HomeMy WebLinkAboutGasser Land Development FP-2026-0005 BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 19TH, 2026
ORDER APPROVAL DATE: MAY 26TH, 2026
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 5 BUILDING ) CASE NO. FP-2026-0005
LOTS ON 6.31 ACRES OF LAND IN )
THE C-G ZONING DISTRICT FOR ) ORDER OF CONDITIONAL
GASSER LAND DEVELOPMENT ) APPROVAL OF FINAL PLAT
SUBDIVISION NO. 1. )
BY: TREVOR GASSER )
APPLICANT )
This matter coming before the City Council on May 191h, 2026 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of"PLAT SHOWING GASSER LAND DEVELOPMENT
SUBDIVISION NO. 1, LOCATED IN THE WEST 1/2 OF THE OF SECTION
11, TOWNSHIP 3 NORTH, RANGE I WEST, BOISE MERIDIAN,
MERIDIAN, ADA COUNTY, IDAHO, 2026, HANDWRITTEN DATE: APRIL
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page I of 17
16th, 2026, by BILL HYNSON, PLS, SHEET 1 OF 4," is conditionally approved
subject to those conditions of Staff as set forth in the staff report to the Mayor and
City Council from the Planning and Development Services divisions of the
Community Development Department dated May 19th, 2026, a true and correct
copy of which is attached hereto marked"Exhibit A".
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian,pursuant to Idaho Code § 67-6521. An affected person being a person who has an
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 2 of 17
interest in real property which may be adversely affected by this decision may, within twenty-
eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the 26th day of May 2026.
By:
Robert E. Simison 5-26-2026
Mayor, City of Meridian
Attest:
Chris Johnson 5-26-2026
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 5-26-2026
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 3 of 17
Exhibit A
STAFF REPORT E IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 05/19/2026 Legend F
DATE: J Project Location
TO: Mayor& City Council :::Area of Impact
W City Limits
1 \ 1 1
FROM: Nick Napoli,Associate Planner O Analysis �-
nnapoli@meridiancity.org _
SUBJECT: Gasser Land Development Subdivision No. 1
1 .
FP-2026-0005
LOCATION: Located at the northeast corner of Ten _ �-
Mile Road and Franklin Road in a
portion of the West %2 of the SW 1/4 of -
Section 11,T.3N.,R.1W. -
I. 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. I FP-2026-0005)
Page 4 of 17
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
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
SUBDIVISION
A PARCEL OF LAND 1--111 IN THE YPESF VZ OF THE
I; SOUTHWEST 114 OF SECTION 11,TOWNSHIP 3 NORTH,
RANGE WEST,BOISE MERIDIAN,ADACOIINTY,IDAHO
3 — MARCH 2O2A
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 5 of 17
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 6 of 17
B. Final Plat(dated: 02/24/26)
PLAT OF BOOK PAGE
Gasser Land Development Subdivision No,1
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 7 of 17
PLAT OF BOOK PACE
Gasser Land Development Subdivision No,1
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 8 of 17
PLAT OF 9GOK PAGE
Gasser Land Development Subdivision No.1
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 9 of 17
PLAT OF BOOK PAGE_
Gasser Land Development Suhdivlsion No.1
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 10 of 17
C. Landscape Plan(dated: 03/20/2026)
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. I —FP-2026-0005)
Page 11 of 17
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 12 of 17
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 13 of 17
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.
m. 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 14 of 17
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.
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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. I FP-2026-0005)
Page 15 of 17
B. Public Works
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meb-wclopn%enr 111capplscrr stall uu=lrt to wd mrs srtdirisrm;apphceal shall
c�wdinNc mwn s and rouurrg wob the Mlie Wnrlm 11.�n4 and esecwt saaada.rd to r
ed cam.. eviu rx any�Elu are oqu"to prank r ioc Mui.mum cower os s or
R_u rw I,drf6_R,!t ht cov-r Imm Lip dl pipe to sub-ffldt e.k:Li 1h Lo Three htil ifttn a1h nik
M.0.YI.Li WI W wmi In coMormuJrc at(:rry df Mendlon P=.c WmU L%4m mien ioandrrd
Speedr�awms.
