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City of Meridian | Department Report I. Project Overview
HEARING
DATE:
1/27/2026
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
sallen@meridiancity.org
APPLICANT: Patrick Connor, Ardurra
SUBJECT: SHP-2025-0006
Mogul South
LOCATION: 969 S. La Vista Ln., generally located 1/4
mile east of S. Black Cat Rd. and 3/4
mile south of W. Franklin Rd., in the SW
1/4 of Section 15, T.3N., R.1W. (Parcel
#R8956280100)
PROJECT OVERVIEW
A. Summary
Short plat consisting of two (2) buildable lots on 12.89 acres of land in the M-E and H-E zoning
districts. This is a re-subdivision of Lot 1, Block 1, Vanguard Village Subdivision No. 1.
B. Issues/Waivers
None
C. Recommendation
Staff recommend approval of the proposed short plat per the provisions in Section IV in accord
with the Findings in Section V.
D. Decision
Pending
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/undeveloped -
Proposed Land Use(s) Employment/light industrial -
Existing Zoning M-E & H-E VII.A.2
Proposed Zoning NA
Adopted FLUM Designation Mixed Employment (TMISAP) VII.A.3
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report III. Staff Analysis
Table 2: Process Facts
Description Details
Preapplication Meeting date 7/29/2025
Neighborhood Meeting N/A
Site posting date N/A
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. History
The subject property is split-zoned M-E and H-E and is currently platted as Lot 1, Block 1,
Vanguard Village Subdivision No. 1. Performance surety is being held by the City for the street
buffer and pathways improvements associated with Vanguard Village Subdivision No. 1, which
are the responsibility of that developer. Development of this property is governed by the
Development Agreement for Vanguard Village (Inst. #2022-049799, Amended Inst. #2024-
050341).
B. General Overview
This property is designated as Mixed Employment on the Future Land Use Map (FLUM)
contained in the Ten Mile Interchange Specific Area Plan. The purpose of this designation is to
encourage a diversity of compatible land uses that may include a mixture of office, research and
specialized employment areas, light industrial including manufacturing and assembly, and other
miscellaneous uses. These areas generally do not include retail and consumer service uses
serving the wider community. However, a small amount of retail and service establishments,
primarily serving employees and users of the Mixed Employment areas or nearby industrial
areas, are allowed. Such retail would be the exception and not the rule.
The proposed short plat will subdivide the existing 12.89-acre lot into two (2) new buildable lots
for future development of two (2) tilt-up industrial buildings. The eastern boundary of the
property abuts S. La Vista Ln. and the southern boundary abuts Interstate 84.
Table 3: Project Overview
Description Details
History AZ-09-008 Meridian Crossing (Ord. #10-1467; DA Inst. #110115738); H-
2021-0081, DA Inst. #2022-049799 (Vanguard Village MDA, RZ, PP,
CUP); H-2023-0072 (amended DA Inst. #2024-050341); TED-2024-
0001); FP-2024-0012/A-2024-0088 (PS); MFP-2025-0001; FPS-2025-
0014
Phasing Plan 1
Acreage 12.89
Lots 2 building lots
Density N/A
C. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures or improvements on this site. The streets serving the site have
been constructed.
2. Proposed Use Analysis (UDC 11-2):
No specific use or development is proposed with this application.
City of Meridian | Department Report III. Staff Analysis
3. Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the dimensional
standards listed in UDC Table 11-2B-3 for the M-E and H-E zoning districts.
D. Design Standards Analysis
1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
Future development is required to comply with the structure and site design standards listed
in UDC 11-3A-19.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
The following street buffers were required with the Vanguard Village Subdivision No. 1
plat and will be constructed and landscaped as required and approved with that
subdivision:
• Interstate 84, interstate – 50-foot wide
• S. La Vista Ln., private local street – 10-foot wide
Permanent dedicated buffer easements, maintained by the property owner or business
owner’s association, are required at the minimum width noted, measured from back of
curb. The proposed plat depicts landscape buffers as required. All street buffer
landscaping is required to be installed with the subdivision improvements for
Vanguard Village Subdivision No. 1 as shown on the approved landscape plan in
Section VII.C.
ii. Storm integration
Per UDC 11-3B-11, the applicant shall meet the intent to improve water quality and
provide a natural, effective form of flood and water pollution control through the
integration of vegetated, well designed stormwater filtration swales and other green
stormwater facilities into required landscape areas, where topography and hydrologic
features allow if part of the development.
Development will be required to meet UDC 11-3B-11 for stormwater integration.
iii. Pathway landscaping
Landscaping will be provided adjacent to the multi-use pathway/sidewalk along I-84 in
accord with UDC standards with the subdivision improvements for Vanguard Village
Subdivision No. 1.
E. Transportation Analysis
1. Access (Comp Plan 6.01.02C, UDC 11-3A-3, UDC 11-3H-4):
Access was approved to the subject property with the Vanguard Village Subdivision No. 1
plat via S. La Vista Ln., a private local street. No new access is proposed with this
subdivision.
A cross-access easement should be granted between all the proposed lots for internal
access from the adjacent street via a separate recorded easement or a note on the plat. If
parking will be shared between the proposed lots, a cross-parking agreement should also be
recorded or noted on the plat. A cross-access easement is depicted on the plat along the
northern boundary of the subdivision for cross-access between the subject property and the
property to the north. A blanket cross-access easement is required to be granted to the
property to the west (Parcel #S1215325450) per UDC 11-3A-3A.2 via a separate recorded
easement or a note on the plat.
