIIIIII��•IAI�I♦jI/ lose uunn■... logo Q �.Q�• � \, IIIIII/ U�g■n�. •u••I 1;,;1 /.ru Iu1//�■ IIIIII b !I, 11 Tii uuu �unv n ■•■rl•■Tv■■•■nm�p jiijj i� 11 IIIIII ♦ ■y ► 1: ilii �ti1►1 /1 lI1II♦��1��:•q t��: `urn�p■■ ■:14■•y::■ W rr• � IIIi UII ♦11 i.' •ii :-: ■•1n■..... W F I n��iiiii iiiii:'.I r- �yi:: •:�'�1 =_'_�:i :■•=::::: � ��11 NIInII�IOI►r'�/\ rr11�1�..■�a■■■:.. �e ____ _ iii/u��•.�� ♦1♦♦��IIIII`.\III 1UO ♦I♦�f\�-:■■u■-i:I :o a ■g1j1■.♦•i: 1 M♦ ♦,�� llrrl�\I�n+ �■i■■lon�OGt. -� q Ih o i■u■ 11 III\� ■nmq I♦., ,=fbiiin�, rl1•�o•m1 �III 1 A■11•�♦.•1 11 ♦ n IIII�1�" \::'loll ,'+ 1 ♦ ♦ �: 5 men-c:r • Inr/Illrrw III I♦♦ •:��c�cor�-� .=iiiiiii=-ld IIIIIIIIIIIIt--- USTICK a, •.•uo■..�IIj11un 101 ' ounuull.�••_.♦ 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2019-0094 H-2020-0004 H-2020-0081 H-2021-0061 H-2021-0071 H-2021-0102 H-2022-0026 H-2022-0086 H-2023-0021 H-2023-0035 H-2024-0036 H-2025-0035 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0109 H-2020-0092 H-2020-0112 H-2021-0071 H-2021-0102 H-2022-0005 H-2024-0060 H-2024-0073 City of Meridian I Department Report VI. Exhibits B. Subject Site Photos t .r r r - 4 l 7 i Of i J • l ti 430 40 Rr I _ - _ City of Meridian Department Report VI. Exhibits C. Service Accessibility Report PARCEL R5186200200 SERVICE ACCESSIBILITY Overall Score: 32 69th Percentile Criteria Description Location In City Limits Extension Sewer Trunkshed mains ¢ 500 ft. from parcel Floodplain Either not within the 100 yr floodplain or a 2 acres Emergency Services Fire Response time e 5 min. Emergency Services Police Reporting District meets response time goals some of YELLOW the time Pathways Within 1/4 mile of current pathways Transit Within 1/4 mile of future transit route YELLOW Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets plan) matches existing (# of lanes) School Walking Proximity Within 112 mile walking Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving (existing or future) Either a Regional Park within 1 mile OR a Community Park Waikability Park within 112 mile OR a Neighborhood Park within 1/4 mile walking Report generated on 02-17-2026 by MERIDiAN\&:tter City of Meridian I Department Report VI. Exhibits D. Site Plan(date: 5/8/2021) g$ �gyd KEYNOTES � ufL p O O O ppe� -------------------, � Y c 7-4 O aFirW o 0 as ea i w = Z Y REISSUE 8-200 SHEET J —8-2021 N N City of Meridian Department Report VL Exhibits E. Landscape Plan(date: 4/2/2022) 7, - 71 - HI a • ... .. --- yam_ • P.O a ..am �. 0• -•-s 4, fix, ��, �� ^ -- -� -� _`-°- _ •O - o��r�_s_.,. PLANT 5GMEDULE NOTES Y _ —••- p� CD +��•�.� � :utl _ e ��•� � _� LANDSCAPE CALCULATIONS F—Im .,... .,.. .�....�...„.e e_�....,.� �L1.0 City of Meridian Department Report VI. Exhibits F. Final Plat sa sse•. •• Plat Showing o ! © Ledges Business Center Subdivision Located in the Southwest 1/4 of the Northwest 1/4 of Section 36, Township 4 North,Range 1 West,Boise Meridian, City of Meridian,Ada County,Idaho. °c 2023 € r le — — IV j p �» `� -------- - c "w I I , I Y � rim I Nsuw- - Aa..,...erN. ,...,. .....,� e.l ,,... �11 as W!iftI.-i IDAH .t�,L.i� SURVEY GROUP,LLC Ledges Business Center Subdivision -- ----------- A---, I c I IT it o s eM��. e.....m.... ... M, ------------ I �W 11 II etlok v<Q, IDAHO .m-e� SURVEY S,. 2 GROUP,LLC City of Meridian Department Report VI. Exhibits Ledges Business Center Subdivision c.nmvot.Or 0— aeomtly e.,�,w:e w lle°�wd m ma me wama oa,P uc.ro led,.wNnM Imnnr roapror a dw oroa a n. samert 1/a a t r/a ar srtaa]a Ta•rxe.xaa.waaa r wrt,Aaw atyr ullm�.wee ewmn led�ee�o..onvnrai leer aewwe o.W. eanaPaap a Ue t/A ew..aro tP s.ar.s w.,9.x.xam Man m. to 4rtbne 35,10.]5 rO X.T.W..0.tW..0.N�bede NerU Danw'SY Ert X]e.n feet U - a NV9']9'[a1.NCO I•r a Ue eat n9n<-ef-.ar Ix.a N.�naa R enO Ue wf4 PdxT a Bfdxx xD� a role roe!nyt-el-•oy IFe,NaM EmL eN..',tsN r Ue seutlPwt eev a Pen 9uaaNW„nv.roe Nr F Bro4 47 of aor of Pogr BSte PM e]tl.nmee el AOo 80'SYX•Erow 1 2 trot lO Ue NaN•rol cvner a LOl 9,tt—w a edO wdOem PPM x•weer,P,w t la eloa.a.de me.n Pon SubOrNean xe.r,oanvarot Ym me eva�erl mrMFe a UMeNSecllen]e:� Uroee en eaO wet-wt rnlenlne,N—pp*B'N•weer nS29 k•t m Ue REAL—1 Oe 9EEINNotG. a IrMY Ndub me vbeP OraaeO arowly a Ue y[r a eaala°u°<td fl, e:e.dp�aae .rotr.xna m. mi.am w drawl:m ncwo.a....w rrvm w,cl.ro9 cur a u.na�Hrrera�In.amw eakrm�a n..m}iq s.baa.aa,ow�:r a w.,elP.no.ao...e w aHrw m�..a.u,.at.F ma smerAdaa. ro HMe umhr rlroehy axroony canxmto or arwra .M.P. P,orwrd tra sn.w nero.r br a•stw ar�eP> mi.qr w•arxb.ebn wN*wina.0 et a...m:I.e-a.e«P».ro aallol amer mar r m. ,lu m.aot.q�aMe eeb.rlaav do olm e,a w�..y.a ne ox.