2. Wtltr scrvru:mthts sm:Isa4arlahle vli exx4i:imn olemistLogmLaS WWW m Vrtdevcloprucnc
She appllLam sJWL he regnrslhlc m vrsmJl inim mains m and th aro p lhur Ewfi+m.+nE,
eoardi naoc main snot and reulusg m1h Frlblrc W ccicc
3. hll mprotiraen6 reLued In Valk llrl`,safety and hadbis shall he oampleocd prof to omupaocy
al ille W-rb----.Where hA,.m ed by Me C uy F:ap hoer,an awmer may l as r a perKw iLme surely
Jor sash mrpreverr u.a order Jo abler Udy I*imter uq r+�m the FinaJ plu m see Ike&us
1JLX.11-i{:.311.
4, IJpor J--ft kb a of die landsciping Intl pnor to mudpi!c v by Pknnlrt I3epLmineid smt?,rte
eppirnntsWIproyydea wrsds certfrcart of caerrplebonas wiiorih mIJIM'L1-31t-14A
5. A IOLhor dl tei`dd err cash sumly In the amom ad 114.1%vJI be requwM for mZ
leKmb&lh&imarmJ,anlrnRres,pmM,Lvil,d.rnpoom,prror m ilgnabLre m Cie IW plat
G The S:II)f or Mcridiho requ.rcs iher IhL—iicr posy wdh the Lilly a perYomranoe suety In the
arm m al I2YA ed Me rifW mrc4ff1U111rn Lose Ikr all Lnmmplerc sewer,mmier Inlravnvfiure pear
m IGaal ply s T rh.'11m vurtn-.II he veriliod by a luu imm earl oft providod by the
owmr is me City. 11ie ypllcam sh.11 he required m come irm a IacvelnpmcM Krrery Agrcemeni
wet dre OE)f or Mmtlrarr.'ITt surm can art pa d in the Laren ar as vrew&rt ble letter orcrodm,
cub AgmO or bond.hpplmml man ilk an app6cadrao doe samy,which r,n he kyuxl oa tht
Lkilnm mly lacveh3pmem IMUMd •nl Whmm. Ple'sc camur I-arid IdevtWf era Senlcc mr
sere W orm W ou id M%'J-22I L.
3. 11w Crly or Mcridlio regwas=i die oovcr paz mthe S:dy a vwmalk surely In Vic amours or
21)'A at Me luhl mrsauetJon cosy W all complarni sewer,ind wrier Lid rasuumae Kr a diawhi n
ed two yams Thm surely imoiat will he embed by i line unm nrod orsi In-poucurg provided h'f
cbe own m the{;in.,'I7rt mdy em he pawed.n dw km of as um,otrhk Imes or credei,cash
depose er bond. hpplrcirl muss Kk an applrcuim Mr surely,9lrrch cm bt Jound m 4rt
{'amuumly laevewpmeM Llgrdtrrr wclrrait. Plexc co i I-and nevelopmerd fe[41ec 14r
more Lidormiihoi at U7-22L 1.
M. Jn thc cvem mu ae apprmatmhMer owncrcannor wmplete n -Il C,aoaacadety and non-l1eUri
.rope,wrn a,prux m t.wy 11-9—signature eo me Jura)play moor pnor m aecuparcy,a
xurciy agreenxm miy be appraveil m me torJY m L IJJK'33
N. lspplrcanr shale be redlwred to pay Prblr warts plan otvrew,aril eorrsaucRo
.aspecooa Iecs,as demrminod dunng the plan re: prow-:.,prmr io the asuaoce ed a plan
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
Page 16 of 17
approval ldir.
