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Home My WebLink AboutVanTrust (H-2026-0051 and ZOA-2025-0002) Findings CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW E IDIAN� AND DECISION& ORDER A In the Matter of the Request for The applicant requests annexation of 23.13 acres of land with a concept plan consisting of six(6)buildings that span a total of approximately 340,000 square feet in the I-L zoning district.In addition,the applicant requests a UDC Text Amendment to adjust the Flex Space standards to lower the office requirement from 20% to 10%in the I-L zoning district, by VanTrust. Case No(s).H-2025-0052 and ZOA-2025-0002 For the City Council Hearing Date of: June 16",2026 (Findings on June 23rd,2026) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of June 16',2026, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of June 16',2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 16t',2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of June 16',2026, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - I - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of June 161, 2026, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for annexation and UDC text amendment is hereby approved per the conditions of approval in the Department Report for the hearing date of June 16',2026, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter.When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six (6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted,including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d)and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of June 16t1i,2026 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -2- By action of the City Council at its regular meeting held on the 23rd day of June 2026. COUNCIL PRESIDENT JOHN OVERTON VOTED COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER LIZ STRADER VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 6-23-2026 Attest: Chris Johnson 6-23-2026 City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: _ Dated: 6-23-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -3- Exhibit A COMMUNITY DEVELOPMENT E DEPARTMENT REPORT REPORT HEARING ^"^�6-Continued to 06/16/2026 Legend DATE: ' Project Location TO: Mayor&City Council :::Area of Impact �= City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 nnapoli@meridiancity.org APPLICANT: Hunter Lake SUBJECT: H-2025-0052 and ZOA-2025-0002 VanTrust LOCATION: Generally located at the southwest corner of Black Cat Road and Franklin Road in _ the NE '/4 of the NE '/4 of Section 16, T.3N.,R.1 W. I I. PROJECT OVERVIEW A. Summary The applicant requests annexation of 23.13 acres of land with a concept plan consisting of six(6) buildings that span a total of approximately 340,000 square feet in the I-L zoning district. In addition,the applicant requests a UDC Text Amendment to adjust the Flex Space standards to lower the office requirement from 20%to 10%in the I-L zoning district. B. Issues/Waivers - Staff has met with the applicant numerous times to discuss this project. Staff has expressed concerns including the lack of compliance with the Ten Mile Interchange Specific Area Plan(TMISAP)in both use and design,potential traffic impacts, probability of low job generation and lack of intended transition away from the residential on the east side of Black Cat Road. In addition,it isolates the property to the east leaving it the only remaining Low Density Employment property south of Franklin. - Most of the property is designated as Low Density Employment on the Future Land Use Map(FLUM),which does not permit industrial uses as outlined on Page 3-9 in the TMISAP.Planning staff recommended that the applicant submit a Comprehensive Plan Map Amendment to change the FLUM designation to Mixed Employment,which would better align with the proposed use.However,the applicant maintains that their proposal is consistent with the existing Low Density Employment designation based on a zoning matrix adopted in the plan prior to the City updating the zoning ordinance to coincide with some of the new land use types. - ACHD and City Staff relayed to the applicant that access off of Franklin Road will not be supported except where there is shared access with Butte Fence.As a result,the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -4- applicant submitted a revised site plan on February 5t'',2026,to eliminate the small bay industrial units along the Franklin Road frontage. This change furthered the lack of compliance with the TMISAP and Comprehensive Plan. - Staff relayed to the applicant that we would not support the proposed UDC Text Amendment as it is narrowly focused on a single development and does not adequately consider citywide impacts. Staff is currently in progress with a new code change to bring additional revisions to the Flex Space Standards. - The home on the eastern property is currently hooked up to City utilities and entered into a hook up agreement that requires them to apply for annexation once eligible. - The Applicant requests City Council approval of a reduced buffer width from 25-to 10- feet adjacent to the residential use to the east as allowed by UDC 11-3B-9C.2. C. Recommendation Staff: Denial Planning and Zoning Commission: Denial D. Decision City Council: Approval FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -5- II. COMMUNITY METRICS Table 1• Land Use Description Details Map Ref. Existing Land Use(s) Residential in Ada County - Proposed Land Use(s) Industrial and Flex space - Existing Zoning RUT in Ada County VII.A.2 Proposed Zoning I-L(Light Industrial) Adopted FLUM Designation Low Density Employment and Mixed-Employment VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 9/23/2025 Neighborhood Meeting 10/22/2025 Site posting date 2/23/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.0 • Comments Received Yes - • Commission Action No - Required • Access Arterials: Franklin Road and Black Cat Road - Collector: Future Collector to be built • Traffic Level of Service Franklin Road: Better than"B" - Black Cat Road: Better than"B" ITD Comments Received Yes;No concerns or comments. - Meridian Public Works IV.B Wastewater • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at Site • Impacts or Concerns None Note: See section IV. City/Agency Comments & Conditions for comments received or see the public record. Paste the following link into the browser to access the public file: https://weblink.meridiancity.org/WebLink/Browse.aspx?id=421321&dbid=0&repo=MeridianCit y FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -6- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:S1216110501 Date