HomeMy WebLinkAboutCC - Commission Recommendaton and Staff Report for 7-22 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/22/2025 Legend
DATE: Project Location
TO: Mayor& City Council Area of impact r
= City Limits
FROM: Nick Napoli,Associate Planner ® Analysis ,
208-884-5533
a
nnapoli@meridiancity.org E
APPLICANT: Jason Densmer,The Land Group
SUBJECT: H-2025-0006
Mogul Industrial Park Subdivision
LOCATION: Generally located at the northwest corner
of Black Cat Road and 1-84 (Parcels:
S 1216141821 and S 1216131201)in the
east half of section 16, T.3N.,R.1 W.
I. PROJECT OVERVIEW
A. Summary
Preliminary plat to subdivide two(2)existing parcels into eleven(11)building lots in the I-L
zoning district on 88.20 acres of land.
B. Issues/Waivers
Extension of the north/south collector road at the west boundary(see analysis below).
C. Recommendation
Staff. Approval with conditions.
Commission: Recommended approval
D. Decision
Council: Pending
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Industrial Buildings -
Proposed Land Use(s) Industrial Buildings -
Existing Zoning I-L(Light Industrial) VII.A.2
Proposed Zoning I-L(Light Industrial)
Adopted FLUM Designation Mixed Employment and Low-Density Employment VII.A.3
Proposed FLUM Designation Mixed Employment and Low-Density Employment
Table 2: Process Facts
Description Details
Preapplication Meeting date 10/22/2024
Neighborhood Meeting 2/4/2025
Site posting date 6/13/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.D
• Comments Received Yes -
• Commission Action Required No -
• Access Black Cat Road,an arterial -
Grand Mogul Drive,a collector
• Traffic Level of Service Black Cat Road:Better than"E" -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at site
• Impacts or Concerns See Public Works Site Specific Conditions
Meridian Public Works Water TV.B
• Distance to Mainline Available at site
• Impacts or Concerns See Public Works Site Specific Conditions
Note: See section IV. City/Agency Comments&Conditions for comments received or see the public
record.
City of Meridian I Department Report II. Community Metrics
Figure 1:ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehiclas per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Franklin Road None Principal Arterial 543 Better than"E"
Black Cat Road 954-feet Minor Arterial 417 Better than'E"
"Acceptable level of service for a five-lane principal arterial is°E" (1,780 VPH)-
Acceptable level of service for a two-lane minor arterial is'E"(575 VPH)-
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Figure 2: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
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City of Meridian I Department Report II. Community Metrics
I11. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The subject properties fall within the Ten Mile Interchange Specific Area Plan (TMISAP) and are
designated as Mixed Employment and Low-Density Employment on the Future Land Use Map
(FLUM).
The applicant is proposing a preliminary plat consisting of 11 building lots across 88.2 acres
within the I-L zoning district. The plat excludes the parcels containing the St. Luke's building,
Building J, and Building M. Development is proposed to occur in three phases. Staff recommends
that the subject properties be subdivided prior to the issuance of any building permits within the
subdivision. If the property isn't subdivided,the applicant will be responsible for installing the
remainder of the infrastructure and frontage improvements for the one larger parcel.
Each phase should also include the construction of the 10-foot detached multi-use pathway along
Grand Mogul Drive and Black Cat Road,as well as the full installation of the street landscape
buffers along 1-84, Grand Mogul Drive, and Black Cat Road corresponding to that phase. The
applicant has indicated a desire to phase these improvements, and based on the submitted phasing
plan,they can be implemented in alignment with the three proposed development phases.
"Work with the existing industrial businesses to expand or relocate operations in appropriate
area" (Goal 2.08.03C).
The subject site has been annexed and zoned with the Light Industrial(I-L)zoning. The proposed
subdivision will allow for the phased expansion of industrial businesses within close proximity to
I-84 and future SH-16.
"Plan for industrial areas with convenient access to state highways or the rail corridor,where
appropriate"(Goal 3.06.02D).
As noted above, the subject subdivision is in close proximity to both I-84 and the future SH-16
expansion. This allows industrial user and freight to have easy access to main transportation
corridors in the valley.
"Preserve the industrial base within designated industrial land use areas by discouraging non-
industrial uses and focusing on light manufacturing, distribution,flex-space, and base-
employment"(3.07.01D).
While the subdivision does not dictate the uses allowed in the industrial area, the existing
development agreement and UDC restrict certain uses to promote industrial users that will
generate employment opportunities in the city.
Table 4: Proiect Overview
Description Details
History H-2021-0064 AZ;DA Inst#2022-082504,PBA-2022-0025,PBA-2025-
0004
Phasing Plan 3 Phases
Physical Features Rosenlof Drain on the north boundary of the site.
Acreage 88.2 Acres
Lots 11 Building Lots
B. History
This overall development(Known as Black Cat Industrial and/or Meridian Commerce Park)
consists of five (5)parcels all governed by one Development Agreement(DA#2022-082504)
with an amendment(DA#2025-005936)for the recent annexation for Black Cat East(H-2024-
0047).