I U.tt ihYl be the resfhMGlhlNy of Me appincikni to cuum Mar Al demkipmeot icuures conLply w1m
&e Amacm�mrith Di hllabci Pic[and it IF'"Ilousaiag A.CL
11.Applican[shall be rt pxaLhic hur Llpplarl6or aatl e3c phiance wldt any eWaa 4114 Ferm ding
rku may be required b}Me Army Uagm atligasess.
12.1%wel 1w shall coordlaaat suilhwr Ircala7ms with die MantlLio Pau I lMw.
L3.AU Fa1r1 otrc Mall bt pertriiiiaeda Wrilorrnabr wdh MSX"11-LAt3.
LS.S]ampaenoo ie!mWe sad bC vAnnidei m die Merd`an 13wldrng Lhepui6naW the all Molding
pads rfzerva[g emph sed 4r[tlYl,whect lCCung would sal atop rill.laanend.
LY 11hL`akpinawLhall be mdquLeeA to aelnhy than the mea cmurlim ellvindb3m are so a nuhinnim Cl
3-fL:e[nhavC the hlghtxl CsiabllsMd pmi groan dwdar elCvulnn. ills a to-rnsure Via nine lydrorn
ebevairon al Vic crawl spacts all homes Ir d Ieas1 I-R4 abnr.
14.3he aWwAnm design empbeer shall he AspmisAte hhr Ln.Ape4.uaa or all. 1rr1$LLai a 61 r
dmiruge latilny within this prods[ibd do Pia All uade[tht jur.uicmen of m tnngaoao cl o ic[
a A['I Ill.The dev811L eagsaecr shall pravadc eerrincdlan ihu die iacdrbc aavt teen Lwftilled La
aaecdiiue wal Vic a#rfrarcd design plus.11111x cendlaarmn will he r q-nad!: lK r a Cendlriac
ed oompancy IS hmued Vic my xnmunen�wiciiin Me proprL
17.A[Vic eamplehm at the pri4ee4 the awlikan[shall W Ne JK sSlhie m suhron record draw.rV par
Cbe CIE)-of MeridLari AuW AD W-belarck. ]Lest xecd drawings MLW he reoevdi and approSxd
prLa u Cie mumce era owatkalhca at oatganay ttr any mmhdu e;inahin Lac pmaccL
IM.Street WPM requrmiaax art Iiwd is secum{,-'r or dre Impmvarcror Kaandards tar tiaac[
lJobeg w r"aw,4d ?'r?]. Pill Kbeal ILgW shall he
.aetrllad u dvclopmrs expersc. t'inal design shall he suhrmLod as pain of the dcvelgxnmi plan
act for Lapprawf,whkh m m velLdc the Irrnbon ed soy csisaing sire K lights_ '11w cancx1w'S
wect and mdisamN shall t Kd m iM IKPWL: and drt CLEy ad McWizn KupplC nul
KpRdii m.f bF the IKI'Wr [:hoar:[ die C y of Mtrdian l7udLpanarim and IJa1i[y
{'aardmaur ar]SIZ.71a0 hoc Laiamulan Cn Ltie krcadraas at erlsin�,shoe[Iigliang.
14.The appllatic shill provide ea.Yn Ws)toe d1 public puNic r4p al'
wady Lmiraamc all ydcr smlces a1d byldtiiit,7. lire easLnacri[wdzfa,...al Gc all-Ikn yade ear a
singlC Lblrty,w:in.art[nxi_for two llac ea:eruenm shall Pie[lie S_'d.wtl d Via Vic p1u,ku
rdha Liaircret auL51L1e LM plu fro Y4s LLsaig Ilrc ckv of M.YLdlavi's 2ukLard fama.'Lbe
caseaaGflL iWi he rr,ph.:ahl)depicted on L1c plar tar rduence pwTKAd s.Suhmi[as cxecucc,i
ctllianii(as dL Harm av&MLW ram Ih1611c warles),i legal dowrnpcdn pNTQ"by an 1daAo
Ixansa Frote omal Loan S3vaieyvr,which wash include dac area or dw eri[Yneaa I-
EXHI1311'A)mod mo MIA"x 1 I"FW with heo ings wad dldarnces(marixi FXI LIUJ F 315 far
rtvim.Halo rllalbrls m[Lmd be SCdei,signed ape duel IYY a FmiG.rond IA"tiRVe 3ar. IX3
NUT REAM). AM a mans to the pLu relutn[Log MLs daeumaen[. All m%wiead muss he
srfmdleJL i evimx i,and ap{royM pnor to slguaLre al'Cle tlaal pLu by Cie CK)Empriter.