<.eleltr ma.a.Pia.o,ern�mnr soot.or leono>Re Canty pl Me j Ua1J=tl%el.�r.. 1aNj��bete me,me unePelpd4 a MVY Puma a me b eme ra _- O�Mo IZr,Halv�llmelHKeOn P a�FNu tv me vU M Ue Meameaw Ue�.Moma•r'.e�b»P�rotmaEa.bl.rrr 11-1t 1reIeM e %"°:9mP ,2 7IrNt7i l*9�' eook PO g. YA PisNprororIDdO.'.t ° nr .t ae a rr m.dlyrod ro F m.. ro DAHO zo-d SURVEY 3 'GROUP, r.0 11ue°>r«.yH"woimw�woe •sw LLC Ledges Business Center Subdivision Math c.ruftlt. CerllN—Of Canty Surrys EI��rotrax d r"I UMMo Cvr.1We 50.cn to r]m�v vem me 1e—11.Roteesma tt to a rro inwx. amrc�ritan SeMilm 56-rii6�eaw rsae . Is qrt on net i camq�a vIU me S:ae or leena Cove.w 9 m p my Vw ci W o eenUwt•ei ,"ry,. /rleyAkA '!f C?`L✓C� �� t Po6a L.Q.as3 �\� ocllxlv� i �.�1�--teHS x.l xesv RSI ss3 Approval W Ada County Mgh,,oy DI H,t Cllllfl t.Or County TreO.urr e taeaeFv pn %e.eva br me B�a wee Cwnlr Nq,.ar d.Wd Ue wePdTtl.canty�nemwv F aM ra Ue Cwntr a Aa�srvN yr Imnv,pr m•�puba»e.le yr rammraanwa m me Ooy ra�+•w..7a.w arowlr I�nduaeln lrn ua rn�elwan nar wn pak miwli0/tea cvtlemtmn a wlw+o,me.x<. r OOP-y �! � � P,edaart Apr➢ r e��1 i' �I'�a4ci4v M�� 6_��y�2,yrcrA Approvpl Of CItY EnoineP CauntY RernrOer'e CatHkote DtAM.t Un gaceerdp.ea cl r-9 ew F mN to Ue CNr a NeMm.Aro A q—1 roPrare Aaeyof lane)4` -All a A aoogi, mau:He'da4 8 u,v e�JSt_:1,OP 1ag- G tylp �_ rOZ ofP.. yn6D9 lmu,q�3CON1 •.,.w Y xa.1^+�o1�wi Ea- App l or Clty c-1 -,,Al. ea�quM meeMyxy 1h.Croy Cwod ndO m Ue 1 l a pat roe alY OrePir ar epaevN ry °Aw KA,yO� Book Page IDAHO _ a zo-aet SURVEY GROUP,U.0 City of Meridian Department Report VI. Exhibits G. Conceptual Building Elevations 1FM FRONT ELEVATVN CONC�FTS{�f�LY V�p510N5} ® ❑❑❑El❑ cZjauT ELEVATION LINLU FACING)CONCFFT5 City of Meridian Department Report VI. Exhibits VII. ADDITIONAL NOTES &DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days. Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government, and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2< 5.0; R-4<2.0; R-8 < 1.0; R-15 <0.5;R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases,and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency,etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information, existing and planned transit, roadway improvements, school and park proximity,and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go City of Meridian I Department Report VII. Additional Notes&Details for Staff Report Maps, Tables, and Charts conditions. These conditions usually represent peak hour driver experience.ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians,nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan(IFYWP). The IFYWP marker(yes/no)indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan (CIP). The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 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�meridian city.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(a-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 reauest, unless exempt from disclosure by law. C i E IDIAN.;--- Agenda Item Applicant Presentation Ledges Business Park MERIDAIN, IDAHO LEDGES BUSINESS CENTERstory office building.-foot, two-square-20,000Lot 1 is developed with a •2 Commercial building lots•2.28 Acres•DEVELOPMENT FEATURES: DA CLARIFICATION a Conditional use Permit.healthcare or social services, or a day care center with professional services, personal services and allowed uses will be limited to –EXHIBIT C •only.6.1.1 Limits the use to professional and medical use •SEEKING TO CLARIFY THE 2006 DA: Ledges Business Park MERIDAIN, IDAHO VE IDIAN:--- AGENDA ITEM ITEM TOPIC: Ordinance No. 26-2123: An Ordinance of the City of Meridian, Idaho, Granting to Intermountain Gas Company a Twenty (20) Year Extension to its Franchise to Construct, Maintain and Operate a Gas Transmission and Distribution System; Providing for the Use of Streets and Alleys, and Rules Governing the Same, Subjecting the Grantee to All Powers of the City; Setting Forth the Rules