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HomeMy WebLinkAboutZ - Final Plat Approval Gasser Land Development STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 05/19/2026 Legend DATE: Project Location ML TO: Mayor&City Council ::: Area of Impact 3v �= City Limits i FROM: Nick Napoli,Associate Planner O Analysis nnapoli@meridiancity.org SUBJECT: Gasser Land Development Subdivision No. 1 - FP-2026-0005 LOCATION: Located at the northeast corner of Ten A111 � r Mile Road and Franklin Road in a portion of the West 1/2 of the SW 1/4 of Section 11,T.3N.,R.1 W. 1. PROJECT DESCRIPTION Final Plat consisting of five(5)buildable lots across 6.31 acres of land in the C-G zoning district. II. APPLICANT INFORMATION A. Applicant: Cheryl Heath—KM Engineering 5725 N. Discovery Way,Boise ID, 83713 B. Owner: Trevor Gasser—GFI Meridian Investments 74 East 500 South, Suite 200, Bountiful UT, 84010 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat The Gateway at 10 Mile (H-2024-0010)in accord with the requirements listed in UDC 11-6B- 3C.2. This plat incorporates five(5)building lots. The final plat is consistent with the approved preliminary plat and recorded development agreement. However, in the conditions of approval from the preliminary plat,the applicant was required to construct Wayfinder Avenue with the first phase of the development. The applicant is not proposing to do so because ACHD is not requiring it at this time. In addition,the main reason for this is because the road will stub to other properties that are not under the same ownership as this developer. When Page 1 those properties redevelop,they will be required to extend Wayfinder to Franklin Road. As a result, staff is allowing the future construction of Wayfinder to be established with future phases. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase, and the amount of common area cannot decrease. Since the number of buildable lots stayed the same and the configuration did not change and there is no open space required, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 05/04/24) PRELIMINARY PLAT SHOWING GASSER LAND DEVELOPMENT °°r, SUBDIVISION - - _ A PARCEL OF LAND 1ITUATED IN THE WEST V2 OF THE I; SOUTHWEST 1/4 OF SFTTON 11,TOWNSHIP 3 NORTH, RANGE WEST,DOISE MERIDIAN,ADACOLINTY,IDAHO MARCH 2O27 G ® — jmm,a,",... —,e.— k 4 ems___ KINF m — I -- -- C-I IAId L1EJD-OPLfM � MHtIDA1a.Ib.Yq � filTl wln B. Final Plat(dated: 02/24/26) PLAT OF BOOK PAGE Gasser land Devet❑pment Subdivision No.1 b 1t ny,iuJ Nand xueNinrOonloen[h[Overt uzd[rr'iw,l�w•t 41,.f4.nM li .'r•nfhNlrbR..b•Cirr..i.B.M.GivN AN.WYn,Ad.Ca.nry,laa[w �/rr tl roi/i mrw�i t Nip 11iY3-/S/0.�■�JI7! - e a�•ax�.F.r� 'ea';i'„ riY�'I,•F -_ �x.rra�rF""' i .x.: o�� a.'1%L�p��m • �m...el I y •piFt.m.xwx ui �al¢- � S oFwnp���d��•�7i dial w..x;.r n.�i.�rr1.1MG1 i� � mm."_�..v�en�rc� .2 � yRii elou �x� r Q� •ice.b.. '- R. .n ax Ali vn'v VMw.nw.rt iww n•now.Fw ru w.+ Mr♦.4Pn.Y'J,IF,nllnvll ' w Fmrwa�c -.ieo'•",•n, n.«�.«l��r<. - �� .�� n a�,�..a�ti.�n...,K,m.e ax 'M�'00'•�l.-00 s.e[I t•a ilnzrvf a w[wY,. I I `la�* iuxaa ere S,�a>b•e ai'W�,r,., n...v� ,vm x am�x,,m. +� • ,.i •iu rxmsm�m 'INI nrrn r.�w� t¢r`9i n M I � Q n.