City of Meridian I Department Report III. Staff Analysis
The main development agreement contains a conceptual development plan consisting of
seventeen(17)buildings located within the industrial park. The applicant has two(2)buildings
completed with another four(4)currently under construction. The development agreement does
not restrict the property from being subdivided. The applicant is proposing that only two of the
existing five parcels be included in the subdivision. This is due to the property boundary
adjustments that have occurred(PBA-2022-0025 and PBA-2025-0004),which have allowed the
applicant to reconfigure three buildings on individual properties.
The collector roadway(W. Grand Mogul Drive)has been partially constructed and extended
through the site. Additional right-of-way will need to be dedicated as the phases of the
subdivision are completed.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The subject properties are annexed with the Light Industrial(I-L)zoning designation,which
allows for a variety of uses. The narrative discusses the existing and proposed buildings will
be industrial buildings with industrial users. Currently,the existing Development Agreement
limits certain activities, specifically prohibiting"storage facility, self-service"and vehicle
impound sales and repair unless conducted entirely indoors. This restriction aims to support
industrial users and job creation. The property will remain subject to the same Development
Agreement provisions, along with the restrictions in UDC 11-2C-2.
2. 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, 50' wide buffer along interstates, and allows
height up to 50'. The concept plan and elevations submitted appear to meet these
requirements. Any future development shall comply with the I-L dimensional standards listed
in UDC 11-2C-3.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
UDC 11-3A-19 mandates a minimum of forty(40)percent of the buildable frontage of the
property shall be occupied by building facades. Based on the applicant's concept plan, it
appears to be in compliance with this standard as the buildings frame the W. Grand Mogul
Drive. Additionally,the applicant has oriented the parking to meet the requirement of no
more than fifty(50)percent of the total off street parking area shall be located between
building facades and abutting streets.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 20-foot-wide landscape buffer is required along collector streets(W. Grand Mogul
Drive), a 50-foot-wide buffer is required along interstates(1-84), and a 25-foot-wide
buffer is required along arterial streets (S. Black Cat Road). The buffer along S. Black
Cat Road is addressed through the Certificate of Zoning Compliance(CZC) and Design
Review(DES)applications for each individual building and will be installed prior to the
issuance of a certificate of occupancy.
In contrast,the required buffers along W. Grand Mogul Drive and 1-84 have not yet been
installed for the lots within the subdivision. These will be required as part of the
subdivision improvements and implemented with each phase of development. Existing
improvements include Grand Mogul Way and landscaping on both sides of the collector
beyond the St. Luke's parcel.
City of Meridian I Department Report III. Staff Analysis
The applicant is proposing to phase these improvements according to the submitted
phasing plan, dividing them across the three planned phases. Additionally, each
individual lot will be required to submit a CZC application.Where parking areas abut the
2-foot landscape strip behind the 10-foot multi-use pathway, a minimum of 5 feet of
additional landscaping will be required.
The applicant shall comply with the vegetation coverage calculations with the final plat
to ensure they are meeting the 70%vegetation coverage at maturity with no more than
65%of this coverage coming from lawn or other grasses. These buffers shall be
landscaped per the standards in UDC 11-3B-7C.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-3B-8. The requirements include 5 ft.perimeter adjacent to streets and islands of
at least 50 sq. ft. per every 12 parking spaces. Any parking that does not abut 7 feet of
overhang shall have parking blocks. These requirements will be analyzed with the
Certificate of Zoning Compliance.
iii. Tree preservation
A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance
detailing all existing trees and methods of mitigation outlined by the City Arborist before
any trees are to be removed as set forth in UDC 11-3B-1OC.5.
iv. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
Drainage swales shall not be within the landscape buffers along W. Grand Mogul Way.
v. Pathway landscaping
A minimum of 5 feet of landscaping is required on each side of the multi-use pathway
along W. Grand Mogul Way. It appears that 8 feet of landscaping is provided in the
parkways along W. Grand Mogul Drive,however,it does not appear there is 5 feet of
landscaping on the back side of the pathway. These standards will be evaluated with the
final plat application and shall comply with UDC 11-313-12.
3. Parking (UDC 11-3C):
i. Nonresidential parking analysis
UDC 11-3C-6 requires one space for every two thousand(2,000) sq. ft. of gross floor
area in industrial districts. The original concept plan appears to exceed these standards
however,they will be analyzed with the submittal of the certificate of zoning compliance
applications.
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. This will be
reviewed with the submittal of the certificate of zoning compliance applications.
4. Building Elevations (Comp Plan, Architectural Standards Manual):
Building elevations were not submitted with the preliminary plat request. However, the
development agreement that governs the site requires development to be consistent with the
Meridian Architectural Standards Manual. Staff will evaluate the building elevations for
consistency with the ASM,DA, and TMISAP with the submittal of the certificate of zoning
compliance and design review applications.
