HomeMy WebLinkAboutZ - Approved Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI
AND DECISION& ORDER
In the Matter of the Request for 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. ,by Jason Densmer,The Land
Group.
Case No(s). H-2025-0006
For the City Council Hearing Date of: July 22nd,2025 (Findings on August 121",2025)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of July 22"d, 2025, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of July 22°d,2025, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 22"d,2025,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of August 12ti',2025,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(I.C. §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(Mogul Subdivision—H-2025-0006) - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of July 22nd,2025, 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 preliminary plat is hereby approved per the conditions of approval
in the Staff Report for the hearing date of July 22°d,2025, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments,if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with I I-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
613-7C).
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 67-651 IA. 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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -2-
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 §§ 67-6521(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 July 22",2025.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -3-
By action of the City Council at its regular meeting held on the 12th day of August
2025.
COUNCIL PRESIDENT LUKE CAVENER VOTED
COUNCIL VICE PRESIDENT LIZ STRADER VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 8-12-2025
Attest:
Chris Johnson 8-12-2025
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 8-12-2025
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -4-
Exhibit A
COMMUNITY DEVELOPMENT
C��fEPIDIAN*,-
DEPARTMENT REPORT I DA H O
HEARING 7/22/2025 Legend
DATE: Project location -. 0
TO: Mayor&City Council Area of impact
�= City Limits -
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533
nnapoli@meridiancity.org
APPLICANT: Jason Densmer,The Land Group T _
SUBJECT: H-2025-0006
Mogul Industrial Park Subdivision
LOCATION: Generally located at the northwest corner
of Black Cat Road and I-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: Approved
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -5-
II. 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 No -
Required
• Access Black Cat Road, an arterial -
Grand Mogul Drive, a collector
• Traffic Level of Service Black Cat Road: Better than"E" -
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 1V.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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -6-
Figure 1: ACHD Summary Metrics
Level of Service Planning Thresholds
1. Condition of Area Roadways
Traffic Count is based on Vehicles 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-fast Minor Arterial 417 Better than"E"
"Acceptable level of service far a five=lane principal arterial is'E"(1,780 VPH).
Acceptable level of service for a two-lane minor arterial is"E"(575 VPH)-
Notes: See Error! Reference source not found..Error! Reference source not found..
Figure 2: Service Impact Summary
ImpactService . .
Ready
Marginal
Caution
r�aAy o° \ \ i\4e
00 °°� ° at 6
Notes: See Error! Reference source not found..Error!Reference source not found..
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -7-
III. 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)
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -8-
with an amendment(DA#2025-005936)for the recent annexation for Black Cat East(H-2024-
0047).
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(I-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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -9-
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.
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 11-313-7C.
ii. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8. 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 11-3B-12.
3. Parking (UDC 11-3Q:
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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 10-
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.
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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 11 -
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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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision-H-2025-0006) - 12-
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.
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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 13-
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.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. 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. ,
preliminary plat that shifts the nor-tWsouth eolleetor-road far-ther-to the east and stubs
to the north boundar-y of the Rosenlof Drain and eoor-dinate with ACHD on
requirements for-the er-ossing over-the . 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).
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FOR(Mogul Subdivision—H-2025-0006) - 14-
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 11-3B-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 I-84 (50-feet wide) on the
plans.
d. Add a plat note stating that a blanket cross-access easement applies 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 11-2B-3.
b. Depict landscaping within required street buffers in accord with standards listed
in UDC 11-3B-7CLall 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!aadseapiag along all pat4ways per-the standards in UPC 11 3B 12C. A 5' wide
landseape strip is r-e"ir-ed en both sides of the pathway planted with a nik of trees,
shmbs, lawn and/or-other-vegetative gr-etind eover-.
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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 15-
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.