-Nf4�w�R��wrt�oa[R�cu![r�f[. SIl11VEY H.WAINE k r n I`�v f'e� � fR Jam¢�� :w¢a ne v,mrm r mar v.onw�nu'.v welor.q sr�n acn�oaw w rem or �anamu i- i Investm 5tm xeixeeFixa ents III, LLLC• Page 3 PLAT OF Gasser Land Development Subdivision No.1 BDJJO[jKPAGE fMlai OanR[R.i� g � f� Mach line ------------------ I I .,on Y � I i k7L aavaE•m� I Ir� Y i Tt�ra'uu'r+nw' � k _ �� i r• -- 'n lent:we�,.j 000w ,>•� F b �i'im�Iw.w I � ✓um y Y .Err Em-y,n •xr ' ' .•b'�' { i nia�.'��� ci ren®aa•nen•er.non.t me ix I �$$ ,xw g ! $ if hid km I I • it 1 = y � K! M.11`M� FFF - ..nk"tV[mlea � I W7 r� t nF� 3A 1� investments III, E R c Iw E e.I x c LLC } !RD• ' I �` 9w11fu1,4mN mow'•' Math Line _ PLAT OF BOON PRGE Gasser Land Development Subdivision No.1 Kew ..aAa.y 1s.is•Ill x M idrtiw6i II.x a1uY i. rvnKuxr�y'ww x'1rua�aa'w�H roVl[rt a br w CGw•r-WC K ff1✓1�r [rfrwc[a aw[V,rV ew�r�rtyye�a YV kaI+iY V�E SUT�Fs�tlr,�mY•!6!N¢a w�li�IK iM�04:1wrt u•-.Ar a�.xm exrc n'crvq ura�c xw. �ny.Iw 1+[FRZR�mR e1w.�+K hail Di 0.` � a-W x u m Ids ada•n mvY n oawcr W ir4� ��i v.�o iF[i,x a•a[-#�.no n�o:6 uc[G JOM Rc - wfr'�•',I. xaav,Vo A[xnm w-.w¢Y xtn rtt+.�• uvY00'Y a M1R [�[!>bftl[[i•Spa:✓ s rpr. __ -x�x•.:rn�c.v��a or s�vnii:.+u waw'NOoc„'wx�o�r°iw�°:m, w>wa�•.�w�•-o.�rc MK£JCVa s,e sUmia���-wn w'�mVfwl[se�ero¢i nw'R aw.avrriVC a usll2 x aei f¢1 Iu<qa•J np�: w iVq o.•o aq.wo aw�n nrz w mr•yyR n.y.+a n-4hws�.a..�n�•'"•w r ew:, ai.-N altlq LLwa111 T-�tlR Byrn•FS�mx Wa uaVm'ttrwr' CEIITM.IR Oi 5ll11Vl1Y}I -+a .iay ra� �tat[>yee sawn a••ry y� � n��n�r�Nb�n.1 c•,md�tllry YM nc sixn xiV1a u m.ar�vx n'.aarxa..uc A urAdi.�w�a•1fi1Gi:Amt�W.MmI m uAlK C XJrs Iq-sR� km I nvestmenu IH, LLC Page 5 PLAT OF BOOK -.-PAGE—. _ Gasser Land Development Subdivision No.1 HEALiH CERI[%ICRiE i nc rvea•nc��wa�mxc xc✓na-.�A raa[onr clw• I r�z.vw v�.a.owe.ac n�[mrna v a mmr_ai a I SswRr�u APROYII[IF I.OI]lW[RY EYGIHFFI [ERiRI[AiELi AA6[�LMTY TPEd51HiP _ n<oravrmxrK a•s..mµ wma�,we w xix�uun i[i I oN e1.1IL Y"No t,I w C[ttRIGtt P�(fjIJM1Y 5PJRyrr]R w , km Investments III, [^ ^ �, LLC loviHu1.41IM "�^'n' It [�e 3 ■��= %:� EIIIIII ®ooa�.�oo ©© l I� 1 •li ° �;r pI �. �; = IIIIIIII �rrw»noszc � _vpcg I�l .. ���� li7'yty.,ay�9•�Gi,��1�f4:r1e[-�'�'�iP _ QO WIT ' •'R �SV�LYIMi �y; li, �kr�-��::.i�x:ti:4xw�•`,s:::x:.: n''�..�'��':;*..t'°� ?�F�r•"J`�. V�vP4Pl1 - ..'.="..ar.. L7.7 ' �'I � ..._ It �.....�.�..:7:.'-.. ... ••L'-i'.'.:?: nT�.7"'_.:... - V4.T..PC4W[u 4CNv5ECnPN�IYU[SIPFEi-A' -xua n.wi ru.iv auw.�a. - •'.�\'r; {ll� - .:.. .... .. •�,:i��' �'a•-n; ':ram-orc�.•h�r.•a::-•s�... o M.-MV-4y 0.7:;RrA�Ror�.rvnxrriu5-n.r�c.ia„•u• 5 03 LFCICIICU5 TRFFIUV TMGAhO STAGNG�fTR. 05✓MO'!E�[IREC6t �� .. VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall meet all terms of the approved annexation H-2024-0010(The Gateway at 10 Mile); Development Agreement Inst.#2021-082775; applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat by December 3,2026 in accord with UDC 11-6B-7, in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by KM Engineering,dated: 04/16/2026,included in Section V.B shall be revised as follows: a. Provide the license agreement from ACHD and ITD for landscaping within the transportation authority's right of way. b. Add a plat note requiring cross-access for all lots that do not have access to a public street. c. Submit a geotechnical report as required by the preliminary plat conditions. d. Modify Plat Note#13 to include Franklin Road in the language. e. Provide the instrument number for plat