City of Meridian I Department Report III. Staff Analysis
5. Fencing (UDC 11-3A-6, 11-3A-7):
Fencing is not depicted on the concept or landscape plan. Any future fencing shall be in
compliance with UDC 11-3A-7 and 11-3A-6.
6. Parkways (Comp Plan, UDC 11-3A-17):
UDC 11-3A-17 requires parkways of a minimum width of 8 feet. The applicant has indicated
in their narrative that the parkways are 8 feet in width,however it is not dimensioned on the
landscape plan. The parkways shall be dimensioned and a minimum of 8 feet in width in the
final plat application.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access is proposed via the extension of W. Grand Mogul Drive, a collector street from N.
Black Cat Road, an arterial street. W. Grand Mogul Drive shall be extended to the west
boundary of the site to connect with the future north/south collector roadway with phase 2, as
proposed.
Additionally, a portion of the north/south collector is required to meet the design standards in
the TMISAP,unless otherwise modified by the City and ACHD. To ensure consistency
within the development,this the street section has been modified so that it is designed with
the same cross-section as Grand Mogul Way consistent with previous actions of the City and
ACHD.
However,staff has concerns with the proposed alignment of the north/south collector
road, as it currently does not extend to the northern boundary of the development.
While the applicant has provided an exhibit illustrating how the road could potentially
be extended in the future,ultimately connecting to Franklin Road further north, staff
believes the alignment should be reconsidered.
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City of Meridian Department Report III. Staff Analysis
Long-range planning efforts,in coordination with ACHD, may lead to a more logical
connection to Franklin consistent with the Master Street Map (MSM). Staff
recommends shifting the roadway alignment farther to the east on the property,
stubbing it at the northern boundary,and aligning it near the eastern edge of the
Rosenlof Drain as it heads toward Franklin.This alignment may facilitate a four-legged
intersection at Franklin and provide improved access for this property and properties
north of the site and east of the Rosenlof Drain.
In addition,the MSM anticipates an east/west collector north of the subject
development. This planned road would provide access to this site independently of the
adjacent property to the west,which may not develop for some time due to limited
sewer access.Note: While ACHD has approved the street alignment as proposed by the
applicant,staff recommends a shift eastward to better align with long-range connectivity
goals. This would also require a significant redesign of the plat.
Direct lot access to Black Cat Road,Grand Mogul Drive, and the north/south collector is
prohibited except for access specifically approved by this application and ACHD.
Three parcels adjacent to the proposed subdivision are not included within its boundaries.
Under the original entitlement for Black Cat Industrial,cross-access was planned between
parcels both within and outside the subdivision. This cross-access must be preserved,
including for the parcels outside the subdivision, as it aligns with the access provisions
envisioned in the original entitlement. A copy of the industrial park CCR's were submitted
with the subject application that demonstrates cross access remains in place even with these
parcels being excluded from the proposed plat.
In 2022, a traffic impact study was completed with the previous application and is not
required with this application. However,the TIS addressed concerns regarding traffic from
this development and it was found that the infrastructure will be able to manage the 2.2
million square feet that will be developed within the broader project. This property was
included in that scope.
Since this approval,there has been a significant amount of development in the vicinity that is
either being built or has been approved. This includes 378,360 square feet of commercial and
industrial uses across Black Cat Road as a part of Farmstone(H-2023-0045),256 residential
building lots to the northeast as a part of Avani Subdivision(H-2023-0049), 552 Dwelling
units as a part of Vanguard Village, 330 single family lots and 240 apartments as a part of
Braya Subdivision, and a large amount of commercial, industrial, and residential in the
District at Ten Mile,which contribute impacts to the area roadways. These developments also
have requirements and restrictions on development until certain road improvements are
completed.
Specific to this applicant,the development agreement specifies that certain road
improvements are required once specific square footage thresholds are reached. Currently,the
site features 559,295 square feet of industrial space under development,with more planned.
When the total exceeds 960,000 square feet,the following improvements shall be completed
prior to 1,500,000 square feet being reached per the DA and ACHD recommendations: Black
Cat Road will be widened to five lanes between Grand Mogul Drive and Franklin;the
intersection of Black Cat and Franklin must be upgraded; and the McDermott and Franklin
intersection will need enhancements, including a two-way left turn lane,unless Franklin has
already been widened to five lanes.
City of Meridian I Department Report III. Staff Analysis
The applicant should add a plat note stating a blanket cross-access easement that encumbers
all subdivision lots, and the references the recorded CCRs that are place for the development
for those parcels that are outside of the plat to ensure cross access is maintained for the entire
development.
Comprehensive Plan Policy#6.01.02B—"Reduce the number of existing access points onto
arterial streets by using methods such as cross-access agreements, access management, and
frontage/backage roads,and promoting local and collector street connectivity."