B. Meridian Public Works
�1��-P1.A-1'Ct�[YJ?ff1�IV
wastewater
• Distance to sewer Sewer Aymlable at site
serdkes
* Sewer lhed
Estimated Pmjedt see application
sewer Efsll's
+ WRRt 11RlrrJ"ng
Balance
• Prolertcondsumt Yes
with ww Master
PLanilacUty Pkan
Impads/mrroerns +
• 5ee Public WorksSrte specific Condrtlons
wafer
+ Oistance to water water Available at Site
Services
+ Presnye fUrke
Estimated ProJe[t seeap*awn
Water LHU's
water QLkakty Name
Project Consistent Yes
with Water Master
Plan
ImpacWcrrrarns None-
pllrrlJi"W{RLS
Slie Specific CumdNhtimsuf ApprovA
I. Nu aAditimlal buildings ca.11 bo LgPm1 ruubLd w11i1 mu ulthc fulluwclg LwwKlfiurn have 6xii m d.
A 2ud wruuxriuu flout[hc NMI('luor 1)or
2 mcw ourimmii ms irtma the Ibmacrmiu xtimg tuT.Lmkc 2.
2. Watct nl ;mw m1 d a uminF wlKii cit..l5iiir,Fiowitymid pr L7 uic urigaiiivii dial I ilnkL a uss to
LI mIL3 of LI6L yca1{m is L7m ILA[Lxlcd i}mt LIf C4.11101 Li L-ufi'dy Ia11a11ri�l.H'ilhr 1 IniavidL L'a.'mr1E um Ircoof
LJLat Illy City wiLl 11aVV�at all 6131cx.rUwu Imovi L-dir maul ial 4dK ilrigarinm Iim-
3. Fin:kLydra.lds 1Ll.ILlitl aL..k`ma Y mpacimr,jKz t LlLc lhyd a&fin fuLulr uaiiikami x.L'LSrvidL:
iJk cwnr11ta6kH1 fur 111.1h,that cmul s 11hu hydraiiLs in prLlvi&a 1W wick.L'akr111rra.fiat L"muiwCG ar a
mlininluoL 3'11awL[bc hyi4wdxldwagh Id is In clu it:L Pk!ErY.=iumut lcyuirvinuid will br dre
Smuke fsn a iy water wmNiLX�.
4- Nulxrma Kn[srructwcs{trL ,bushes,builAmp,L rlxmtY,trash tccuptacJr walls,fui1 Lam,
imfrLLaturm Lrmicbma,light puks,&L.)to 11c ImA widiim tklc utility camcmcmL.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 16-
5- Eiisuru iiu v wrr s-rv;i pass Llrrvug6 iufiftratiuu tic[icli .
General['aadfitJooi of Approval
1. Applka AxUl.L mprdil &:waL.a and sL i maim xim and rvutiiig witL diL Pub1iL Wuiks
UkTi itimul,wed L-x L:L'u[L:xtmidwd fiimL%of c-mclnLm LN for any Ioainx tha[arc CLYII1ir L'd to pioYidL"
x-FviL oub idc ufa pubhu i igld�if-way. Miuinaun t vcr ever x wur maims is dv m fczt,ifw L7
from top of pipe tarxulrgrmk ix Li-Ns dial dime fiLL dum Jbcmak inaiLrials 21mLl Lac uxLd in
t ifvrne[iL of City of Mc7irliwi Publiu Woi6 1hpm1jrxvLs 4[mx6rci 41iLLifiuiLisxls
2. Pt_T Mc[idian{ity CWL;(MM. ,LIIL applicmd sl&JL bL rm9mmixilth:Lv iiwtall.%-wc[mid wnha
mains to mid 1lmoug11 dint dcv6p]7invilt. AlgdicauA iiciy lw LALg7Idv ftx a IL:6161.11MMIi'IIL
agiuriiicjil fix I[Ifii .NLruLdu[L L'111imILxIILLIIt]x[W.C.kfi-5-