of the Franchise and Grant; Providing for the Right of Inspection by the City of Grantee's Plans, Accounts, and Books; Requiring Grantee to Furnish Certain Maps; Setting Forth the Annual Payment to the City, and the Filing of Annual Reports with the City; Requiring Grantee to Indemnify City, and File Evidence of Insurance; Requiring Compliance with Safety Regulations; Setting Forth an Agreement Not to Compete, Reserving Power of Eminent Domain; Providing for Surrender of Franchise; Granting Right to Salvage; Requiring Written Acceptance; Providing for Consent to Sale, Assignment or Lease; Providing for Payment of Publication Cost; Setting Forth Penalties and Forfeitures, Separability and Repeal C� fIEN MEMO TO CITY COUNCIL Request to Include Topic on the City Council Agenda From: Ali Breshears, Deputy City Attorney Meeting Date: April 21, 2026 Presenter: Bill Nary, City Attorney Estimated Time: 0.5 minutes Topic: Ordinance approving the renewal of the natural gas franchise agreement with Intermountain Gas Company Recommended Council Action: Approve for Mayor's signature. Background: The natural gas franchise agreement renews the current agreement with Intermountain Gas Company with the existing gross annual profit percentage split. For background,the City of Meridian entered a thirty (30) year franchise agreement with Intermountain Gas Company ("IGC") in 1957 and entered a subsequent forty (40) year franchise agreement in 1987,wherein IGC agreed to pay the city three percent (3%) of the gross annual receipts received from all sales of gas within the city limits. The current agreement expires January 7, 2027, and Intermountain Gas Company contacted the City to execute a renewal. The proposed renewal contemplates a twenty (20) year initial term with ten (10) year evergreen automatic renewals, unless canceled by a party one hundred and eighty (180) days prior to the end of the current term.The City shall continue to receive (3%) of gross revenues of natural gas sales. ORDINANCE NO. 26-2123 AN ORDINANCE OF THE CITY OF MERIDIAN, IDAHO, GRANTING TO INTERMOUNTAIN GAS COMPANY A TWENTY(20)YEAR EXTENSION TO ITS FRANCHISE TO CONSTRUCT, MAINTAIN AND OPERATE A GAS TRANSMISSION AND DISTRIBUTION SYSTEM; PROVIDING FOR THE USE OF STREETS AND ALLEYS,AND RULES GOVERNING THE SAME, SUBJECTING THE GRANTEE TO ALL POWERS OF THE CITY, SETTING FORTH THE RULES OF THE FRANCHISE AND GRANT; PROVIDING FOR THE RIGHT OF INSPECTION BY THE CITY OF GRANTEE'S PLANS, ACCOUNTS,AND BOOKS; REQUIRING GRANTEE TO FURNISH CERTAIN MAPS; SETTING FORTH THE ANNUAL PAYMENT TO THE CITY,AND THE FILING OF ANNUAL REPORTS WITH THE CITY, REQUIRING GRANTEE TO INDEMNIFY CITY, AND FILE EVIDENCE OF INSURANCE; REQUIRING COMPLIANCE WITH SAFETY REGULATIONS; SETTING FORTH AN AGREEMENT NOT TO COMPETE, RESERVING POWER OF EMINENT DOMAIN; PROVIDING FOR SURRENDER OF FRANCHISE; GRANTING RIGHT TO SALVAGE; REQUIRING WRITTEN ACCEPTANCE; PROVIDING FOR CONSENT TO SALE,ASSIGNMENT OR LEASE; PROVIDING FOR PAYMENT OF PUBLICATION COST; SETTING FORTH PENALTIES AND FORFEITURES, SEPARABILITY AND REPEAL. BE IT ORDAINED BY THE MAYOR AND COUNCIL OF MERIDIAN, IDAHO; Section 1: Grant of Authority. There is hereby granted to Intermountain Gas Company, a corporation, its successors and assigns (hereinafter collectively referred to as "Grantee") a twenty (20) year extension to the right and authority to construct, install, maintain and operate a gas transmission and distribution system, including mains, pipes, conduits, services and other necessary structures and appliances appertaining in, under, upon, over, across and along the streets, alleys, bridges and public places within the present and future corporate limits of the City of Meridian, Idaho (hereinafter referred to as "City") for the furnishing, transmission, distribution and sale of gas, whether artificial, natural, mixed or otherwise, for heating, domestic, industrial and other purposes and for transmitting gas into, through and beyond said City. The City represents that it has the sole power and authority to make this grant of authority and agrees to notify Grantee in writing if the City should cease to have this power. Section 2: Use of Streets and Rules Governing the Same. Grantee shall secure a permit from the applicable permitting agency for any