2. Multiuse Pathways,Pathways, and Sidewalks (Comp Plan, UDC 11-3A-51 UDC 11-3A-8,
UDC 11-3A-17):
The preliminary plat proposes an extension of the 10-foot multi-use pathway along W. Grand
Mogul Road to the western boundary of the subdivision in compliance with the pathway
master plan. In addition to this,the applicant shall provide a 10-foot multi-use pathway along
the east side of the north/south collector on Lot 3,Block 2. However,the pedestrian
connections from the multi-use pathway to the front entrances of each building have not been
depicted. The pedestrian connections shall be depicted with the submittal of the certificate of
zoning compliance and design review applications for each site.
3. Subdivision Regulations (UDC 11-6):
i. Dead end streets
ACHD is requiring a temporary cul-de-sac to be located at the terminus of the north-
south collector roadway on the western boundary of the subdivision. This will be a
requirement on the final plat application.
ii. Block face
ACHD is requiring traffic calming along W. Grand Mogul Drive. These details will be
provided with the final plat application.
F. Services Analysis
1. Waterways (Comp Plan, UDC 11-3A-6):
The Rosenlof Drain runs along the northern boundary of the subdivision and was approved to
remain open with the annexation of the property.
2. Pressurized Irrigation(UDC 11-3A-15):
An underground pressurized irrigation system is required to be installed to provide irrigation
to each lot in the subdivision in accord with the standards listed in UDC 11-3A-15.
3. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best
management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage
will be proposed with a future Certificate of Zoning Compliance application and shall be
constructed to City and ACHD design criteria.
4. Utilities (Comp Plan, UDC 11-3A-21):
Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are available to the site. Water main, fire hydrant and water service require a twenty-
foot(20)wide easement that extends ten(10)feet past the end of main,hydrant, or water
meter.No permanent structures,including trees are allowed inside the easement.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. Future development of this site shall comply with the previous conditions of approval and
terms of H-2021-0064(AZ—DA Instrument#2022-082504)and the conditions contained
herein.
2. Future development of the proposed lots is required to comply with the dimensional standards
I-L zoning districts in UDC Table 11-2B-3, as applicable. The 25-foot-wide arterial street
buffer and the 20-foot wide collector street buffer may be placed in an easement rather than a
common lot in accord with UDC 11-3B-7C.2a.
3. ,the appheant shall submit a revised
ffeliminaFy plat that shifts the Hffth/south eolleetOF FOad faFtheF tO the east and stubs
to the north boundary of the Rosenlof Drain and eoordinate with ACHD on
requirements for the crossing over the ar^'r. Prior to submitting the final plat for Phase
3,the applicant shall coordinate with the City and ACHD to determine the final
alignment of the north-south collector along the west boundary.
4. The final plat shall be revised as follows:
a. Depict street sections for W. Grand Mogul Drive and the future north/south collector
consistent with Street Section C in the TMISAP with a modification that allows for 8-foot
parkways and detached 10-foot wide sidewalks/pathways in lieu of on-street bike lanes as
required TMISAP. Streetlights are required at a pedestrian scale(see pg. 3-20, 3-22, 3-
23).
b. Depict required street landscape buffers in common lots or on permanent dedicated buffer
easements,maintained by the property owner,homeowner's association or business
owners' association, as applicable, as set forth in UDC 11-313-7C.2.
c. Revise the plat and landscape plans to accurately depict the dimensions of the landscape
buffers along W. Grand Mogul Drive and north/south collector road(20-feet wide), S.
Black Cat Road(25-feet wide), and 1-84(50-feet wide) on the plans.
d. Add a plat note stating that a blanket cross-access easement misapplies to all lots
within the subdivision a dOR addinclude a note referencing the recorded CCR's in effect
for the entire development that establishes the requirement for cross-access.
5. The landscape plan shall be revised as follows:
a. Revise the plat and landscape plans to accurately depict the dimensions of the landscape
buffers along W. Grand Mogul Drive and the north/south collector road(20-feet wide), S.
Black Cat Road(25-feet wide) and I-84 (50-feet wide)on the plans; currently both
landscape buffers do not accurately depict the landscaping as required by UDC Table 11-
213-3.
b. Depict landscaping within required street buffers in accord with standards listed in UDC
11-3B-7C; all required landscape buffers along streets shall be designed and planted
with a variety of trees, shrubs, lawn, or other vegetative ground cover. Plant materials
in conjunction with site design shall elicit design principles including rhythm,
repetition,balance, and focal elements.
c. Revise the plat and landscape plans to include the dimensions of the pathways.
d, Depiet!andseapiag along all pa"ays per-the standards in UPC 11 3-B 12G. A 5' wide
!a-adseape strip is r-equir-ed on both sides of the path-way planted with a niix of trees,
City of Meridian I Department Report IV. City/Agency Comments &Conditions
e. Sidewalks,walkways and pathways shall include dedicated crosswalks at the intersection
with all streets of W. Grand Mogul Drive with changes in color,markings,materials,
texture and/or surface to distinguish them from the surrounding pavement as set forth in
the TMISAP(see pg. 3-28,Crosswalks).
