Katie Wright, associate planner for the City of Caldwell, presented Mason Creek Commons, a proposal to annex 13.08 acres and re-designate the parcel from “highway corridor” to “commercial service,” to allow C3 (service commercial) zoning and a commercial preliminary plat.

The council approved the annexation, comprehensive plan amendment and preliminary plat for case ANN24-7 and adopted findings of fact and conclusions of law. The Planning & Zoning Commission had recommended approval at its Nov. 13 meeting.

The project site is a 13.08-acre parcel on the northwest corner of Middleton Road and Highway 2026. Wright told council the applicant proposes a mix of car‑oriented commercial uses — convenience/gas, drive‑through restaurants and banks — plus roughly 3.7 acres of traditional mini‑storage, which the P&Z commission approved as a special use in the C3 zone. Staff found the proposal met parking, landscaping, setback and bulk standards and had adequate access and utilities, subject to specified conditions.

Addressing neighborhood and environmental concerns raised in a public comment letter, Wright said the city notified public agencies; Highway District No. 4 supplied comments and the city received one public comment from Stacy Behrens asking that Mason Creek vegetation and embankment issues be repaired before development. Behrens said in testimony: “that area gets fixed prior to all this, and it doesn't get lost in the shuffle.”

Applicant representatives said the developer has coordinated with the highway district and will remediate impacts along Mason Creek and replant landscaping. Architect Jeff Lachs said crews stopped work and the county code compliance case was closed, and that areas where plantings died will be replaced when irrigation is available: “Immediately, it was called. They stopped. That has been addressed through the county,” he told council.

Council discussion focused on sign standards, landscaping and compatibility with adjacent single‑family homes. Councilor Williams asked whether monument‑style signage along the corridor would be continued; staff said code amendments under consideration would phase out pole signs in favor of monument signs and that council could add a condition requiring monument signage for this corridor. The council also clarified that the zoning approved would not allow multifamily or any residential use on this parcel.

Conditions imposed as part of approval include compliance with the city land use schedule; verification of parking at building permit; approval by staff of a minimum of two storage‑unit colors and materials at building permit; the applicant must provide a sidewalk or other pedestrian connection through the site (in lieu of a pathway along the canal at the north edge); future west‑side development must be allowed to connect to the site pedestrian network; any building immediately adjacent to single‑family homes shall be no taller than 25 feet to the midpoint; and if the Idaho Transportation Department (ITD) fails to install required streetlights or sidewalks as part of its Highway 2026 improvements, the applicant must provide them at time of first building permit.

On motion, council approved the findings and ordered case ANN24-7 approved. Council later passed Bill No. 51, Ordinance No. 3612, implementing the annexation and zoning by title only and approving summary publication. The motions passed unanimously.