3. Thr aTM111L'iu1L Nhall proYuk L-a.YL-mL-IIL(%)for 21L pulllk wa[LlAL-wrr irmins oiftide of pubLir rigid of
way(iucludL aL1 wAL7�rvki: mid Liydrairls). 'LLL Lxw:immd wid[lo slialL k 20-6st vide fur a
s6WIL utility,u[30-fcL'L wide fur Low. I'llic L7LiL-I trii1_".%IdIL mul IrL'dLAica1Ld Via flit Irlat.IA/L
ralhord=diiiabed oi&gide theplad pnwais Lmingthe City-of Mtridian's d;mrdwd fonmt The
Lmmi Kiiii JuAl be gragpllindly dgNic Lcd oil dic pla[for IcfLTL-IYL'L-pLvlK:L^t.Submit mi cxixu[cd
Cm Ii Lid{vu 61V RN13LnvadablL frum liubLic V1 rks} a Irgal Ll.�rip[ioit plupmcd by all Jdalxr
Limed P[srfcsslolol i mid Sarvvyxx,which nLLEd i ieLkKk AL:arm iif LIK LiC4l'III Lcil(I71arkLJ
EXHIHIT A)and an 81 F2"x I I"aG&p with him6irps and di.umoy(marked EXHIBIT R)far
rvviLw-kkitlr r7:ILLiIn[x nit xL br s mikA sigiwd mid 46"by a hofL-miuual 1-mid Sw rcvur-110
NOT KECOK]}- Add x L'im [u die Ida[rcfiic[Icing ilik dips Limicu[. All cas_u x Must L0l[ bL
siibnatwd,ILZ'icwtA mid appio"lirupr lu dLvllulXLillit P12UN apinLlval-
4- Tbr City of MLridimi Icywrus[Lull]71'LNNU1i7.C'd ilTigatiull SYNEL'ION IIL sulgdicd by a ycar-immi 1
s surL of wa i:i(LAW I I-:Sli-fll.'I'lir a[I[Il i.uud YlLxnild bL ILquiicd isF u wiv Lxialli[Ig n FacL or
wr11 wa[u for 1LIr p6irimy sLlu[L'L- If L.sw fact u[W L 1l]RIwcL-Is llslt av3uL dtlu.a Sing L—puiut
uxille Gull to the ut.ilillm v wa[c't svAmi sliaLl be rei'Li[cd-Jf a Ninglu-NI[I[L iiiit"un i.L utllre.eil.
UwdLvLluper will Ix rc�ptaisiblc for 1IiL Imymunt Ldasr .hilts fu[Uw cumimmi miss priL to
priLx Itr miL'iringdcvultgxnrid plmi appr[wal-
5. All.L3.istiiig struL'LwcL tliaL ary i aluiicd 1u bL ruuiuxed shall]x prurr to xigiiatmc vu[Lir G[ial Illat
by On:City Ecig iiccr. A my drudjuc4 ILIat me aLlowcd iti rumain Nhall bL..ubjLLL to LraluatiLlil mill
r L ilplc[{]igunuml.;if strrL[add=tug to Lx-iir uxnplia[iL with MCC.'.
6. AIL iuigaLimi diidwN,L-mials,Ia[L-ials,or drains,racknivr of nalimA wa[c[ways,66crs+x[iug
La Lmitngvr laying adjacrid mid cu[digLmPm Lv[hr mi'a Ix7[Igbd sulvidLA sludl Ile addrt:�sLti]prr
UDC:I I-.3A-6. In]x-rfvrmiilg Lawli wu[k,thu appliwuL sLIa11 cunlpLy wi[h Jdalm Cudi 42-1.2V
mid ally cillicl appl"PlL law u1 ILgu1a[uril.
*. Amy wd6 tad will nut Lsxi[inuL to Ix LLWLL I71LLsl Lx pi upcl Ly AmiKtui"aLxaxdingW Idalw Wcll
Coodiliclivii SlwpLLids KukaL adilllmi3k-rLd by tIL:J"iu LkFiaitiNUIL of WaLc[K-L.Lx111rcL-4. Thit.