note#7. f. Provide the instrument numbers for the ACHD temporary license agreement in plat note #16. g. Provide the instrument number for the license agreement with Nampa Meridian Irrigation District. h. Provide the instrument number for the recorded pathway easement with the City of Meridian and Nampa Meridian Irrigation District. i. Provide the instrument number for the Meridian water easement in plat note#19. j. Provide the instrument number for the Meridian utility easement in plat note#20. k. Provide the instrument number for the ACHD permanent easement in plat note#21. 1. Provide the instrument number for the ACHD temporary easement in plat note#22. in. Provide the instrument number for the ACHD slope easement in plat note#23. n. Provide the instrument numbers for the City of Meridian sewer easement in plat note#24. A copy of the revised plat shall be submitted with the final plat for City Engineer signature. 5. The landscape plan prepared by KM Engineering, dated 02/20/2026, included in Section V.C, shall be revised as follows: a. 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. Page 9 b. Enhance the street buffers along Ten Mile Road to align with the TM Center Subdivision directly to the south to meet the guidelines outlined in the TMISAP. 6. Comply with all ACHD's staff report conditions of approval. 7. Each lot within the subdivision shall submit a certificate of zoning compliance and design review application prior to submittal of a building permit. 8. 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. 9. 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. 10. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works snr.KI'F!L7Mll-taaNUrflll Nlw GEN IAAL.t:raNUml1N!i: I. Kasdray so-weir Orviee m this deweliiprreni a aYadahf_4la eIlelSlon ill nutty minus rdytemm dr dwelorn ne the applieri shall uenall ma.ac io and dTOU&this s Mirmr;applicun dull e&"dinade main si o and rousing wmh the FuLlie Wnda lagarmacnL.ail GLemiiiie imrwlird 1a- ed e�N Ike aok ma.mc dru ue mquued to pea—le-serviee IA Coeur Duce sower rmm is duce$M ht owmr from top ad pipe to uib-grads Is ku thm dum*d thin a wrrum marcfials shill he Weal in co¢iormarpu orCay of Mendkkn RdWic Works LferMi4ileols iundrrd 5pecdhmionS 2. WYer scrums eo this sic is available via eatehsroh of tmwmg mLftlr adWiW m ttrt dwelrgxilcne lie applieaLe sha1L he respanuhle a uum1L tinier rfiains m and throup itus altvLye iI&LaE, .OrdjnadC main SM and muhft WWL FdhIie War" 3. h11 Lmppmvnib.`nir relmad t pwblkc IitP safd)-and health NMl tee onngWLmd pr.sr io nei.urwKy oil Gir riruc iurcx.W bhm%*moved lrp be(-Ky 1•:ng maer,an owner may prs r a pertorrim ni a xurLKv for sakh imprnvemeaaU m order to oblua I.rty Fingir wr t.Varore am the Iina1 pLu i.Y htirh id UIM'I t5{':ilk. A. Upoh Irstallmiah at Oe:W gaping LW pnor is in,,!L Lion by Mnnirt UeparLmem suM,rM applieaM shall pratitao-avirott acre ALLD-ed eomplo—i La see lnnh sir IJVU La-:ilk-Lbh 5. h Ieltrr ed credd or ea±i arely in the aniiainr A 1111%will be rcgwmd for all LmoWkle Iei cm&Iaaivapm&amimmies,prcxiun7ed.n'i Yliat-ri,p rwV m SignaWe an ttre iwal pLu. 6. lie S:ny or Mor.]iaa requeaL ihaa di..