opening it shall make in the streets, alleys and public places in the City and shall be subject to all applicable ordinances, but no fee chargeable by the City shall be required of Grantee for any such permit. Grantee may, however, open or disturb the streets, alleys, and public places without a permit if an emergency exists requiring the immediate repair of facilities. The location or relocation of all facilities shall be made under the supervision and with the approval of such representatives as the governing body of the City may designate for such purpose,but not so as unreasonably to interfere with the proper operating of Grantee's facilities and service. Whenever the City shall pave or repave any street or shall change the grade or line of any street or public place or shall construct or reconstruct any conduit,water main, sewer or water connection or other city public works or city utility, it shall be the duty of the Grantee when so ordered by the City to change its mains,services and other property in the streets or public places at its own expense so as to conform to the established grade or line of such street or public place and so as not to interfere with the conduits, sewers and other mains of the City as constructed or reconstructed; however, the Grantee shall not be required to relocate pipes, mains and appurtenances when the street, alley or public ground in which they are located is vacated for the convenience of abutting property owners and not as an incident to the public improvement, unless the reasonable cost of such relocation and the loss and expenses resulting therefrom is first paid to Grantee. The City will avoid the need for such moving or changing whenever possible. In the event Federal, State or other funds are available in whole or in part for utility relocating purposes,the City shall apply for such funds and the Grantee will be reimbursed to the extent any such funds are actually obtained. Section 3: Grantee Subject to All Powers of City Rules Governing Repair and Reconstruction of Streets. The exercise of privileges herein granted shall be subject at all times to all of the powers of the City and all regulatory ordinances adopted pursuant thereto. The Grantee shall not unnecessarily or unreasonably obstruct the use of or damage any street or alley and shall within a reasonable time and as early as practicable upon completion of any construction or repair work, restore all City streets and alleys to the same order and condition as they were before the excavation was made insofar as reasonably possible.The Grantee shall maintain,repair and keep in good condition for a period of one year all portions of streets and alleys disturbed by it or its agents. The Grantee shall be responsible for any obstruction in any street, alley or other public place caused by it in the operation and maintenance of its properties occurring at any time and shall promptly remove such obstruction.Any such obstruction which, after proper notice to Grantee demanding removal is not promptly removed by the Grantee may be taken care of by the City and the costs thereof shall be charged against Grantee. For purposes of this Section, Grantee's above-ground facilities or temporary construction materials and equipment shall not be considered an"obstruction". Section 4: Term of Franchise and Grant. Such right and authority, permission and power is hereby granted for a term of twenty (20) years from and after the date of the final acceptance of this Ordinance by the Company, herein referred to as the primary term. This franchise will automatically renew for successive periods of ten (10) years unless cancelled at the end of a term by either party by written notice to the other party no less than 180 calendar days prior to the end of the primary term or the then current successive term. Section 5: City Right to Inspection of Grantee's Plans,Accounts and Books—Grantee to Furnish Certain Maps. Upon reasonable advance notice, the City shall have access to Grantee's records to the extent necessary to verify the accuracy of the Franchise fee payments required herein during the normal business hours of Grantee. The Grantee shall furnish, upon request, the City with a complete set of maps, including plans and profile of the distribution