5. With the submittal of each certificate of zoning compliance application,provide a minimum
of 5 feet of landscaping when parking abuts the 2 feet of landscaping on the back side of the
10-foot multi-use pathway per UDC 11-3B-8.
6. Comply with all of ACHD's staff report conditions of approval.
7. Depict bike racks and pedestrian connections on the plans submitted with the future CZC and
Design Review application in accordance with UDC 11-3C-5C.
8. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
9. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer's signature on a final plat within two years of the date of the
approved findings; or 2)obtain approval of a time extension as set forth in UDC 11- 6 B-7.
10. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
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City of Meridian Department Report IV. City/Agency Comments &Conditions
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way(iurlwJc aLl wa is 3 rvkr mid LiArmrtx). 'LLr Lxw iimmit wWflmxlwll bz:2&4mt wide firr a
xngell:utility,La 30-fcd wilk fur twa. 'lliu LawruLrldw slwll uzA Ix"iCarLal Viatlw plat,Inrt
rathudc kmkd aulaidc the VIM putom letting the CiLyof Mmidian's standard ronku.The
c=LiNud 3dmll km,gralpliiiiadly dypickid ou drC plat firr Ickri.7imu purIKM-Y.Suhurit arl c�Llxutci.L
Cl IIIrL-td{ou Ihr f NMLnvadablc fruw J3uULc W1 rLs a Iuj*dim-riptuelr picr ucd lryml Jdalxr
LiL: i" d PLLrfcsNi Piml]. uKl Surveyxn,which I3Lu3d I iw LLKk-ilic m Lv of dK t�liii LZIL(nwrk LA
EXH IL31T A)and an 81 f2"x I I"rtrap with h mrimp and djuanx-q(maAod F.XHIBIT B)far
u6vicw-Huth rxliWL%uruxL br x miikA xigiwd mid 46Lcd by a hofL-oouual 1-mid 5w rcyor-JX)
N(l'RliC RI.)- Add a imAL to We 14al rtifc-l'rr ing 11n!4 dlwumIL'rIL All cd3r13Lc1ILx nILLA by
xubnitic-A icy iL i it mid appio"pruar Iu 4kvvJ;4mr Cul phi appruval-
4. Thu City of ML-ridimI Prquiri:N ILA]3rtNsu6md iiirigaliuiii sy-;Eia s Iw slLlrlrlicid by a ycar-rowlll
suurlx of watci(LJDC. L L-3B-fI).'I'IK appliu ilNI mILL Lac rrguiicd to u miv cxiYLiLig3w1a or
well waU for ikiv prirrwry suuux_ If a surfm:c ui wr11 suwcu is uzrt avaiudi.7,a 36ugk pviid
ccxulu Iiun lu thU wlivary wxtcr sysLuu AiaL1 UL rLgpuiicd-Jf a Ni=iWlrpuiuE L iiiinxAiuu Iw LiLilicrd,
t1wdLvLiLgi 7 will tw rc�puusiblc for thu paymuiA uf�nridw fui Ow cuuuutm mtl priur Lrr
priur LAP uxciviugJrvrlrgxnrld pLmr appuwal-
Y All raisriirg srruuLwc'tliaL me I rrluircd to UC rriumM shall UC]3I urr to siViatut on rlir final]alaL
by OIL:City Emg6 R=. Amy drudiuuL Out me ullowcd UP rumaiu sLLaJI bi:subjLcL to L:vAuatiuu mlll
pi 3 iblc rra-wnignriiicmt of strrCr mMi=iugki UC i III uwnpli; li x with MCC.
6. All iu igatiurl Jit x-r,Lzuiu s,Lalo ads,ur drains,rxcknivr of uatwal warcr ways,irr -mm-16W,
ca uming or Iayiug adjacrii mid cuuti]gLx> Lo thr mca Lxniug sulAividLA s1uJl Ix.:wklri:�.soLl per
UDC 11-3A-6. In pufuruii6W-Awli wurk,Ikiv a3r]rlilvuL Nhul.l cumpLy wide Ididw CrIJL-42-12VF
Mid miy udICI xppl"PIL:law uI Icgulaturil.