—.i.r I—i wnh the S..ny a portorruance suN-W in the arswisr of I IM ed Grt mW enrsiruoiiin Linr htr Al menmplew sewer,w0er inhav^uftue pn r m thLaL pLu sghan m.'nit muely mll.he 1kYitiad by a Iurr iiani.oo l :gh pmvidad by the own to dec•ny. The kMlwkoi stwL he req.ored m emcr uun a Ikevekppmerd Kurcry hgcee:menc -wh ri r{'i Ly or Menduo.,rre sur ry can M-pained in the Ibm or m rrewoeabie kdor orauliry Cash depo rl or bond.hpplieanr marl file as applwc dma for swr y,which c he tbwd as the {'ammudLly Uevelopmaot I%pumbenl wctrerte. Pkase caov,:r land Mrvekfrrierd tierwac Ike oboe utlormatiarL w>1 2.221 L. V. Ille Clryor Meindian rcq�s that dre owner pose mthe r:ny a--fly surerp in thearrtounror 21)%of the medal onnsduetion cosy Wall cuitLplaet sewn,a.atl warn Wrastni bme t r a dlladata ad Two years.'nis sureq Lnwi inr will he YLur i1 by a line i0.m rival owi mvol mg provided by dseovacr m7htl:uv.TMsway can he ra,smtl Ln die farm M as icrevodable Igoe[atered ach de .t,epose nr bnrnd. hpplicam muse tBe an applicWon far sarccy,which era he sound m the uomnwnay 1leoaopme Utparmoenr vneltswe. Ewa c cruse Land lkc lopmerd 1e' see Ike ob.rC wdo;wiwion.at W1 -23I L. M. an the cvem c u an appl.card—1 r ovmeccannoc eomplde¢ -IOC.aoaaoiety and nonficah3 .roprovern_- .prior M i:ily I:ngu signature ea dw JLMW play Lcaor prior m aecupaaey,a xurery agreemem may he appcaved as sec torlh m LI IX'11-A:4X. N. hpplrcanr shall hC reyuirc&m pay FuhL.c Wu[s develcpmeY plan eeview,jail eonminLab,., .aspecwa Lens,ae demrmined darring it*plan renxw peoun,4 prwr to Crt isaLai a oa a plan Page 11 appmYil Ieber. I If.h shill be the regiomihllr,y al Me appl wbn[to-ensure diu Al develrpmem JLuwes canrply wldi drt Arocrleans vnh D. hilnies Ac[and de Fa llfws.n ALL 11.Applwam shill b_r„yyarhie Mr gTllcumn ud coWlivKe wiM any Se Llim 41H 1'etnl.nlag cLu may bt requlr�d by d6x Army[-arils at IUktuw s. 12.L]r0001"shall coNclimdc nuuhon FxdrwsWah die M"WUAh I'm UITW. 13.All$radr14 at dre tax sba11 he perlkroacd is conlanrurrrt wch M[X.11-148. 1S.UffriprrLlon sec msulo.:.hall he x,6mlm1 Do-die Merhf vn Bwlding Lkjmrbnrs,tie all b,hldmg prds roecivisg cngioeemd hick ill,where hosing would sat aiop nll.miocnd. I.S. itm VIa roar canurlim elm-•`---old sal r IWhim WLL of 3-kat�ovc the hlghesl txtrbllsticd peat g[oun dwder clevulon. lies is is craure>tru ilic 6rdmm ckAlabon alum c. l sprees ai homes I s d keel I-R4 above. LG 11LF applwAirm design rngewtr shall 1te lLspoar LL, Ike ra{timom at d1 Imgavon add for dYuoW tkeil.,y wixhin iris proles[that do nx tall undu ire lura:!Ki on at m.rrigaaam ddaw[ m ACH13.'11t de SIL eog.aacr shill p�.dL-r mt.cm,os Viu does=Urries base hear.r Wled is Y omi ire wKh Vic a ppf ed dc[Igo plrra.lb.s_undleuior will he-q--d t Kro r earllii ad oeeupmLy is.mmued ter Yaw xtnleTarca wichiri IhL pra)6CL 17.A[Vie eoraplatmaotIM prgec4>treapplwan[:.h-1 he reap.+ ihle msuhnrn record draw.W per Me L:ILy of Merldru[Aum('A 1)s,.r.:Iards. The.,.--id di—.)Ft r he mievnt and approved pries 1-wIr�u uoumi mih 1n cte pm)e[[. I M.%'b a[I plan mqur[ertrtex;me IiWd Ia sa[II:II iI-'f at Eh,_mpmvere^o[Kmrdrds hie tiaar I.ih,ing —rkAzjm7iLL 272). All sh'=i Ilghu Lhall he usullod al diescWgkx'a expmm. Final design shall he suhcmLod as part of aw davckgwnad plan ael fnr appmYal,which must urlldc the 6uiscm ad my eichzing rvicei.Ilghm '11w canmxlw's wort and muesuls shall eorK4 u,hc IKIIWL: and de L:I[y ad Merdua !CJpple ul Sptculhs,]rxLa m me IKI'W[.. CowLii c[ die s:Iry of Merclim ltuaprru[Ion aad IJo11L) CAxdAmodoraVA4-5iU(1toe rrlxmsbmm crt Iocml at eKr ingroar Ilghmrq�. 