Retrieved:2025/12/30 Parcel Count Parcel Acreage Infill Indicator: 241 1,335 Surrounding Area 64% Not City 40 4D ® City Limits 1,412 764.7 ■ Not City Household Change Household& Population Growth Households 02020 Population Change:41.3°I° Population ■Growth (Household and Population Change since 2010 Decennial) 2,000 4,000 6,000 8,000 Figure 2: ACHD Summary Metrics Traffic Count is based on Vehicles per houf(VPH) Roadway Frontage Functional PM Peak Hour PM Peak Hoerr Classification Traffic Count Level of Service ` Franklin Road 761-teei Pidncipal Arterial 543 Better than "E° " Black Cat Road NIA Mincr Arterial 417 Better than "E4 ' Acceptable level of service for a two-lane principal arterial is "E" (690 VPH). " Acceptable level of service for a two-lane minor arterial is "E' (575 VPH). Figure 3: Service Impact Summary ToolsService Impact Ready � 0 0 0 0— Marginal Caution M \Moo 5�0��0 ��t �\ooa ��\teAy �� a-\oo a\� o\O�\�z 'opo�aC0 oo �Gro Qa FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST-H-2026-0052 and ZOA-2025-0002) -7- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -8- III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview Annexation: The subject property is within the Ten Mile Interchange Specific Area Plan (TMISAP) and designated as Mixed Employment and Low-Density Employment on the Future Land Use Map (FLUM). 5035 W. Franklin Road(8.52 Acres)is designated as only Low-Density Employment, and 5201 W. Franklin Road is designated as both Low-Density Employment(4.68 Acres)and Mixed Employment (8.91 Acres). Mixed Employment and Low-Density Employment are described as the following: i. Low Density Employ This use is defined by the TMISAP as low-rise office and specialized employment areas. Low Density Employment areas should provide a variety of flexible sites for professional offices and similar businesses. Low Density Employment areas should be designed with elements of Traditional Neighborhood Design.Design and development standards such as landscaping,pedestrian circulation and connection to open spaces,are recommended to help make developments more attractive,engaging and accessible places.Appropriate land uses include corporate and business offices as well as research facilities and laboratories. ii. Mixed Employment This use is described by the TMISAP as an area to encourage a diversity of compatible land uses that may include a mixture of office,research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises.Mixed density employment will accommodate a wide variety of employers and serve as a primary gateway to Meridian and Meridian's prosperity. The applicant is proposing 340,000 square feet of Industrial uses across six(6)buildings on 22.3 acres on land. The applicant's narrative states the proposed uses for the property include light manufacturing and assembly, flex space,and warehousing and distribution. The applicant estimates the proposed development will create over 575 jobs or 1.91 jobs per 1,000 square feet. In addition,the applicant argues that Low Density Employment is the best FLUM designation for the proposed development due to this development creating significantly more employment than traditional industrial developments,the proposed uses are not noxious or nuisance like, and the architecture and design of the site is heightened. Lastly,the narrative notes the City of Meridian and general region have vacancy rates under five(5)percent for flex spaces. Staff has met with the applicant six(6)times over the past year to discuss the project. Throughout these meetings, staff has consistently indicated that the proposed annexation cannot be supported without a concurrent Comprehensive Plan Map Amendment(CPAM) application. This position is based primarily on the project's inability to meet key design elements and on the TMISAP's clear direction regarding the allowable uses within the Low-Density Employment(LDE) designations (TMISAP,p. 3-9). While the applicant's narrative emphasizes the intent to provide a significant amount of employment, the proposal includes a request to amend the Flex Space standards in the UDC to reduce the required office-to-warehouse ratio to ten(10)percent office. This change is intended to accommodate warehousing and distribution tenants,uses explicitly identified in the TMISAP as not allowed within the M-E and LDE designations. The TMISAP's vision for this district is to create an employment FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -9- center capable of supporting more than 20,000 jobs across a wide range of industries,which relies on higher-intensity and more diverse employment uses than those proposed. As noted, approximately 59.2% of the 22.3-acre site is designated as Low-Density Employment on the Future Land Use Map(FLUM). Although some industrial uses may be permissible within the development pursuant to TMISAP p. 3-11,the LDE designation does not contemplate the types of uses proposed by the applicant. TMISAP p. 3-9 identifies appropriate uses in LDE areas as low-rise office and specialized employment, including corporate or business offices,research facilities, and laboratories,none of which are included in the current proposal. Staff agrees there may be a strong market demand for industrial uses,but the Plan specifically says the intent of the TMISAP is to create a place that will add to the long-term economic stability of the City of Meridian,not just respond to immediate market forces and trends(page 3-3). In addition,staff notes that Mixed Employment(M-E) and Low-Density Employment(LDE) designations are limited along the Black Cat and Franklin corridors. With this project included the I-L zoning comprises 54.15% (51.5 acres of 95.1 acres) of the LDE FLUM designation and 61.28% (92.84 acres of 151.5 acres) of the M-E FLUM designation.These designations are intended to support a mix of employment and service uses,providing a transition between the residential east of Black Cat and industrial areas further west. Staff is concerned that continued expansion of I-L zoning within these FLUM designations may reduce employment diversity,create unanticipated truck traffic,and disrupt the intended transition. Continued expansion of I-L zoning in these areas should be carefully evaluated by the Planning and Zoning Commission and City Council. UDC Text Amendment: As previously noted,the applicant proposes a modification to the Flex Space Specific Use Standards to reduce the required office component to ten(10)percent within the I-L zoning district. The applicant asserts that this change would better align with current market conditions and demand, and would remove an existing barrier to