21A Applican[shall W r S _Oblt tar appllcauon and ComprueC wWh and MFIM'E pwnix g rl [
aray be rapvad h'1 the l:nvuooahenrah Froiecoob Agcney.
21.AayweLls dhal an11 nal canto m he mK d nuts M proj"Iyabaidomd according M Idaho-welL
S 1om¢iamm t-mduds RvkL adw imercd by drt Naha IkTamriear or Wucr Rr_auetes
(1.11WR1 'Ili l3cvtlop[r,Ihvmr,or pro)ee[ Flgiriett, shah) pnyyb :a slaoeckmi adr4wlsg
waMer&!re 3ee any extaing wells.b die GwtlgdLeaL,and d sm,how they w+Lll eonowc to lie
L&ed%or pmuide reeard ol dx4y abrndnnRbML Ii wells are m he aharrtcrad,IM proj[s[owner or
deaf rrlLreYlaY IaLL4 emwi Vic 111WR(imurwiwaaY lirmfx[Ian%xerrr(Am $Hamer,
Ily`dr�agCtilagrJ 21321-221741 121 HI�:FURI:aov w.M.:.d.wit a,dau Misxirr=rdndaQ was
fever Li A u trrarrncl VLu me well Is Less Vua I M h"L-p).Fraud ti,I.uinn.unsedloa vi&LIYWE
mmlrt ae rmhrnidei to[heCny prior m my wort being dow m d0.udOrfiiPia tie`bell.Farhat in
dafmmlmrLLhoc Wib II7W R rLwy resuh La am,iond vnrrh and eepeauo-m-0evlwomriran Vie WIL
22.Ary cxis6 ng sepc a sysic ms w1 Vim dais pcalec[shalL be iei ria mi n ad scrvlc c W('iL)r I kilLum e
5eimoa Y-3-4 and Y 4 K. Uoouci The Untal Lhiso'itt 11ta1[h IkparriwM is WWrid,.irfou
prooeinrcs ud insparionL
23.lie City of Mendhan rtjauc Cam pressuwsd Lmga6an lx>UMKIJ by a year4ouw
source-or wi3er[IJLX.11-311-L}The apple[an[shoUUbenyllliu]h,—uiwt Ldingsurtattar
well.yder Km Lir pcmm aey Ltivae It a Uirlkc W Will sui11_u :. ,..I,I,hlC,a suLgle:p m
connec[lon mV[e aulauy lYJier sy3Aem slWl he segwre&II�>uu.1..a iiil L.Aae as is milaod,
Me developer mil be reslraribk for Cie p MNW of amaeanitms hie all.L.W11M..0 areas pa.+r m
devtlnpmarrl plan a"WML
24.All aingad di&Lhetii,csruls. Ia1nrN,or dram eiClLravc or natual wa c hys. iiau ,bad.
cfez Lng M Laying adjamrr hail c.nmff s in the area hewing suhrdiwudei shall W _-,.,.rd per
IJIX-I L-M-i. In perlarrning zL h yarn,the appllcarr[shall tamely wilb Ida hc,U.J.42-1.2117
and ally tAhtr aprWk khlc law or rWmla6on.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(GASSER LAND DEVELOPMENT SUBDIVISION NO. 1 FP-2026-0005)
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