system of the Grantee and any future extensions.The City shall make every reasonable effort to maintain the confidentiality of any trade secrets or other proprietary information(such as proprietary maps and other mapping information) provided pursuant to this Section, including execution of a data sharing agreement with Grantee. Any map supplied shall not be used for locating gas facilities with the intent of excavating. Prior to excavating, the City shall request line locates per the requirements of Idaho Statutes Title 55 Chapter 22 Underground Facilities Damage Prevention. Section 6: Payment To City And Filing Of Annual Written Report With The City As consideration for this franchise and grant said Grantee, its successors and assigns, during the franchise period, shall pay to the City three percent (3%) of the gross receipts received from all sales of gas by Grantee within the corporate limits of the City through use, operation or possession of this franchise and grant. Franchise fees shall be collected by Grantee from customers within the City, by assessing the franchise fee percentage on the amounts billed to customers for the sale, transmission and/or distribution of natural gas within the city. Such payments shall be made on a quarterly basis and shall be in lieu of any and all other fees, charges, licenses or taxes (other than ad valorem taxes) related to easements, franchises, rights-of way, utility lines and equipment installation, maintenance and removal during the term of the public service providers' franchise with the City which the City may impose for the rights and privileges herein granted or for the privilege of doing business within the City. The Grantee shall file 30 days after the end of each calendar quarter with the City a report for the preceding calendar quarter, which report shall contain a statement of all the gross receipts arising from all sales of gas by said Grantee within the City for the calendar quarter preceding such report, and at the same time the Grantee shall pay to the City the stipulated percentage of the gross quarterly receipts due for the calendar quarter which said report is made and filed. Section 7: Grantee Liability -Indemnification It is expressly understood and agreed by and between the Grantee and the City that the Grantee shall save the City harmless from all loss sustained by the City on account of any suit,judgment, execution, claim or demand whatsoever, resulting from negligence on the part of the Grantee in the construction, operation or maintenance of its gas system in the City. The City shall notify the grantee's representative in the City within ten (10) days after the presentation of any claim or demand, either by suit or otherwise, made against the City on account of any negligence as aforesaid on the part of the Grantee.Nothing herein shall require Grantee to save and hold the City harmless to the extent any loss sustained by the City is caused by the acts, omissions,or negligence of the City its agents, representatives, contractors, officers, directors, employees, or other parties subject to its direction or control. Section 8: Insurance Upon acceptance of this franchise by Grantee and before Grantee shall have any rights hereunder, Grantee shall file with the City Clerk a certificate evidencing the insurance of the Grantee against property damage in an amount not less than $500,000.00 and bodily injury with limits of not less than$500,000.00 per person and $1,000,000.00 total for each occurrence. Provided, however, the minimum limits of insurance as set forth herein shall be automatically increased at any time the liability limits of the City are increased pursuant to the Idaho Tort Claims Act(Idaho Code Section 6-901 et. seq.) or any similar legislation. Section 9: Safety Regulation Compliance Grantee shall comply with and conform to all applicable safety regulations promulgated by the United States, State of Idaho, or any regulatory body having jurisdiction thereof. Section 10:Agreement Not to Compete—Reserve to City Power of Eminent Domain In consideration of Grantee's undertaking hereunder as evidenced by its acceptance hereof the City agrees not to engage in the business of distributing and selling gas during the life of this franchise or any extension