Triology Subdivision MDA-15-009 PP-15-015CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
EIDIAN,�-
�J
In the Matter of the Request for Preliminary Plat Consisting of One Hundred forty-four (144)
Building Lots and Nine (9) Common Lots on 28.16 Acres of Land in the R-8 Zoning District and a
request to modify the recorded development agreement (Inst. #107025553) for the purpose of
updating certain sections of the DA to reflect the design changes to the proposed Trilogy
Subdivision, by Conger Management Group.
Case No(s). PP -15-015 and MDA -15-009
For the City Council Hearing Date of: October 6, 2015 (Findings on October 20, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 6, 2015, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of October 6, 2015, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 6, 2015,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of October 6, 2015, 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 at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I 1-5A.
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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-015 AND MDA -15-009
-1-
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
Planning Department, the Public Works Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of October 6, 2015, 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 a preliminary plat and development agreement modifcation is
hereby approved per the conditions of approval in the attached Staff Report for the hearing date
of October 6, 2015, 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 -6B -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 11 -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 1I -
6B -7C).
Notice of Two (2) Year Development Agreement Duration
A modification to the development agreement may be initiated prior to signature of the
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 within 6 -months of City Council's approval of the
modification in accord with the Findings.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-015 AND MDA -15-009
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E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to 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.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of October 6, 2015.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-015 AND MDA -15-009
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By action of the City Council at its regular meeting held on the 20* --day of
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE VOTED�fA
COUNCIL VICE PRESIDENT KEITH BIRD VOTED
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER GENESIS MILAM VOTED_
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MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor Ta de Weer
Attest:t$G0"30 TCDgUCGs lls
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Jaycee olman
City ClerkSEA
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Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By. Dated: --4
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-015 AND MDA -15-009
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Exhibit A
1
Trilogy Subdivision - PP-15-015 and MDA-15-009
STAFF REPORT
Hearing Date: October 6, 2015
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Trilogy Subdivision - PP-15-015 and MDA-15-009
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Conger Management Group has applied for a preliminary plat consisting of one
hundred forty-four (144) single-family lots and nine (9) common lots on approximately 28.16 acres of
land in the R-8 zoning district and a request to modify the recorded development agreement (Inst.
#107025553) for the purpose of updating certain sections of the DA to reflect the design changes to
the proposed Trilogy Subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed preliminary plat (PP) and development agreement
modification (MDA) applications in accord with the conditions of approval in Exhibit B and the
Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning and Zoning
Commission heard these items on September 3, 2015. At the public hearing, the Commission
voted to recommend approval of the subject PP and MDA requests.
a. Summary of Commission Public Hearing:
i. In favor: Jim Conger
ii. In opposition:
iii. Commenting: Matthew Chidester, Marilyn Brooks, John Matson, Don Brown, Sue
Combs (all in opposition)
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Bill Parsons
b. Key Issue(s) of Discussion by Commission:
i. Sidewalk along the north boundary of Ramblin Court.
ii. The timing for providing additional access to the proposed development.
c. Key Commission Change(s) to Staff Recommendation:
i. Install sidewalk along the north side of Ramblin Court from N. Exeter to N. Black Cat
Road (see condition #1.1.1b).
d. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on October 6, 2015. At the public hearing, the
Council approved the subject RZ and PP request.
a. Summary of City Council Public Hearing:
i. In favor: Jim Conger
ii. In opposition: Don Brown, Phil and Merlinda Haueter, Kirsten Chidester,
iii. Neutral: None
iv. Commenting: Don Brown, Kirsten Chidester, Merlinda Haueter
Exhibit A
2
Trilogy Subdivision - PP-15-015 and MDA-15-009
v. Written testimony: None
vi. Staff presenting application: Josh Beach
vii. Other staff commenting on application: Bill Nary and Caleb Hood
b. Key Issues of Discussion by Council:
i. Landscaping in the right-of-way on the north side of Ramblin Court.
ii. Constructing the 220 feet of sidewalk on the north side of Ramblin Court from the
proposed Exeter Street, west to Black Cat as an off-site improvement.