T Any wcihL th d will IKA LANI iuur LAr br IXWLL uuLwl Lac pru x�Lyxlr Kll 3i"a urdiugtzr Nadir Wcll
Cwodruumii';ImPLLidx halo;x&iii iLdcrL:d Iiy tIc I"iu LIB uAr3lcid of Wabu Itcsaurixs. Thr
rkwcki per's FAIJ ihi xz xldL pro idr a%Lxrunwrt xJLLcsxuy''w"''�1hL-Lk7 ticrr&x miy cm6611lg wLdls in
t11r JCVdL"ixiII,a l if m&lluw Iloy will mmilinuu to hu uwLx rN JKOwidc rcamiJ of th it
x"IKIVIIID CIIL
II. Any cxlsLing mwplu xys. -i Lw wiUlin Ulis lrrolc LA slwlL be rul3Itrvud frum Scmiec W City Chili im wu
9u-tiuu 4-14 wKl 44 R. t aiiiij lCaarLal DistLiL;l ILLIrItli ItN almiiid6iuiwu1 Fm4wc-J,Lresmid
ipnagwLtium(2"373-5211-
i. atrr.L'L xigim mc lu be III pkux-.Yauiiwy wL-wc'I and warvi syNlun AiaLl bVA14NO"arid al'Ir VxIL%ll,
road L�appruvLaLl by thu Ada Cu iry 1 J igliway JANIxiL'L mid UK Kraal PL LL for tliis mdicLivixuru
shall hiz iummd i,priLa to a1a111yiug fur Uuildiug]acuniLx.
10. A Irticr of Vri�Jii or u Nh xuicty iu UK wimmit of L LO%will liti"rued for aLL unL nnplLiril
funciug.L uiLtwCaping.wipuiilicN,tie.,pchn tV slgiwruu:LNI vk fuel lr1aL-
11. All irlgsluvriuviktw rrlakd ILI I3ublic life,safL�ty mid lwallh JiuL1 br ulrnpki Lel priur Lrr L Liipmiuy
ult1K 3&L Lui Ls-W ACLU apl3luvLel by ILr City Engiircri,mi owii i may poxL a pLifuunmrcv xuri:Ly
City of Meridian Department Report IV. City/Agency Comments &Conditions
f[a%LIL'II 6111morcnLuki ill ofdff Ia rrbt3ol C'.ity Bnginrn%iglLalu[L Ml LIIL filal IFlal ad NUL fLatll ill
12. Appli"d%ILall bu nxiiii LI Lil Lip pay ISAPlit;W;mk.%duyck,17i lL"IIL plan rL:YIL:w,a.ldcsnlslruuLill[I
LuxlxL'Liuu fcuy�ad dLLcunii"during itir plait rLr ViLW IMi pc MM0 ]a Lipr Ill AL:]LinallLx ip12111 ILL II
gIIN d1ILUrl.
1.1. 11 dhaLl Lx Lllc respumibili[y LFf[klr appliuud tip rimuctllat all ikvd;ijmrx-iu[L- upmi cumply Willi
Lille A13W[iLamd wild L)6313ililkL ALIT d tllc Fair IfuL LW ALA.
14. Applicant sILa11 be impu3niblc hm applimiiiwi au l cumpliainx with my Sml[ pli 404 Frrnlihing
LI1al clay Ix ruyuilai3 by Ibu A1311y CMTM Ld EngirlIC=N.
I?. Draclolx[%IuJl LxmrdilLAL:Friailbux U--Ainn with Ihr Mc[idiaul hwA Offim.
14. L.ol[Ipa 61e11 ILj Ic'dtJL%dball VL 3aL6ua%A lu liu IL'170im1 Building DLllmr[111L,11 filr]116uik6W
pads lrYU'V1116'e119"'c"led 1paclifd%wllurr f[ Aiiig windd mil slop fill Material_
11. I kiv dL-iiEu c'[IgiiiPLrl d11aLI.Lx I rLY'Lii4A lu c:ritlfy Lila)tllc%1[rx[c'oiluILIIIL'ulcYa"um uL'Lwta
rt Lllllvll Uill Llf 1-fc LL JKWE"Ihu 6igllcdl u%tabLidLuJ pink Vuu11JwaU_I c'Ic'Vat]LIE I_ 1 6�6tL3 L,13a1R
t1Lal Ills bultonLdr YaLlWI Llf the crawl dpaors of IRnnLx Id at Lca30 I-fkKll alluvr.
lL.Thin ale k=rItY dmi6p cmgjiil dllall Lx rc-4 iNiblL fur ileslrx[iuu lrf all i1TiNa6ml MOM
draiiiilapi:fi6L'ifty wi:11irl tllid Iprujcd Lhal Clio IM3L fall LuKk-'1 drr juli3diL'Lilnl of all IITIgati!Wl diAr cl
or ACE dL cigi1 c[1'e'i11Lri dial pruvillc i:edifwaliou that LIK fa di[ic%Hare LX l inafh1led ill
a[xa&uicL with tliu al Tl]ruwddrsigQii ldaliiu.' l iii...cvrtifwaliurl will Ix iuquirrd kirforc a L AifiLalo
of uuniiin[ILy ix ixxurd for any 3divc[urru wiLhin dlc]ilujcLL
14). AL diu rinuld Ltiuu of lklr puljrLL,tlw app LiLuuli AiaLI Lx rLM timid ibk tie%ubMil lcuurd&Awiup]xr
tive Ciry LFf Mn intact A"AD ulawlalibL Tbrm:Ilnpiid drawiu'gi irmd be[cui"mkt apprrwLvl
pri La to Live 131d iiicu of a el"I ll flcat]Llrl of LKXALF Ky fur ally d1[1x'wrs wi di in OK puj cai
24. A 3itiuLt Ligld]elali will heed UP Ix iiiciL lkd in thL civil{;SNlL&L=ttiL1[I pbuix.ghod Iighl plali
rujui icimiii%air Iii"in 3Leciio[1(rS of[kc Ilnpruvrinc"IvL gtau Jx fm.S4 Lmt Gshtul&A Lmpy
} Uf Lllc 347uKkuLLN can br finuld al IrtlpJlwww_ulrliJLuiri[y.l:mZ aul]lir w4rl.%.aTA:-9id-272.