leasing flex space in Meridian. Staff is currently working on a broader code amendment to address the Flex Space standards,which were most recently considered by the City Council in June 2025. Staff has informed the applicant that a comprehensive code change is being developed to address inconsistencies in the newly adopted standards;however,the applicant has elected to proceed with a separate text amendment. Staff does not support the proposed UDC Text Amendment, as it would have implications beyond this individual development. While the applicant notes that flex space vacancy rates in Meridian are critically low,they also contend that the current flex space standards present a barrier to leasing, which staff finds to be a contradictory assertion. Additionally,within the I-L zoning district, warehousing is a permitted use that already allows an office component of up to ten(10)percent. Adoption of the proposed flex space amendment would perpetuate inconsistencies in the code, including land use percentages that do not total One hundred(100)percent,and would effectively allow flex space to function identically to warehousing. Staff agrees that revisions to this section of the code are warranted;however,the applicant's proposed amendment is narrowly focused on a single development and does not adequately consider citywide impacts. Staff has met with the UDC focus group to discuss proposed revisions and will be presenting these changes to the Planning and Zoning Commission and City Council later this year. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) _ 10- Table 4: Proiect Overview Description Details History N/A Phasing Plan One (1) Phase Physical Features Rosenlof Canal on the Southern Boundary Acreage 23.13 acres B. History Although this property has no prior development history,the adjacent properties to the south provide relevant context for its redevelopment. In 2021,the City approved the annexation of approximately 129.21 acres under the Black Cat Industrial project,designating the area as Mixed Employment(M-E) and Low-Density Employment(LDE)within the Future Land Use Map(FLUM)and zoning it as Light Industrial (I-L). The City Council determined that the industrial center aligned with the goals of the TMISAP. However,that development had specific site design elements such as open space, plazas,pedestrian circulation,parkways,and tree lined streets that this project does not fully incorporate. Extending I-L zoning onto this parcel may further erode the planned low-density employment transition between the residential areas east of Black Cat Road and the General Industrial FLUM designation located approximately a half a mile west along Franklin Road. This shift may impact the balance of employment uses envisioned in the comprehensive plan and TMISAP. In addition,the eastern parcel included in this application(Parcel#S 1216110410) entered into a utility hook up agreement with the city when the Franklin Road intersection was widened. The property is required to apply for annexation once contiguous to city limits. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The proposed development encompasses two(2)properties that each have an existing residence on the property. The well and sceptic systems for both homes shall be abandoned and the homes removed from the property within ninety(90) days of the annexation ordinance being recorded. 2. Proposed Use Analysis (UDC 11-2): The applicant proposes the I-L zoning district for the development. The uses the applicant discusses in the narrative include light manufacturing and assembly, flex space, and warehousing and distribution. However,the applicant consistently discusses having flexibility for different types of uses. In addition,the proposed UDC text amendment indicates that the applicant is expecting warehousing and distribution as a primary use throughout the site which is specifically listed as an undesired use in the Mixed Employment and Low-Density Employment designations.As a result, staff believes the I-L district allows uses by-right which are not consistent with the high employment-generating uses intended for this area by the Plan. As a result, staff finds the Mixed Employment(M-E) zoning designation to be the more appropriate zoning designation. 3. Dimensional Standards (UDC 11-2): The I-L zoning district requires a 35' street setback,20' landscape buffer along collector streets, 25' wide buffer along arterial streets, and allows height up to 50'. The proposed concept plan and elevations appear to meet these requirements. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 11 - The TMISAP introduces basic rules of good design. This includes buildings built to public rights-of-way,easy pedestrian access,narrow streets to slow traffic, and the facades of larger commercial buildings being broken down into short frontages with"big boxes"being wrapped in smaller commercial,residential, and office uses. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19, TMISAP): UDC 11-3A-19 and Comprehensive Plan Goal 5.01.02D emphasize the significance of building frontages along public streets and/or public spaces. The applicant's proposal complies with the requirement of providing a minimum of 30%building frontage along the future collector road. However, the TMISAP calls for the LDE designation to be designed with elements of Traditional Neighborhood Design. These design and development standards include parkways, enhanced landscaping,plazas,pedestrian circulation, and connections to open space, which are intended to create more attractive, engaging, and accessible developments. The applicant's site design provides parkways only along the collector roadway and includes pedestrian circulation throughout part of the site; however, it does not connect to the existing ten (10)foot multi-use pathway along Franklin Road. In addition, the concept plan lacks key elements such as plazas, open space, and enhanced landscaping. Staff has communicated these concerns to the applicant. The applicant maintains that the project meets the intent of the design standards through the use of landscaping, detached sidewalks that connect to the larger pedestrian network, and building orientation toward the street. Nevertheless, staff finds that the project does not adequately incorporate Traditional Neighborhood Design elements, which is a contributing factor in the recommendation for denial. 