Dcwc opens FvigimL ii AWN piovidL:a siaivamit addicsxing wkiL-LlKr tlr_rr am miy cmix iiig wills in
tlic dLvLJL"ixliI,a1111 if m&lxaw tbcy Will 11•Itiml6L:to ILL"UNL41,to II[I}YIdL ici:4md of tkir
ahmidL nriKEL
if. Any cxidiiig mwplil'7]�YtcI1LY wd67[I 11nY p tjtcu-L AWL br rL-nk;wLA frum 5L-rv"pL-r City Chdiiilarwu
gi bull 4-14 wxl 44 P. C'turlaLt CriLLal L kiiLJt I[u LUi fax a mild iiiiiicul Ixtim;di ci mid
iricgxctium(2"375-52I 1-
4). 011t:LA xiglls ml'tube nI p1ac L,xmii a1y:.Lwci mid watim sysicia adlaLI Lx algxoxul aIMI adi VAlL-d,
rued La-appruveil by the Ada C; ly J 1 igliway DLYtLILL mid t1LIL Final PLt for tliis mLLdivixuru
shall Lc rcLxxdcLi pi im pa applying fix building lKnoit3L.
10. A letLer of creditor u 4i x Ay in tlx mimuiA Ld L 1.0%will LL naluiiiad for aLL uil iaplLdud
I'mic'iug.LandmAping,wilLvilk!L,Lde.,piiLx to Nigiutuic txi Oil finial Idal-
1 1. All.in Lg7i uvrii LidY rrlaLcd to]wlrlic li6:,s kty mid Irani AiaL1 bL"mnpkud priu[to L upmicy
of UK 3d[ueLarLn.WImn:ampruvvd by Ilir City Engililm.mi vwim Inxy p7A a pufmimaiK4;xam-L]y
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 17-
fin s111:11 iulplVYl'IrImim ill ordu71 lu ola1aL11 C.IIy h-Agincum mgmawu fY1 die:fuel Idal as m:1.fcmth in
UI]C I1-!C-36-
12. Appl"dshall be mquirLd tir pay Public Wmkx duvclLlrmcuL p6u1 rL:ricw,imic-amslluu Lima
iLivgw'L'tium f17Y4 as rIL'imrii11X71 durinI&it IL'plafl rrvi L:w rmmA;III illr lu AL:iLNLLY1iw of aIdaJl
applaral IL'tiar.
13. 11 slLall be tllc m-&Nmibili[y of[kw allp6tit 6r rlmuc that all LkvdigYrx-id fL;jtwL-4 cump1.y wish
Lk AnLcliLans will)L}uabdiC.,Actaud tllr Fair ILuLorulg ALA.
14. Applilaudshall be[L74p1ilmilrli.7 fax q)pliLa6m aJ1d L."+I1111p1La[Im with Wily SLclurlr 444 PcrnLil[iug
Llla[may Lx rryuircd by illr A[my Ckn ps of l;ugillLvs.
1�. DL7vclgm slall Lwordillak umilbvx lu a Lilnls wi0i dx Mccidimi Pc1rllOf m.
16.C:ompacrion LL-d m-.AEx NhAl 1x mJnni1.0 to till Mrridimr Building lkjmr[u1Lmd fur Al LwWuUS
pails IL:c6v111g L"IlgulcLliit laekfdl,whirr f Kiting`wlndd mil a[op fill matrrial-
1-1.Thr dc�iEii cc1Si11a:Lr shall Lx mgixiiod lu ccrtlfy llmttllc s mE i'L iciLimu ulcYalLum air scta
n Llllill111nL of 34c L'La1KIVL"IhU hij5lIICN1 LgUbLIsllod pcmk V4miWwatrl dcvatiun- '1'lli."m.L. to L ii l
tllal di:budonL drxati4mi cif the LTawl spmcs.of 1"am is at LcaA I-fcKH Auvv.