City of Meridian | Department Report III. Staff Analysis
2. Multiuse Pathways (UDC 11-3A-5):
Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the
Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and
Roadways to Bikeways Master Plan. A multi-use pathway is required by the Pathways Master
Plan on this site within the street buffer along I-84 and will be installed as part of the
subdivision improvements for Vanguard Village Subdivision No. 1.
3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8):
No pathways, other than the multi-use pathway noted above required by the Pathways Master
Plan, are proposed with this application.
4. Sidewalks (UDC 11-3A-17):
All sidewalks are required to comply with the standards listed in UDC 11-3A-17, the
Pathways Master Plan and the design guidelines in the Ten Mile Interchange Specific
Area Plan (TMISAP).
A 10-foot wide detached sidewalk is required along I-84 and a 6-foot wide detached sidewalk
is required along S. La Vista Ln. with the subdivision improvements for Vanguard Village
Subdivision No. 1.
5. Subdivision Regulations (UDC 11-6):
i. Dead end streets
Not applicable
ii. Common driveways
Not applicable
iii. Block face
Not applicable
F. Services Analysis
1. Waterways (UDC 11-3A-6)
There are no waterways on this property.
2. Pressurized Irrigation (UDC 11-3A-15):
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3B-6). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-
point connection to the culinary water system shall be required. If a single-point connection
is utilized, the developer will be responsible for the payment of assessments for the common
areas prior to prior to receiving development plan approval.
3. Storm Drainage (UDC 11-3A-18):
An adequate 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 construction application and shall be constructed to City and
ACHD design criteria.
4. Utilities (Comp Plan 3.03.03G, 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
City of Meridian | Department Report IV. City/Agency Comments & Conditions
of Meridian Water and Sewer System Master Plans in effect at the time of development. All
utilities are or will be available to the site with development of the Vanguard Village
Subdivision improvements.
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.
Comprehensive Plan policy 3.03.03G requires urban infrastructure be provided for all new
developments, including curb and gutter, sidewalks, water and sewer utilities.
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development H-2021-
0081 (DA Inst. #2022-049799 – Vanguard Village); H-2023-0072 (1st DA Amendment Inst.
#2024-050341); TED-2024-0001; FP-2024-0012/A-2024-0088 (PS); and MFP-2025-0001, as
applicable.
2. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2B-3 for the M-E and H-E zoning districts.
3. The short plat shall include the following revisions:
a. Include a note granting cross-access easements between both proposed lots for internal cross-
access and access via S. La Vista Ln.; or record a separate easement granting such and
reference the recorded instrument number in a note on the plat. If parking will be shared
between the proposed lots, a cross-parking agreement/easement should also be recorded
and/or noted on the plat.
b. Include a note granting a blanket cross-access easement to the property to the west (Parcel
#S1215325450) per UDC 11-3A-3A.2; or record a separate easement granting such and
reference the recorded instrument number in a note on the plat.
c. Note #15: Include the recorded instrument number of the cross-access easement.
4. Street buffer landscaping shall be installed by the developer of Vanguard Village Subdivision No.
1 per the landscape plan approved with that subdivision (FPS-2025-0014), included below in
Section VII.C.
5. A Certificate of Zoning Compliance and Design Review application is required to be reviewed
and approved for each of the structures and associated site improvements on each of the proposed
lots prior to submittal of building permit applications. All structures shall comply with the design
standards in the Architectural Standards Manual and the design guidelines in the Ten Mile
Interchange Specific Area Plan (TMISAP), unless otherwise noted in the development agreement.
6. Approval of the 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 short plat, as set
forth in UDC 11-6B-7A. Upon written request prior to the expiration of the final plat, the
Applicant may request an extension of time to obtain the City Engineer’s signature on the final
plat as set forth in UDC 11-6B-7C.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
B. Meridian Public Works
City of Meridian | Department Report IV. City/Agency Comments & Conditions
City of Meridian | Department Report V. Findings
C. Meridian Fire Department
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=425507&dbid=0&repo=MeridianC
ity
D. Idaho Department of Environmental Quality (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=426098&dbid=0&repo=MeridianC
ity
E. Ada County Highway District (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=426066&dbid=0&repo=MeridianC
ity
F. Idaho Transportation Department (ITD)
No comments received
FINDINGS
A. Short 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:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
Staff finds the proposed plat is generally in conformance with the UDC with the conditions
noted in Section IV and with the guidelines in the Comprehensive Plan.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds public services are available to the subject property and will be adequate to
accommodate the proposed development.
City of Meridian | Department Report VI. Action
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Staff finds the plat is in conformance with scheduled public improvements for this area in
accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
Staff 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
Staff 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.
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
ACTION
A. Staff:
Staff recommend approval of the proposed short plat per the provisions in Section IV in accord
with the Findings in Section V.
B. City Council:
Pending
City of Meridian | Department Report VII. Exhibits
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report VII. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VII. Exhibits
B. Short Plat (date: 9/25/2025)
City of Meridian | Department Report VII. Exhibits
C. Landscape Plan Approved with Vanguard Village Subdivision No. 1 (date: 8/1/2025)
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
City of Meridian | Department Report VII. Exhibits
D. Emergency Access Exhibit