21.Tbr Gty of MuriJiail Ic'L11u[M 161t11c uw31LT WA Lu lkw C-ily aycifurnuin7e*L"irLthe anlowd
of 1.21%of dlr[oLa1 LvicitIllcl[ pit L4KA fin all in L71pinplidu%rwc[,wAwii wKI[LICIT infrmimiii:lurc
priu[Lie final pia[diguatuic_'l bix Nuicty will hu vvi ifux:!by a Lille iWlll cud[L-[ti11LaIL'p[[w]d L by
LLilleowlxl to dir City-'llic Nuic'ly La<I Ix]n KALd ill Ifir f[a in of=I Il rr"maldr k-Ilul Llfcll'LtiFvl y ea.ill
4k-lKFdi[La bund_Alildicald 13Llm fik ail applicaliuu for nucly,wbicll call lw fowid oil Iflu
C"oullnuuiLy]hYck+puleu[13cpxrLuod L1rL�oii4:. 1'ILmvL:L�lullae[t.aild llcvciulxoL,lISL7Yw:a:fill
nunc ilduunaliuu al 88'1-22I I.
22.'Ifklr City of Muriduul lcyuimL iiial tllu owner post to[be City a waruuur sluLry in the anmm it of
20%of 1JIL:ILILaJ cLxL%LJ Lll'Iioll 6 VA fLw all EV1311iILled 3LL'wL:I,W;AIZi mxl R,LtI:infra%LrLiclu[L for
duratim of two ycwd_'Fbix dLuc'ty will bL vvi ifrcd by a line i1vi l cu..CI eituliali:plovidui]l IFy tic
owner Iu tic C;ity.'111c sucTy im..-1 Ix rNIM I ill 111L"follil Llf all Llrl_"xaldc Ulu 4ncdiL,cusp
4k-IKPdi[[a build_ApllliLmfL rimA frk ail applicaliuu for nucly,wbidi call k-fa id oiii dic
C:oullnuui Ly]k Yckipllven[17cpaJ1JuuuL wL4Joii4:. 1'IL>L'LL;L�lelaae[t.aild J}cVL4L1p1oL,lI SLar1La:fete
nlolc i ufLainaliuu 01 991-22I I.
City of Meridian Department Report IV. City/Agency Comments &Conditions
C. Meridian Park's Department
C>VE IDF��
Parkaarid Rsxrcation
ReneWer. Klm warren/Pathways Pro)ect Manager
Plan eerAsslgnedr NkkNapoll
PmjertName- MogulYhdrMIalPark5ubdivision File No,H-W25-11tID6-PP Date 3-1fZIM
1 he following will be required for developnhent of the propmed prgeck
COMMONS OF APPRUVAL-PATHWAYS
1. 1he project developer shall desgn and constnxt mine pathways consistent with the kxanon and
specifications set forth In the Meridian Pathways Master Plan Map and Master Pathways PWn Document
Chapter 31. Pny proposed adpazirkentsto pathway allgnmentshall be coordinated through the Pathways
Project Manager-JnteraxfJm Futhhrs Aftp
2- Prior to fowl appmml itheappbEmashad dedicate a publicamess mien for a multiH"pathway {10'
whdedetxbedsldewalk)along both sides&W(;rand mogul way,far the length aftheproject. MawWallgn
with pathway that has a Iready been rmcrnr tad In the eastern pardon of the project.
Because of the alignment of M m this laratlon and steep fill slopes along Mack Cat Raad approaching the
fhrfiare freeway overpass,na pathway will be reWined Ln the landscape buffer along I-9a (I his had been
stated as a requirement in prdlmnary reiews.)
Additionally,10'd4nached multwuse pathway wig be required along the future mid4nile aollecmr road
planned along the west edge of the protect
Easements shall M a minimum of id'wide J11V pathway+2'shoukkr each side.)Lasmyiienits need cialf be
dedicated for mulh-use pa&Auys that Ile atrtsAe tt*public RDW.