14.71r rpplr shill proYlde easemeetfs)for all"x wmerkse roues aumsde of pumw rkgl[[or wry(ircbkde all viler sc Km aid h}drrms7. 11c easa[acri[wldrta tha11 be -Ihd wade Rr r sur$le rrr11[),ar 30.1eei wKL-for,wa. 11c eastiYrrenu,shall rso[be dMLciided vie the plod,b,a rdhs de&am outsidlc the plat lmx&u usuig the i:ir-v of lvle arls —lord fails The ck m cm shL1 he graph.call)deple,ad an LLA`pLu Ifr rcdemnec pugmGcs.SrWril[as esrcasrd ck mrem lam cbe farm z a&&Ke ram PuMie Works),a kLpi dL%crLprron prepared by an 1ialli, 1xtt ed Fmhess[anal I."S3irst^}nr, wbwh nuke imlude die a or dsc easerrrea,josartei IL{lilHrr A)sd m M 11"x I I"[r6V wish be,rings and ditl�(varbei FJLI UUJ F 31)far revim.Back e>ttrbrls roust be series,signed red dKed by a Pmmi w,rd lard Suraevar. IJ{J NUT KEEAHUX Add a oom to the pLu reWerr.rq drys documem. AIL tksuyrum mal[he wd mldaJL mvlered,Yid apjratine pndr to-sigrawle orTm deal pLu by The L:ay lAprKar. M.App1r[an[shag be resp Ifile tx applleul and eampl.vrce wM and NFIMS p—r du[g Mu muy be requved by die I:n4lrwuwnral Fra,eeoao AgtnLv. 21.Amy velk died v.11 na,eaminue mMined nuia he pn,perly aband.med rcoordmg m Idaho-Well {'aramie,laa `hhcIu& Ruks administered bk rWL ldaha IJepamlrreo[ or Wsier Rrr3u[ecs (IIIWRk 'Ila lkyak,per,LFrrmr,ar pro)mi F1glrwer, shall prov,,de a xU mmi addiarukg wbother dkare ue Yny e%Lwg Well M Ue ikwelapnieriL LrPJ d so,bow they well conmae is tie bees~or provide rceard ol rbm abraeonramL Id we11s arc m he•Kxrubo d,the pro)ec[hwrre[ar Wnr repeLseorahva nukes ammU tM IIaWR{irourdwaare HroiecLlar%xrior JArroa Skinner, Ilydeogeologrs,2OM-2M74Y'12]UFFURF:nay wort is done m decooamissior an exealog yell ven[e d d is b_AR ad Vru me veLl re:lss eVh La tt deepp.Frooi at cxnmunwiiaim wrth IDW1t mmtfrraahmloeila[heL:r[y pnx many waft hrelrg does m decommission me well.I-uhueis oar scam with 117W R nIQy rcxuh In addimmki mart and eilpeme m dwonrmicsian.,he well. 22.Any anksbng sgxr syslems wlihin dies p[rgcx[shslL be removes nor mxvrc per('Ir)r A kduanee 5erbm 9-1-4 and Y 4 M. L:cdwc[The i:entil Dismet lleabh l,gvheyil ix abamdo srLem prnaetrnLs Yid Inghxci ns. 2-1.the Crrf v1 M fidwn mequirm ihm presumed Lmgatron gxUars be supplied by Y ycx4oaW so sit wLvr(LAX:31;MA.k The i plwan[should tic requrerd io me nay chid"Surraert Or well r.raur h r rhJ furbod[y Lora- It a tied ae or veil source Is rid awulahla,r suigl rh= cannai..n a+,he uJlusary waott s)sxro shall be mqulrcL Ira single-goln[ceoatiiim is milured, Me develojti a.>Il he re;p ihle Ix Vie paymem at surenmerls Ike Vic conim m ores.pswr m de�elopnrem plan approval. 24.All urigdwa dn[has,c.arisk. Lax[Yk,ar drums,exelrrave or natural wrxrwrvs. Irdef.eeting, cromLag x laying adjr r rid coovgrsxl;m the area ben suhdLvk!kA tau.W addre ae per IJIX. I L-M-fi. Jn perlrrrmingsuch vat,the appllLan[shill eamply w1ft Idaho Lode 42-1.2117 and fry tAkr applrkahr Im cr cWalurdn. Development Application Transmittal Link to Project Application: Gasser Land Development Subdivision No. 1 FP-2026- 0005 Hearin Date: May 19, 2026 Assigned Planner: Nick Napoli To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to comment(a)_meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.44331 Email: cityclerk meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.