ill:.Thu aFPFAkants dLac&u cn3i wrr%Hall br ru-gre im6k fur uHFICC iuu cif all i1TijpI[i4eu d.IKVM
draiiiiaWc facility within this pwjcus Llmt dLl nut fallwlKkix-d jurisJiLAicnl of ail it 1 igaLiwr di trice
or Witu-Abu dL�g[I cligii1mr,sh drl:l"all pruvldL[lcalivn that LIIL'faL:ili[ics lmxc L L i iledal6,d iu
ADGM MIZ wi16 1111.:iq]p1 LIVLLL&NiEll I1J111N.'111is i'C&fii'aliL1[I wiJJ Ix itNuirvAl L1cf m a LxTlifiimw
of ucugmllry for ixsLicd fin arty:dimwrc�within dw pmjcLJL
19. Al We uuul&'liuu of I11r pit4i:uL,tlw apphiaaiid s6al I Ix IL7 "imbic-illxubmit ruurd drawings Ixr
tkleCi[y 11f htuidian AufL1l;All YUiiitlmthL 'J'kimiu Icullld d[awingg InLLd be ILL'i:i4Vd auld appruyod
p[iul tip dx L] ii a11cc of a�lificatiurl of u Lqr Ky for ally st[TIL'LW L7 wit]lill UK IrlojcLd-
20- A strcLL Ligld plan Will mzd tU be o1LluLtkd ill Llrc civil cl:mi4Gw tiKKI pInILK.%Od IiShl I1Jau
r L:11111 rLlmiiik wL"ILX�Id W mmAi m 6-S 16L"ImpruvriI mil.Stmidmh fm SLr A Laghl.iug-A mloy
of L11c AwKilalds call bu fLmmd al Id]pJIwww-iiwriddllWly.illg�laulalic wlarks.&.N)P d
!I.Thr City of Muri&;al1 rc-gLL:im� [LLA 111L"[Iw11LT WA Lo[LlrCity aJxifornlanlx o[uc[y i11 LIW auawld
of 12S%of UK WW LWIMI1111'[W}II L4MJ ful aJ1 i[IL7n111p ILAL-sL-wc[,wa[L7 aJ1d[L-uxc iuflasimu Lulc
priul Ur final pLa[sigpatuic-'J'hix sure Ly will.br VL71 Lfii3J Iay a LLIIL'11VIIII CLINE CKti111a1L7 II[c1vid Lvl by
Lk llw11L7 w Il1r City- 11IIL"safely LaL[I Ix l>,msiLd in illr fin of all ii rrrlxaldC k¢cl ufcicdil,ca3ll
JLIKINi[iY build-Algll"it 13LLIA frk 2[1 applicaliuo far muc[y,which can IIr filuld o c n 111
CommuniLy lhrclopnlcra llcpa.rtJLLLad wdmiL-. Plcusr unY:lL[Laud J3cvcJ;ijmmmt 9LTYii fca
131451C iufuunatiuu a[887-211 1. .+
22.Thr City of ML:r;Jal1 IL'L1L n[13L[kot 111L"LIw JILT plat Lo[lie Lily a Wall wily sWc[y ill the anmi It of
i0%of%L-final Comb LIL'1ivii 6uM kK all LwngrlL:kd xcwcl,watui iuxl muw Illfcmh LIL'tu[L-for
duratim of twar years-7his surety will.bi:vcrifLLd by a linc ilrin cuml cxLilrJalc pievidA by the
awurr to tic t:iLy.'1'11c smc[y L i Lx-rHM1L:J ill 111c fUML of all i1 rcrlxablc lubm of Liulk.c 11
JLIKWi[iY build-Algdic:ud 13LLKA frk all application for mucly,wklich can IK:fwldarl Wr
Community lk"pnlcrl[llcparLncld wizimilr. Pliu sL;vuidac[La rid 1 fix
rl Lllrc iufuunatiuu a[887-221 1.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 18-
C. Meridian Park's Department
VE ID! ~-
PrFl!�and RMF"tipn
Renewer Kim Warren/Pathways Prnpect Manager
PlaneefAWCne& NlrkNapoli
ProjeaName mogul kidr.rlalParkSubdrrlslan File Ha=H-W25-t1t1t76-PP Date 3-17-20cn
1 he following will be required fair developrni"of the proposed project
CONDMOH5 OF APPR(WAL-PATHWAYS
1- 1he project developer shall desiign and construct mult}use pathways consistent wdh the kxabw and
specifications set forth In the Meridian Pathways Master Plan Map and Master Pathways Plan uocunwmk
Chapter 3l. I"prarposedadkrnents to pathway all wentshall becoordinated through the Pathways
Project Manager-JndPi=ve PUtf"yr Mqo
2. Prior to fr►al approval the appb ant shall dedkarte a public access easement for a multiuse pathway ;10'
wide+e+a+hedskie.walkl along both srdrsofWGraM mogul way,Rethe length of the Waj&ct MauFdallgn
wir,h p nhxray that has a Iready been Laminated In the eastern portion of the project
i to.ause of the al Ignment of FM m this location and steep fill slopes a long tslack Cat Road approaching the
fuhj re free"overpass,na pathway wAII be feW Ined Ln the landscape buffer along 1-84. (1 his had been
stated as a requirement in prelilftnaryt revewrs-)
Additionally,10'detached multi-use pathway will be requited along the future mid-mile collector road
planned along the west edge of the project
Easements shall be a minimum&I-V wide(10'pathway+V shotd&r each side.)Casein n need m*be
dedicated for multi-use pattKways that lie autUide the public kM-
Usestandard fit}+te' o2e far pe Vc ooeess s 4ao ag rau•emwnrs Q4mc through CWjen's
Arras€Pbrtd
3- Construct mult,-use pathways per paving&mtlon based on existirg she r oadmon.as recommended by
pfojea 0vil engineer In accord with Ut1C 11-3"and 11-3&1i Prlorto final approval the appbrant's
