PZ - Narrative Revised 1-31 ailey Engineering,Inc.
CIVIL ENGINEERINGIPLANNINGICADD
January 31 st, 2024
City of Meridian
Planning Division
33 E. Broadway Ave.
Meridian, ID 83642
Subject: Farmstone Crossing Subdivision
Applications for Annexation, Rezone, Preliminary Plat
Dear Planning Division,
On behalf of Trilogy Development, LLC, we are requesting Annexation, Rezone and
Preliminary Plat approval for Farmstone Crossing Subdivision.
Property Overview
The Farmstone property is a 27.59 acre site
located at 820 S. Black Cat Road in Meridian, ID
-north of I-84 and east of S. Black Cat Road. A,
The site is currently surrounded primarily by
agriculture and limited residential.
i
Annexation and Zoning
We are requesting annexation into the City of Meridian with a proposed zoning of M-E
(Mixed Employment). M-E Zoning is in accordance with the Comprehensive Plan and
the future land use map,which designates the property as M-E. Light Industrial and Flex
Spaces are permitted uses in the M-E Zoning.
Preliminary Plat
Farmstone Crossing will contain 6 buildings with a central Plaza located between
Buildings 1 and 2. The Plaza will include benches, a pergola and landscaping—offering
1119 E. State Street, Ste. 210 Eagle, Idaho 83616 208-938-0013
ailey Engineering,Inc.
CIVIL ENGINEERINGIPLANNINGICADD
a visually appealing entrance to the site as well as a central plaza/gathering area for
employees and clients.
Overview
Buildings I through 5 2-Story Flex Space 21,280 sf to 53,200 sf
Building 6 Light Industrial 185,760 sf
4 Loading Docks
270 Parking Spaces
The project will be built in 2 phases. Phase I will include buildings I through 5. Phase 2
will include building 6.
Access
Vanguard Way on the north end of the project will provide access to S. Black Cat Road,
connectivity to Avani Subdivision to the north as well as future development eastward.
Landscaping
10' wide multi-use pathways will be incorporated in accordance with the Pathways
Master Plan. A pedestrian crossing will be provided across S. Black Cat Rd at the
collector street along the north boundary. Additionally, there will be a 25' wide street
buffer along S. Black Cat Rd and a 20' wide buffer along the collector street—Vanguard-
at the north boundary. All landscaping and streetscaping will be consistent with the Ten
Mile Interchange Specific Area Plan.
Parking
Farmstone Crossing will offer 764 parking spaces—including 26 handicap spaces. This
exceeds the requirement of 756 spaces (1 per 500 sf).
Neighborhood Meeting
A neighborhood meeting was held at the Meridian Library on Cherry Lane on July 6,
2023 at 6:OOpm. Property owners within 500 feet of the subdivision boundary were
notified of the meeting by mail. No one attended the meeting or provided comments by
other means.
Dual Silo Granary
There is a Dual Grain Silo that resides on the property. We have received letters from
Preservation Idaho as well as the Ada County Historic Preservation Council regarding
this structure. The Meridian Historic Preservation Commission has also provided a letter
to the City of Meridian regarding the proposed development and the silo. In addition, we
have met with Blaine Johnston, the president of Merdian's Historic Preservation
Commission, on several occasions.
1119 E. State Street, Ste. 210 Eagle, Idaho 83616 208-938-0013
Jalley Engineering,Inc.
CIVIL ENGINEERINGIPLANNINGICADD
Throughout the course of designing this project, we have worked with numerous agencies
and explored options for preserving the Silo. Here are the findings:
• The silo is located in the middle of a required ACHD right-of-way, therefore it
cannot stay in its' current location. We reached out to ACHD to see if the road
could be shifted, due to the existing construction of the road on the West - the
road cannot be moved (see ACHD comment).
• A structural analysis was complete, and the structure is not safe (see
Structural letter).
• The silo was evaluated by a moving company- they determined that it cannot
be moved without the structure falling apart.
Based on these findings, our proposal is to proceed with one of the following options
and build a monument on site:
1. Disassemble and store the structure for an agency that may be interested in
preserving the silo on another site. An agency would need to be identified
prior to disassembly and prior to construction of the road.
2. In the event an interested agency cannot be found prior to construction of the
road, we will use some of the materials from the Silo in the construction of the
monument.
The monument will be placed in the Plaza of this development. In addition, we will
install a plaque to accompany the monument which will include pictures of the original
Silo along with historical details for the public. We believe this is an ideal way to
memorialize the history of the Double Grain Silos and provide the community with a
beautiful monument.
We have met with the Historic Preservation Commission as a part of their monthly
meeting and the commission is an agreement with the proposal. The commission
requested to review the renderings of the monument once those have been prepared - the
developer has agreed to do so.
Summary
The preliminary plat has been thoughtfully designed to be consistent with the UDC,
TMISAP and Pathways Master Plan. This new light industrial and office/flex space
development will provide employment opportunities for the area. Additionally, the plan
has also been adapted to add a smaller user providing greater synergy with the planned
residential densities.
1119 E. State Street, Ste. 210 Eagle, Idaho 83616 208-938-0013
ailey Engineering,Inc.
CIVIL ENGINEERINGIPLANNINGICADD
Thank you for considering the Farmstone Crossing applications. Feel free to reach out
should you have any questions.
Sincerely,
Katie Miller
Project Manager, Bailey Engineering, Inc.
1119 E. State Street, Ste. 210 Eagle, Idaho 83616 208-938-0013