Usestarrd'urdaty LernpilideJarpuhYc amens aimm ent Sw4Axq a9aws mwnzs wrfrnc th,awgh L:WFCFeJ
Ar ress Pbrtml
3- Construct mutt,use pathways per paving sectlon based on extstirg sAe corhdltlan.as recommended by
project cavil engineer In accord with UDC 11-3"and 11-3&12-Pnar to final approval tre app can's
engineer shall provide written documentation that the pathway segment was constructed per the
reeamrnended spec,ficat
4- 1 he owner(or representahwe.acsocaloonl of the property affected by each puNic aces easement shar
have an orgimag oblgatlon to maintain the mulUiue paidvmay.
S- If appllCabl%A'ho open vision fencing shall be installed between pathwaps and(live)water Irrigation
czrels and Laterals as detailed In the Wrldian Pathways Master Plam chapter 3,page 3-5. All other ferxe
details per tin[11-3A-L
6 rwoJ-ctdeheoper"Iberfpomblefmobtarningioainseageement and other permissio0s)asrequred
for comtructrhg withim or cressing,inrigatlon d wvt eaeerhhentst
l- Should any discrepancy exist beitween these conditions of approval and the requirements of the rrrigaban
distrIM the developer shall~work with Pathways Prcgedt Manager to aJreoe a pathway design that meets
bath Oty and irrlgaten district objectives.City requirements as stated shall rho+t Vnor are they rhtanded to)
owemdie those of the Inrlgetion district hav,ng jurisdiction over the project area-
Jhev.ai,a7.a�
D. Ada County Highway District(ACHD)
Link to ACHD StaffRgport
V. FINDINGS
A. Preliminary Plat(UDC-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
City of Meridian I Department Report V. Findings
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The Commission finds the proposed plat is in conformance with the Comprehensive Plan and
will be consistent with the UDC if the Applicant complies with the above-noted conditions.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The Commission finds public services are currently being extended and will be available to
serve the site and will be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission finds the proposed plat is in conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
VI. ACTION
A. Staff:
Staff recommends approval of the proposed preliminary plat with the conditions listed above in
Section V.
B. Commission:
The Meridian Planning&Zoning Commission heard this item on June 26,2025. At the public
hearing,the Commission moved to recommend approval of the subject preliminary plat request.
1. Summary of Commission public hearing_
a. In favor: Jason Densmer,The Land Group
b. In opposition: None
c. Commenting. None
d. Written testimony: None
e. Staff presenting application: Bill Parsons
f Other Staff commenting on application: Ali Breshears
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. Future extension of the north/south collector road along the west boundar.
4. Commission change(s)to Staff recommendation:
a. Condition of Approval#3 was modified to allow the applicant, City staff and ACHD
additional time to coordinate on the alignment of the north/south collector roadway along
the west boundary.
b. Condition of Approval#4d was modified to either require a plat note OR reference the
recorded CCRs in effect that establish cross access for the entire development.
City of Meridian I Department Report VI. Action
C. Condition of Approval 5d. was stricken.
5. Outstandingissue(s)s�(s for City Council:
a. None
C. City Council:
Pending
City of Meridian I Department Report VI. Action
VII. EXHIBITS
A. Project Area Maps
to Project Overview)
1. Aerial
Legend A.
'y.
Project Location
Area of Impact
•I
• AnalysisFRANKL--IN '- �
2. Zoning Map
Legend
Project Location RUT
Area of Impact -RUT
♦dti
.z
TN R
• AnalysisFRA RUi
N�L�IN • =�— - ` —
A400
RI
V
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Li
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lulu a—ml ynil= » ,�
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B. Service Accessibility Report
Overall Scare: 16 3 rd Percentile
Descriptionk
Location In City Limits [GREEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrflaodplain or > 2 acres GREEN
Emergency Services Fire Response time > 9 min. RED
Emergency Services Police Not enough data to report average response t.n-1 e RED
Pathways Within 1/4 mile of future pathways YELLOW
Transit Within 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration (#of lanes in master =t emt= GREEN
plan) matches existing # of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
School Drivability Not within 2 miles driving of existing or future sc:io:� RED
Park Walkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
C. Site Plan(date: 4/29/2025)
tL
---—-- PFelIMI"aFy Plat
a cm Mogul Inclustflal Park StobdivWon
------------
A2
5'
4i
RLOMI
PP D2
City of Meridian Department Report V11. Exhibits
D. Landscape Plan(date: 4/29/2025)
fi—_..— _ aafawlgllyy ��1!wlr� W`iG
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City of Meridian Department Report VII. Exhibits
i � d
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City of Meridian Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
E. Preliminary Plat and Phasing Plan (date: 4/29/2025)
--"—" - �-�---- - - .-- PFeiiminary Plat ...i=o
Mogul Industrial k SubdIvisiarp
— a
----------ielSL-"----- x--
-
�^ .-area NfwMrYM� j I � ".....••—••'•••••
ff'i�rpAr F ME
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City of Meridian Department Report VII. Exhibits