2. Landscaping (UDC 11-3B): i. Landscape buffers along streets A twenty-five(25) foot landscape buffer is required along Franklin Road, an arterial street and a twenty(20)foot landscape buffer is required along the future collector roadway near the southern boundary of the site. The proposed concept plan accurately depicts the widths of these landscape buffers; however, the landscaping details have not been provided. If approved, the applicant will be required to submit a landscape plan with the future preliminary plat. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape appears to meet the minimum requirements. However, the applicant did not dimension parking stalls, sidewalks, and planters to confirm compliance with overhang requirements. iii. Landscape buffers to adjoining uses A 25-foot wide buffer is required to the residential land use to the east as set forth in UDC Table 11-2C-3 and 11-4-3-34F, landscaped per the standards listed in UDC 11-3B- 9C. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 12- The Applicant requests City Council approval of a reduced buffer width from 25-to 10-feet adjacent to the residential use to the east as allowed by UDC 11-313-9C.2. Staff did not receive a letter from the applicant indicating the neighbors were in favor of this reduction. iv. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two (2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. v. Storm integration An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances.Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. In addition,any drainage swales shall meet the requirements listed in UDC 11-3B-11. vi. Pathway landscaping The proposed pathways along Franklin Road and the future collector roadway appear to include five (5)feet of landscaping on both sides,meeting UDC requirements. Given that the TMISAP includes on-street bike lanes,which is not the standard when ten (10)foot multi-use pathways are present, staff has determined that if trees are placed within the eight(8) foot parkway,the applicant may reduce the landscaping on the south side of the multi-use pathway to five(5) feet. However, if trees are not provided in the parkway,the full ten(10)feet of landscaping must be included,as specified in the TMISAP(page 3-20, street section Q. 3. Parking (UDC 11-3C): i. Nonresidential parking analysis In Industrial districts,the parking requirement is one(1) space for every 2,000 square feet of gross floor area. With the proposed I-L zone and building square footage of approximately 340,000 square feet, one hundred and seventy(170)parking stalls are required. The applicant is providing four hundred and seventy-six(476) spaces which exceeds the UDC requirements. In addition,Flex Space requires one (1) space every 1,000 square feet of gross floor area. If the entire project ended up being flex space,the applicant would also exceed the UDC requirements for parking. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. 4. Building Elevations (Comp Plan,Architectural Standards Manual): Comprehensive Plan Goals 5.01.02C and 2.09.03A prioritize area beautification and community identity by promoting enhanced design standards that result in distinct and engaging developments. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 13- The Architectural Standards Manual(ASM) and TMISAP require surface plane modulation at intervals of no more than 50 feet,the inclusion of at least two pedestrian-scale architectural features, and a combination of at least two primary field materials and one accent material. The applicant proposes six(6)one-story industrial buildings designed with high ceilings. The exterior materials include tilt up concrete, glazing, and metal awnings. However,it does not appear that the applicant meets the requirement for 30%glazing along public streets. If approved,the final elevations will be evaluated during the design review process to ensure compliance with industrial design standards. 5. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The submitted concept plan does not depict any fencing; however, any future submittal shall depict any proposed fencing and a fencing exhibit. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.02B of the Comprehensive Plan prioritizes reducing access points on arterial streets through strategies such as cross-access agreements, access management, and the development of frontage and backage roads.Additionally, it emphasizes improved connectivity between local and collector streets. Access to the site is proposed from a future collector street near the southern portion of the site and an emergency access points off of Franklin Road. The emergency access is proposed to be shared with the western neighbor(Butte Fence).In addition,the applicant has stubbed a frontage road to the property to the east to allow for cross access in the future. ACHD and City Staff determined that the only access to Franklin Road is the shared access with Butte Fence. As a result,the applicant edited their site plan to eliminate the two (2) frontage buildings along Franklin Road and expand their large bay industrial buildings. This then shifted all of the access points to the collector on the southern portion of the site. ACHD indicated that the anticipated trip generation is 1,119 vehicles per day. In addition to this,staff has discussed concerns regarding the transportation network in the area and the addition of unanticipated freight traffic onto Franklin Road and Ten Mile Road.As a result of these concerns,staff has put together a table below highlighting developments that have been approved within the Ten Mile,Black Cat, and Franklin road network. The applicant is responsible for extending the collector road as outlined in ACHD's Master Street Map.ACHD found that the proposed development meets all of ACHD's policies. Table: Road Infrastructure and Developments Along the Black Cat/Franklin Corridor Category Details Existing and Planned Road Infrastructure W. Franklin Road Existing: 2 lanes,no curb,gutter,or sidewalk. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 14- Planned: Widen to 5 lanes between W. McDermott Rd and S. Black Cat Rd after 2028. S. Black Cat Road Existing: 2 lanes,no curb,gutter,or sidewalk. Planned: Widen to 5 lanes between W. Overland Rd and W. Franklin Rd, 2036- 2040. Franklin&McDermott Intersection Planned: Multi-lane roundabout, construction scheduled after 2027. W. Franklin Road Connection Planned: Future connection to SH-16 via a signalized intersection. Approved Developments Impacting the Full Impacts of these projects are yet to be Corridor realized. Black Cat Industrial(H-2021-0064) 2.2 million sq ft of industrial space to the south. Farmstone(H-2023-0045) 378,360 sq ft of commercial and industrial uses across Black Cat Road. Avani Subdivision(H-2023-0049) 256 residential lots to the northeast. Vanguard Village(H-2021-0081) 552 dwelling units and a mix of commercial and industrial uses(approximately 740,000 square feet). Braya Subdivision(AZ-06-061 and PP-06- 330 single-family lots and 240 apartment 062) units. District at Ten Mile(H-2023-007 1) Large mixed-use development with approximately a total of 1,000,000 square feet contemplated. Outer Banks(H-2021-0025,H-2021-0061, 516 residential units and approximately and H-2024-0026) 147,650 square feet of commercial. The Gateway at Ten Mile(H-2020-0046 390 residential units and 26.54 acres of and H-2024-0010) commercial. Totals: Residential: 2,284 units(Most of which have not been built) Commercial/Industrial: 4,318,360 square feet(Most of which have not been built) Traffic Impact/Construction of Collector from Proposed Use: The applicant anticipates approximately 575 or more employees on-site daily,with ample space for semi-trucks and freight to access the site. To align with UDC 11-3A-3,which seeks to limit access points to collector and arterial roadways, staff recommends that if approved restricting the central access points off the future collector street to truck traffic only. Additionally, a traffic impact study was not required due to the estimate trip generation for the development; however,the applicant indicated that they completed a driveway analysis FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 15- which restricted the access points onto Franklin Road to only the shared access point with Butte Fence. As previously noted,this significantly impacted their site design. If approved,the applicant is required to construct the future collector road along the northern portion of the site in accordance with the TMISAP Street Section C exhibit. If trees are planted within the eight(8) foot parkway,the applicant may reduce the landscaping on the south side of the ten(10)foot multi-use pathway to five(5)feet. However,if trees are not placed in the parkway,the full ten(10)feet of landscaping must be provided, as outlined in TMISAP(page 3-20, Street Section Q. 2. Multi-Use Pathways, Pathways, and Sidewalks (Comp Plan, UDC 11-3A-8 and UDC 11-3A- 17): The applicant is proposing to construct a 10-foot multi-use pathway along both sides of the future collector and along Franklin Road. This is consistent with the UDC standards and the city's pathway master plan for this area. However, it appears part of the pathway along Franklin Road will not be in ACHD's Right of Way.As result,the applicant shall submit a 14-foot easement for the portion of the pathway that is not in the right of way. F. Services Analysis 1. Waterways (Comp Plan, UDC 11-3A-6): The Rosenlof Drain runs along the southern boundary of the site. The applicant is proposing to leave the drain open as they will not be impeding access to the irrigation canal. 2. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the development as set forth in UDC 11-3A-15. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. 4. Utilities (Comp Plan, UDC 11-3A-21): Connection to City water and sewer services is required and are available to be extended by the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G& 3.03.03F. Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division Annexation: 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$611.47 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 16- a. Future development of this site shall be substantially consistent with the conceptual plan and conceptual building elevations included in Section VIII and the provisions contained herein. b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of the development. c. The property shall be subdivided, and the proposed collector road shall be constructed in accordance with ACHD standards prior to the issuance of a building permit. d. All existing structures shall be removed and all well and sceptic system shall be abandoned prior to issuance of the first building permit. e. The proposed development is allowed to develop with all the uses listed in UDC 11-2C-2 except for the following: Contractors Yard, Outside Storage Facility, Self-Service Storage Facility,Vehicle Impound Yard,Vehicle Sales or Rental and Service, and Indoor Arts,Entertainment, and Recreation Facilities. f. Record a cross-access agreement with the parcel to the west(Parcel#S1216120620) and parcel to the east(Parcel# S1216110125)prior to the City Engineers signature on the plat. g. Development in the I-L Zone shall be generally consistent with the development guidelines contained in the Ten Mile Interchange Specific Area Plan(TMISAP)for Mixed Employment(ME) and Low Density Employment(LDE) designated areas or as amended. h. Development in the I-L Zone shall be consistent with the Meridian Industrial Architectural Standards Manual, and subject to the administrative design review process. i. The applicant shall submit a Certificate of Zoning Compliance and Design Review application to the Planning Division for approval of all future uses on the site to ensure compliance with the Unified Development Code,Comprehensive Plan,Architectural Standards Manual,prior to issuance of building permits for any structure(s)within this site. UDC Text Amendment: a. Office and/or retail showroom areas shall comprise between ten percent(10%) and thirty percent (30%)of the tenant space in all permitted districts. b. Light industry and warehousing may comprise up to ninety percent(90%)of the tenant space in all permitted districts. c. In the C-C, C-G,and M-E Districts,roll-up doors and loading docks shall not be visible from a public street. In the I-L and I-H districts,roll-up doors and loading docks shall not directly face any public street. d. Retail use shall be included within the ten(10)to thirty(30)percent requirement established in subsection A and shall not exceed thirty(30)percent of leasable area in any tenant space. e. At a minimum, one(1)parking space shall be provided for every one thousand(1,000)square feet of gross-floor area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 17- B. Meridian Public Works Wastewatr • Distance to Sewer Available at Sae Services • Sewer Sned • (sumated Pio)rtt See applicabon Sewer(RU's • WRRF BrOm ng /,ranee • Project Corwaterrt Yes with WW Master Plan fail Plan • ImoaWconcrns • • See PLO,(WorktS-trSo uk(7ond.tit•n-. water • M"rice to water Water Available it SAP Sew+ces • Pressure Zone • (%ll mated Proper Sre app1<a11on Water ERU's • Water Quality None • Project Co+wst" Yes •nth Water Master Kan • Concerns None- NON-PLAT CONDITIONS h 0314 Nntik..DrP%xTxlrNT Mtr%pecific('oaditiom of%ppresal I Ant*ells that%III mot carluaue kl he used■lust be hoped%ahaadoned accawdinp to Idaho Well Catstri"on Sundatds Rules