thereof in competition with the Grantee, its successor and assigns; but nothing herein contained shall be construed or deemed to prevent the City from exercising at any time any power of eminent domain granted to it under the laws of the State of Idaho. Section 11: Surrender of Franchise In the event natural gas at any time shall cease to be available to Grantee for the distribution and sale hereunder, Grantee reserves the right to surrender this franchise and in the event of such surrender prior to any expiration or termination of this franchise, or in any of such events, Grantee reserves the right to salvage all of its plant, works and facilities, and will restore City's streets and alleys damaged by such salvage operation. Section 12: Written Acceptance The Grantee shall within thirty (30) days after the passage and publication of this ordinance, file with the City Clerk its acceptance of this franchise in writing signed by its proper officers and attested by its corporate seal. Section 13: Publication Costs The Grantee shall assume the cost of publication of this franchise as such publication is required by law. Section 14: Forfeiture Any material violation by the Grantee, its vendee, lessee or successors of the provisions of this ordinance, franchise and grant or any material portions thereof or the failure promptly to perform any of the provisions thereof shall be cause for the forfeiture of this franchise and grant and all rights hereunder should Grantee fail to cure such violation within sixty(60)calendar days of City's providing Grantee written notice, which shall be served upon Grantee by registered mail on its Region Director at 555 South Cole Road, Boise, ID 83709, or if not reasonably capable of being cured within sixty (60) calendar days, within such other reasonable period of time as the parties may agree.This provision shall not prevent the Grantee from submitting such question of forfeiture to proper court determination. Section 15: Separability If any part or parts of this ordinance shall be adjudged by the courts to be unconstitutional or invalid, the same shall not affect the validity of any other part or parts hereof which can be given effect without the part or parts adjudged to be unconstitutional or invalid. If any section of this Franchise conflicts with an order, rule, or regulation of the Idaho Public Utilities Commission, such section shall be deemed invalid. The City declares that it would have passed the remaining parts of this ordinance if it had been known that such other part or parts thereof would be declared unconstitutional or invalid. Section 16: Repeal All ordinances and parts or ordinances of City in conflict herewith shall be, and the same are hereby repealed. Section 17: Notifications Whenever this Franchise calls for notice to or notification by any party,the same(unless otherwise specially provided) shall be in writing and directed to the recipient at the address set forth in this Section, unless written notice of change of address is provided to the other party. If the date for making any payment or performing any act is a legal holiday, payment may be made, or the act performed on the next succeeding business day which is not a legal holiday. Notices shall be directed to the parties as follows: To the City: City Clerk City of Meridian 33 East Broadway Avenue Meridian, ID 83642 To IGC: Region Director Intermountain Gas Company 555 S Cole Road Boise, Idaho 83709 This Ordinance shall take effect and be in force thirty days, following its passage, approval, and publication as required by law, and the execution of the "Acceptance and Consent"by Grantee. DATED this 21 st day of April, 2026 CITY OF Meridian John Overton, Council President 4-21-2026 ATTEST: Chris Johnson, City Clerk 4-21-2026 ACCEPTANCE AND CONSENT INTERMOUNTAIN GAS COMPANY, as the franchisee and `Grantee' in the ordinance set forth above,accepts the franchise set forth therein at the time of Grantee's execution,and agrees to abide by the terms and conditions thereof. Specifically (and pursuant to I.C. § 50-329A), IGC consents to the three percent(3%) franchise fee assessed by the City pursuant to this ordinance. DATED this 8th day of April , 2026 By: Eric Martuscelli Its: VP, Field Operations & Customer Experience