engineer shall prowide written documentation that the pathway s� was nyt carted per the
fecownerrded specif catkin
4- 1he owner(of representatw zs=motion)of the property affected by each public access easement�;hallll
have an orgourg obygaum to maintain the rnuW-use pathway.
S- If applicable,6' higM open vision fencing shall be installed between pathways and(IlM water irrigation
canals and laterals as detailed In the Merldian Pathways Master Plank chapter 3,paw 3-5- AN other fence
detells per Ul1C 11-3A-1-
6- Pne&adNeloper"Iberffpora&far obtaining kwseagrearrreitt and ottwperrfkhsw !gasre And
for construning withim or crossing,irrigation dkstrkt easernenu,
7- Should anq dLScrepartey exist between these candltiom of approval and the requirements of the rmgatfon
district,the dev+elaper shall work with Pathways Project Manager to achieve a pathway design that meets
both City and ifrlga4an dlstnct objecuyes.tlty requirements as stated shall riot(nor are they rtter6ded to)
owemdle those oFthe Irrlget,on district having jurisdiction over the project area.
JL-v.aiW.uf
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:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) - 19-
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The Council 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 Council 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 Council 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 Council 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 Council 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 Council 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:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -20-
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.
c. Condition of Approval 5d. was stricken.
5. Outstanding issue(s) for City Council:
a. None ^
C. City Council:
The Meridian City-Council heard these items on July 22nd.2025. At the public hearin .the
Council moved to approve the subject preliminM plat request.
1. Summary of the City Council public hearing:
a. In favor: Jason Densmer,The Land Group
b. In opposition:None
C. Commenting
d. Written testimony:None
e. Staff presenting application:Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Ka issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation.
a. Adopt the changes proposed by Commission to the conditions.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -21 -
VII. EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
Legend
Project Location
Area of Impact
O
Analysis �r�
A aid
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -22-
2. Zoning Map
Legend TN-R
® Project Location RUTS R1
Area of Impact -•
O Analysis C2 RUT
m
R-8
R-40
R-15, `.
m
P C-C
arc M2
M-E
, ;
1 Rol
® a RR
3. Future Land Use
Legend
i
Project Location
i
Area of Impact
O Analysis - Civic
Law High=Density
Density Residential
General Employment Med High Density
`~ Industrial Residential
Mixed Commercial
-Low Density 'Employment
Residential -
e e
r
Medium Density WmNz
Residential
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -23-
4. Planned Development Map
Legend
® Project Location
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -24-
B. Service Accessibility Report
Overall Scare; 76 3rd 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 time 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 streets 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 school RED
Park Walkability No park within walking distance by park type RED
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -25-
C. Site Plan (date: 4/29/2025)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -26-
D. Landscape Plan (date: 4/29/2025)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision-H-2025-0006) -27-
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -28-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -29-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -30-
E. Preliminary Plat and Phasing Plan (date: 4/29/2025)
Plefiminary Plat IM
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Mogul Subdivision—H-2025-0006) -31 -