administered hY the Idaho Department 4 Rk&ter Resowces ill)WRi The Desehlper,0%net,or prtlea Engineer,shall pros idea ctiitensent addressiap whether there air any. ir%winp%ell+to the tk—%ch+llment,and if so Ik,%tA"will continue to be used.ix proside rttlxd of t1wir abandonment If wells are to be ahandcow, the project over cr their►epfeseatause must comma the IDN R Groundwater Prctt"on Secntrt IAartm %inns+ Ilyskotrrolopisl :01t•:1749721 FIFF1)RF an% %irk is dome to decivnmicsioa an exi aing uell(exen if it is hehesed that the%ell i;lesi than 19 ft deeps Prtvif of communicaticri With IDN R mltst be suhrnined in the('iq prtkx ki am w<rk hems done kl decrnnmisaon tht%ell Failure k)communicate%ith IDWR maN result in additimal %ork and expense to dniwirrasiion the Well Frimme no{c%rf senicin Ilass through infilvalioR tresches FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 18- i Pn„tde V Fawmc via It"marnt.Insdrant laterals and w aict icr.tcvs Fasrmcru+sl%tsld csicnd up so the cad of wee hydrant%Ater mcwt aid Id bc:vurad at S No painaaenl.nurtures I tree+.hushes.building ,criapi is trash toceptacle vt all s fences. miilinti(n trenches.light poles,eoc.)to be built%ithin the utibts'easement General Coodinars of Apprssat I Applma t shall wurdiante waact and schcr cams sine and rusticity%tib dsc Public U or12 Depanmcet 2 Per 1191`11Iian(16r(ode I1N'(l the appluicat strap be mblactesilck to tnstafl wart mW w mvr maiat to and theouµh this des ckrpincwt )kpplicanl may bt eliµ ble ks a rcmabsrunsrnt agn-emv'wt for nfrtrstnictwe k1Ih CCVWnt per 11('('*4 c ( Tlic applscarit AWl pros ilk eascmemw for all public wacysc%ct mans enasidc of public not of wuy occlude all water%-meet and Indrancs). 1cwcw water easement varies depend"(ts sr%,cr depth Srwcr 0-2()A deep tequire a us R cacwn"i,r►2S A a Wit R cawnicwi,ned 2e.to A a Je A easement Lutist no ptmLarsevt 4ru turrs(trees.bashes,buildings.carports,cash mccptatcle antis,fences,isfilitanun mc-mclics,light poles,cite)xv built within the utility caserncsi Submit an esecuted casement lose ilic form available from Public'Aoalsi,a teltal descnption pm-paimd by an Idaho Licenw-d Ptofestxmal Land Su wym.which niu s inL kuk dic area of the casvincst intarked EXHIBIT A)and an 91?"s 11"map with Iseanngs and dista na-s Imaried EXHIBIT BI for rc,ncw Both c.slubat muss be teakd,wSucd and diced by a Ptofctmonal lad Snsvcyot EX) NOT RECORD 4 iLe City of Mcrdim trili.n►I"prtasnd.ted ungmwn sy rtCnrt be sisppb;d by a year-nand .outer of wary IUDC 1 I AB-hi Tlic appitcant dw+u$d tx squired to use asv cuminE surface ov well want lur die pnman umnc It a surtacc or wcN«twee is wit availaNe.a smile-purot cunmcceios to the euhnttv%aay syswra stall he rvgi.red If a usµlc-preu camw'cliun is utthre& the dcvcki(cer sill lic tcsprtmW tut the payuscaia of aascssnicnds his the commsn arcs.prux ao pnor to tccctvswx dcsclnpmcat plan appmt al 5 Xm strucnures that arc alk,%d so remain shall be subtw to evalu aison a nJ possibir reassignment of wccl addtvssing In he in compliance wuh 1(l(. A All imµasion diw-hcs_canals.laterals.or drains.exelastveof natural%atcmays.micryc IT1q. etrisung or laying adtaceric and conuccutwt to she arcs lvcing subdrvsdcd shall tv addressed pet ('DC I I-IIA-l+ In performrnµ such work,the applicati shall comply with Idaho('ode 42.1207 and my other applicable law or rcgdition 7 Ass wells that Mill ran(eominuc to be used must be pmperiv ahndoncd according to Idaho Well (oralrucuurn Samtdards kWes adinsmtsicicd by the Who Ucpairtnncni of%atci Resomccs 0Dv1'R I The Dercloper.O%ncf.or prolc:t F.rstinccy.;hall pro,edc a statement addrrssing %hcthes these site my esauny%ell&an the dc;ckrpuscst.and it so hc+w tI4%%dl rxsstaa&W to be used.of proms i k rcxrorJ of daen abaradtxnmcat If wcUt atc xr be abarJoned the pmicci osnser a thou irisreseuuuv c moat i:onlYt the IU11 R(+(%rails ai.i Ruk�uus Svcuai I Aaron Skinner, Hydroµtoltigiu 209._x?-19'21 BEFORF anv.,wk it Juuc it.drxvtmmivwn an csicamµ%cll icvvs rat'a as helicvd that tbv%Yil is kss than 14 A deeps Pnxt(of oomrnanicau o n sith IUl1'R ranst he whntiaed to the Ctly pru,t w ant aaui l+cint done to ikeumsrsrsrrxa the well vatlaw no communicate%uh IDV6'R may resulr in addni mull Mork and cspense xs dnnmmassnon the well t( Am irmamg;epic irmern within this prover shall be rcmoscd fnvm service pit(in Ordinance Section 9-14 and 9 A M. Contact(canal District Heahh for ohnndosimem prcxedures acid inspection f 2na 1117"I'l I t). All improvements related i<public life_sakh and health shall be coraplcicd prior to ecct;wicx of Ilse%tructu n In.Applicant shall be rcquircd to pit Public Wods devdoptscat plan trait%_and consarwom nspecliun kc► as dcterrnimd during the plan tea iew poccss,prior to the sauvwc of a plan appm al kart FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) - 19- I I It shill be the rtnpimYbtlnv of the appfleant to mmift Iltal all&ctcil.pr cal fealurew liitnph w Ida the Amerwans with Dnabshimi Act and tic Fiat Housme.Act. 12 Appixant shall be ivsptmultic fir agiplicatwis and ttmaphancc with my Gtitiun 4114 Krtuotmg that may be reWrcd Iy the Arny(_orpi of F.nllnccts I t [letckiM shall coonMsatc mmdkss locations wmh The W"dim Km 00kir 14 Compactwn icu rc"%shall tie submitted to the Mcndim Ntoldmp fkpatnmem for ad building pads recrnmp cngmecmd bac►fill,whety fncuinp%mW sit mop All matcnal 15.The&-sign cnpltscer shall be rrq irrd to certify chat the-meet cenudifte Cktatloas are scl a minimum of 1•fect alter-the highest cstaNiihcd pea►gimmdwacr clesawn This is to ensure that the Mnctom ele%awm of the rtaw I spaces of homes is a Ica«1-fm+t alstte 16.The aPjAw- to design enf incei shall tic rcafimublc for m picOw n of all irripuaon and or dramnalte factlin wicbm this pru ccl that do mm fall under the itnsdicoon ofan irrigation district or AC'HU ILc desten cuunttt shall ptov do cctuficatun di u the[acdiucs hart bcrn mstall-d n 0.YYMdan[Y w ith the appro%td dcsipn pline This t.niftcatwom will he mquievd before a eeniftcar of occupaliey is ta.ivucd tiw any%tmcLurea a uhsn the pwrtem 17 At the plwnlikt■n of the i+ojoa nhc aplslaant shall be m-9muNe to subrna nxtsrd dnwwgt per than C'wy of Mcrvdum A WoC AU sa wtLnls Ihcu record draw iucs coma be resat ed and appmv ed prwr to tilt Issumi v of a aTnificaliun of ixenptnev fix trio.lmcturcs within the pxmxcl IX A sa wl light plat will need to be included n the cavil arwuruetion plans Street light plan rcgrwrommts we Imcd in wcswe 6.it of the It M%mcni Vantlards for%MCI 1 lghung A steps of The standards can tie foiasd as OI►Z-Nww mrndlannty 'puffs��I�fet '1��_ Iu Thin City e(Mmillam mquarvs dial the ovkorr"to the C my a perhirmance su"to the mutaw