iii. Constructing a sidewalk on the north side of Ramblin Court from the proposed Exeter
Street, 120’ to the east along the property line of the proposed subdivision.
iv. Phasing plan of the proposed subdivision.
v. The size of all of the proposed lots, especially those that abut the existing Rambo
Subdivision
vi. Vehicle traffic and the difficulty of accessing Ramblin Court from N. Black Cat Rd.
c. Key Council Changes to Staff/Commission Recommendation
i. The Council required the applicant to execute the new development agreement within 6
months of the City Council’s approval (Conditon of approval 1.1.1).
ii. Council modified DA provision b., clarifying that the 120 feet of the 5-foot wide
sidewalk adjacent to E. Ramblin Court; east of N. Exeter Street is not required.
iii. Council modified DA provision e.requiring the applicant to comply with the
dimensional standards in effect at the time of application submittal.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-15-015
and MDA -15-009 (optional), as presented in the staff report for the hearing date of September 3,
2015, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP-15-015
and MDA -15-009 (optional), as presented in the staff report for the hearing date of September 3,
2015, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP-15-015 and MDA -15-009 (optional), to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located near the southwest corner of W. Chinden Blvd. and N. Black Cat Rd. in the
NW ¼ of Section 27, Township 4N., Range 1W.
B. Owner:
Viper Investments
1977 E. Overland Rd
Exhibit A
3
Trilogy Subdivision - PP-15-015 and MDA-15-009
Meridian, Idaho 83642
C. Applicant:
Conger Management Group
4824 W. Fairview Ave.
Meridian, Idaho 83642
D. Agent:
Kent Brown Planning
3161 E. Springwood Dr.
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat and a development agreement modification. A
public hearing is required before the Planning and Zoning Commission and City Council on this
matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: August 17, and August 31, 2015 (Commission);
September 14, and September 28, 2015 (Council)
C. Radius notices mailed to properties within 300 feet on: August 12, 2015 (Commission);
September 10, 2015 (Council)
D. Applicant posted notice on site(s) on: August 24, 2015 (Commission); September 25, 2015
(Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is an undeveloped agricultural property that is
annexed into the City (AZ-06-032) with an R-8 zoning designation.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Tree Farm Property, Zoned C-C, R-15 and C-N
2. East: County residence, zoned RUT; Bainbridge Subdivision, Zoned R-8
3. South: Bainbridge Subdivision and Rambo Subdivision, Zoned R-8
4. West: Rambo Subdivision, Zoned RUT (Ada County)
C. History of Previous Actions:
In 2006, the property was granted annexation (AZ-06-032) approval by City Council with the
R-8 zoning district for the Trilogy Subdivision. A development agreement (DA) was
approved with the annexation (instrument #107025553). A preliminary plat (PP-06-032) was
also approved concurrently that consisted of 145 single-family residential lots, 12 common
lots, 4 private street lots and 1 future right-of-way lot on 28.17 acres of land.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer service to the area will be provided via an extension
form an existing main in N. Black Cat Road.
Exhibit A
4
Trilogy Subdivision - PP-15-015 and MDA-15-009
b. Location of water: Water service to the area will be provided via an extension form an
existing main in N. Black Cat Road, and future connections into the adjacent Bainbridge
development.
c. Issues or concerns: Due to fire flow inadequacy concerns, a looped water main
connection into existing mains within the Bainbridge development will be required with
Phase #5.
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities traverse the property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated “Medium Density Residential” on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain single family
residences at densities of three to eight dwellings per acre. The proposed preliminary plat
includes 144 residential building lots on 28.16 acres for a gross density of 5.11 dwelling
units/acre. The gross density is within the range outlined in the Comprehensive Plan, staff finds
that the proposed development is in general compliance with the Comprehensive Plan. The
following Comprehensive Plan policies apply to this application:
1. “Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are readily available to serve the proposed development in accord with UDC
11-3A-21.
2. “Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
Staff is supportive of the proposed pedestrian connections to future adjacent subdivisions, via
stub streets. Staff recommends the applicant complete the street improvements on the north
side of Rambo Court as previous recommended by staff in 2006.