of I:5%of the vial constroctrau con for all incompltsc wtscr.unicr and music nfrasmrcnuc pnor Ice final pia siVuluK this surciv will be seabed th a litsc 114:0 cost estimue proud-d M the owner w the City The sumo can t posted m The farm of an irrevocabk lcw of cndit.cash depositor trod .applicant mum file.n aWication for suscty,which tan be found on the Cornmiinov fk,clapmeni Ilepanrnent«chute Plcaw cawact Land rkvciopment Sort icc for more mforiltaij n m 90-2-1 11 211 Tbc City of Mcndim requrres drat the owner you to ibe Cit%a w ananv slash%in tlac mnwnT of 2u'.of the total oumuticu m con Tim all waipdetcd--wet water and reuse infrauucuuc lot durawo cif two years This sutcsy will he.crifild hit s lame item cost toimate pwiv id.,l Its ilk- owner to The C'rq.The suety cm he pomaod in the kinn of an irrctooblc ktter of credit,ash deposit Fir blind Apphcam"sum Ale an mWicriwn kw stmov,which.an tx fond(m the ('ommlmits Ikvelcgment lkpanmewl wttisite Plcase contact I and Uevefoprirent Sen ice NO more Infi:*M111tat m%a'•2:I I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -20- C. Ada County Highway District(ACHD) .+lcpk oF-Jlsnng,k+ul.PhRcltluN JMM ACHD f ynWM H6JrdWy 1"n WiyW IVI Vatrlm XXwnrt CanrNCNc+w Date:December.2"{,2025 To K-rrgen MCNtIIk $!o#f Gnntact:Man Paw-Planner Project DewrirAk L VanTrmA 7rtp CenetatloM Thrs dfivelopmem+s eszrm and to ganeraoo 7,119 Y N de Er"per oay. M2 V*ewrW RHO p W rtaui in lrlc PM paak h*Lgr.Mind cwr[R ho I rim 1TW?*0�rrl*►Ak�+Tlrk�� ENki eersTrlpC.enerataon Manual,II7'edMim R i Comments The tables 4bow 10 the eNlyting CpndiMnii o#the yurroundlnq roadw.-ays withlaut the Qropnsed development as thisapplkat3nn isMrannexatiGn and rrzonv 4wslj,Wth?NiLeo dQY44QVw*n1;R ppkot*N,tt+Ir summary v u1 br updAed to rt}Mack the 4e4e ment dno r[S impact Connecting you [ia more •d!1 Ownc'I 94 CWWl t-MQQ K&%Mk rA LA -"M IP-Wn;-PH 7iW-W44"-Fx 7+kTW]-mealy V. FINDINGS A. Unified Development Code Text Amendments(UDC 11-513-213) Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant a text amendment to the Unified Development Code,the Council shall make the following findings: 1. The text amendment complies with the applicable provisions of the comprehensive plan; The City Council finds that the proposed text amendment is consistent with the applicable provisions of the Comprehensive Plan. During the Public Hearing on April 14`h, 2026, the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -21 - City Council directed planning staff to come back with modified language to the flex space standards which is what is proposed above. The Comprehensive Plan calls for updates to the Unified Development Code (UDC) to implement the Plan's adopted vision. 2. The text amendment shall not be materially detrimental to the public health, safety,and welfare; and By reducing the required office component for flex space within all permitted zoning districts to ten (10)percent, the City Council finds the amendment will be an improvement to the current code and will not be materially detrimental to the public health, safety, and welfare. 3. The text amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including,but not limited to, school districts. The City Council finds the proposed text amendment will not result in adverse impacts upon delivery of services by any political subdivision providing public services within the City. B. Annexation and/or Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds that the applicant's proposal to annex 23.13 acres with an I-L (Light Industrial)zoning designation for the development of six (6) industrial buildings totaling approximately 340,000 square feet is consistent with the Low-Density Employment FL UM designation. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment complies with the regulations outlined in the I-L zoning district. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposal to annex of 23.13 acres of land designated as an Industrial Employment Center, accompanied by a concept plan that primarily reflects warehousing and distribution uses will not be materially detrimental to the public health, safety, and welfare. This is due to the market shifting towards needing additional industrial space in the greater Treasure Valley and City of Meridian. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds that the map amendment will not result in adverse impacts as City services are available to be provided to this development. 5. The annexation(as applicable) is in the best interest of city. The City Council finds that the proposed annexation is in the best interest of the City. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -22- VI, ACTION A. Staff: Staff recommends denial of the proposed Annexation as discussed above in Section III,per the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on March 5t'',2026. At the public hearing,the Commission moved to recommend denial of the subject annexation and UDC Text Amendment requests. I. Summary of Commission public hearing_ a. In favor: Deb Nelson, Chris McClusky, Tyler Martin b. In opposition: Keith Whiting C. Commenting:None d. Written testimony:None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: Bill Parsons and Ali Breshears 2. Key issue(s)of public testimony a. Tyler Martin was in favor of both applications. He claims the product being presented is in high demand across the valley and more specifically in Meridian.Most users looking for industrial space would like to be in Meridian due to its central location. In addition,he believes due to the non-noxious uses that would be in this development that it would support the intended transition from the residential to the east and industrial to the west. Kieth Whiting was in opposition of the project. His main concerns were extra noise and traffic in close proximity to his family livingdy to the east. 3. Key issue(s)of discussion by Commission: a. The Commission discussed issues with a case specific UDC Text Amendment change,the lack of a Comprehensive Plan Map Amendment, and the lack of a traditional neighborhood design. The Commission was unanimously against the UDC Text Amendment as they felt it only addressed a need for a single project without looking at the impact to the larger city. The Commission agreed with staff that a CPAM application would be required in order to support the project. They also agreed with staff that the site was lacking key design elements to meet a traditional neighborhood design that is called for in the Low Density Employment designation. 4. Commission change(s)to Staff recommendation: a. None 5. Outstanding. issue(s) for City Council: a. -Whether a Comprehensive Plan Map Amendment should be required. -Whether the annexation is in the best interest of the city with the current plan and FLUM designation. -Whether the UDC Text Amendment is appropriate. -Whether the applicants design meets the design standard requirements for a Traditional Neighborhood Design. -Whether the proposed uses are consistent with the TMISAP for the Low Density- Employment designation. tion. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -23- C. City Council: The Meridian City Council heard these items on June 161,2026.At the public hearing.the Council moved to approve the subject annexation and UDC text amendment requests. 1. Summary of the City Council public hearing: a. In favor: Deborah Nelson,Chris McCluskL Gina Thruston,Ken Thruston. and Trina Neddo b. In opposition:None c. Commenting: Greg Storres d. Written testimony:None e. Staff presenting application: Nick Napoli f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. Greg Storres: He commented on the development and asked for compromise for the larger area as his mother-in-law lives directly to the east of the proposed project. He understands the property will redevelop but wants his mother in laws quality of life to remain until they sell the property. 3. Key issue(s)of discussion by City Council: a. The City Council had discussions about traffic on Franklin and Black Cat,changing the comprehensive plan to allow for industrial zoning in this area, and changing the flex space standards to provide further flexibility. The main concern from some members of the city council was additional traffic being pushed onto Black Cat and Franklin Roads. Some members felt the area has too many development approved that have not been constructed vet which would make the traffic issue in the area worse. They continued the project to get more information on this but ultimately no improvements to Black Cat are planned within the next 5 years. While City Council acknowledges the traffic in the area may not improve in the near future,they feel that the single project won't have a large impact on the broader area. City council also discussed being more flexible and listening to what tenants want in the Flex Space standards. As a result,they felt the code change was in the best interest of the city. 4 City Council change(s)to Commission recommendation: a The City Council overturned the Commission's recommendation for denial and approved the annexation and UDC text amendment with a development agreement. The language and development agreement are listed in Section IV. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -24- VII. EXHIBITS A. Project Area Maps (link to Project Overview) 1. Aerial Legend Project Location Area of Impact OAnalysis ] _ — - 1 , \� •4 + uao.� �g �� I FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -25- 2. Zoning Map Legend IN� ® _ i R-4 Project Location RUT " I - Area of Impact R L� i ' �_ �R=8 �. O Analysis R1 - - C-N o• i o C-C R-40 I-L H-E - — M-E C-G 3. Future Land Use Legend - Low Density Civic Project Location Residential �� ' � Medwm nr Density` :: Area of Impact Residential OAnalysis MU-C -- m - High-Density- Residential i o• o � sa vi 0 Mixed MU-Com Employment _ Med-High Density Gen Residential "• In, us Density % Employment, C•ommercial FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -26- 4. Planned Development Map Legend I F I --- I Project Location , 0 ED Area of Impact - 'T City Limits 0 - Planned Parcels O Analysis -- v L10 -- 0 e �lJ 0 0 01 ❑ 1, o0 0 0 0 C:1- ---�'-• FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -27- B. Subject Site Photos FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -28- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -29- C. Service Accessibility Report PARCEL S1 '161'10501 SERVICE ACCESSIBILITY Overall Score: 11 '1 2nd Percentile DescriptionCiriteiria { Location: Within 1/2 unite of Cif+Limits YELLCFW Extension Sewer Tnxnkshed mains < 500f.from parcel Floodplain Either not within the 100 yr floodplain or> 2-acres Emergency Services Fire Response time > g min. Emergency Services police No#enough data to report average response time Pathways VVithin 1/4 mile of fixture pathways YEULGW Transit Arithin 1/4 mile of current transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets plan) matches existing (#of lanes} School Walking proximity Within 1/2 mile walking School Drivability Not within 2 miles driving of existirng orfuture school Park Walkability No park within walking distance by park type FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -30- D. Concept Plan (date: 2/5/2026) ..ftaw - artrrr A a I �- — --- W O 41 Y F A :! cz:= /1�►�IU�crali� C"ceptu1 Dneimpmet Ma w __ C100 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -31 - E. Building Elevations (date: 11/4/2025) T T T T T T T T Y T T q i -. p.- T T T I 1 �� ji i�' i ildri ATL FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -32- e_ �.Y a 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -33- F. Annexation Legal Description& Exhibit Map LEGAL DFSCRIVMN LARD ROO P Clmodrr 9,ZR25 1'ra�7lLL 1T�4S E lma W CM I*AURED11km ANNMTh7HEE5(IIRIOK THRU T4t10101 FARh1551-IROIyt51ON A protl at land&xwa ]In the Northeast itiNw ed Use NuMdat Quartcral 5cbr:n J6,To ItIp3 MerM.RaW J Wasl_horse Maws dr4 Ada CouwW,kll.%bung more yard HrJ,l Ctm Ard as taiori Cammelrry7 at Ihnllorthaast Ccrlxrat SDda 16el said To Mr�hlp 3 Nolah,RwW 1 West,sham Whkh point Uv Nnrth Ono Quad firrKr of saki Soedon 16 bk NXffi 89'3W22'W2SL 164LQ Haut dlKNN; The16x MmM 89-24'2f Wes;a Astarce ot4%-M leaf on the anM Rwdry lire dt saW 3etllm Jr. alld the carelMlnd al blast Fraxltlkl RnaE w tM MINT C6 BEGINNR4G, Thenre South 40'kJ'ylesk,a 091;noc at 13-2&4131x isa po. a Ciec buffina ed the I henry North rr)A'1V Mmk,a floc at 754 36 Mat an sari orraelid G_ I hence North 40'"'J3"East,a+k!---a at 1328.16 MM to a pare ma sand nolih t ow dart'Jnr, Thence Souttl E9'ZW 22"East,a dlc wPw 4A 75&941dei on said narih toundaryr ine cd the ROM OF REGINE1IG. Thcatlore desWtled casmrrm[orrltalns 23.13 aQas more orlau PRdFAREO BY: Thy Eaad 6r&up,Ls 7 l�Yr bF lames R.yJafmum �>Mh RM trrl 31...a—t,M.I.I .1•ry. Lid..as=:! M y34 a:a* R.W—y:iq-.urn. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -34- �k O]IW.i R IM F ym ffi�� s sbcrE f IG >23C1�11 as M%OF BEKFO M w ~ ?aim, a 1 46M SI llS I I I I bum cm 1 P1.1t5121511mal I C Sl AMWMIKM': S# zi 5E01 W.awaw law �n17HMIW JPIt 519571uo1 � I I �l 1 �T � I �'. 16 U9 2�25 r -" 8F� R7� 1 � l 9 2W 4w t THE Annexatian LAND Thruston CM Farms Subdivision C9 6ROU City at Meridian r FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(VANTRUST—H-2026-0052 and ZOA-2025-0002) -35-