3. “Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The applicant is proposing a residential zone. Staff finds that the proposed developments to
the east and southwest are compatible with the proposed development, and that the existing
residences to the southwest have been buffered with appropriately sized lots.
4. “Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities.” (3.07.01E)
The subject application includes a request for the R-8 zone. Staff finds that the proposed
development contributes to the variety of residential housing in this area and is generally
consistent with the Comprehensive Plan designation for this site.
Exhibit A
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Trilogy Subdivision - PP-15-015 and MDA-15-009
5. “Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow.” (3.03.03C)
Three stub streets have been proposed to connect with the previously approved Bainbridge
development. These properties have been proposed to be developed in a manner similar to
the subject parcel. Staff recommends the applicant construct N. Exeter Avenue along the west
property line so that the undeveloped property to the west can efficiently re-develop with
front-on housing. Further, W. Lost Rapids Street should shift to south so it can better align
with the stub street approved with the Bainbridge Subdivision.
6. “Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26)
by ITD (3.03.02L).
The applicant has coordinated with ITD on the preservation of right of way (ROW) along the
Chinden corridor. The total ROW needed for this segment of corridor is 140 feet. The
submitted plans depict the 60-feet of additional (100-feet total from centerline) ROW.
7. “Require landscape street buffers for new development along all entryway corridors.
(2.01.02E)
A 35-foot wide landscape buffer will be required along Chinden Boulevard, designated
entryway corridors. These landscape buffers must be developed in accord with the standards
listed in UDC 11-3B-7C Landscape Buffers along Streets.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of the Zone(s):
MEDIUM DENSITY RESIDENTIAL DISTRICT (R-8): The purpose of the residential districts
is to provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of dwelling
units per acre and corresponding housing types that can be accommodated within the density
range.
B. Schedule of Use: UDC 11-2A-2 lists single-family, two-family (duplex), and townhouse
developments as a Permitted Use in the R-8 zone.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2A-6 for the R-8 zoning district.
D. Landscaping:
• Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Table11-2A-6 and UDC 11-3B-7C for the R-8 zoning district.
• Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-3B-8C.
E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6A for residential
lots.
Exhibit A
6
Trilogy Subdivision - PP-15-015 and MDA-15-009
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Development Agreement Modification (MDA):
The proposed development is currently governed by a development agreement that was approved
by City Council on February 17, 2007.
The submitted plat consists of one hundred forty four (144) single-family lots and nine (9)
common lots on approximately 28.16 acres of land in the R-8 zoning district. The previous DA
consisted of one hundred forty five (145) single-family dwellings, twelve (12) common lots, four
(4) private street lots and one (1) future right-of-way lot. The new plat does not include the two
private streets, instead W. Lava Springs Street is extended from N. Colosseum Ave. to N. Pira
Ave. W. Broadbent Street is also extended to the western boundary of the plat. As a result of the
realignment of the public streets, the location of the open space has been altered as well. Since the
plat differs from the previous version, staff recommends a new Development Agreement. (See
Exhibit B for staff’s recommended DA provisions).
PRELIMINARY PLAT ANALYSIS : Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Unified
Development Code, staff believes that this is a good location for the proposed single-family
residential products. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
1. State Highways: Chinden Boulevard is a state highway. UDC 11-3H-4B prohibits access to
state highways at locations other than at section line roads, or at the ½ mile between sections.
The existing access to Chinden Boulevard should be abandoned. Further, a note should be
placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The
applicant should be required to construct noise abatement in compliance with UDC 11-3H-
4D and ITD’s design requirements adjacent to the residential uses. The applicant should
dedicate right-of-way, in accordance with ITD’s requirements, to allow for future highway
expansion (100-feet from centerline proposed). The applicant should construct a 10-foot wide
pathway along Chinden Boulevard (see UDC 11-3H-4C3).
2. Ramblin Court and Lost Rapids Street: A public street is proposed as the sole access to serve
the 144 proposed homes within the subdivision. In addition, stub streets are proposed to the
recently approved Bainbridge Subdivision to the south and the east. Once the subdivision to
the south and east develop, alternative accesses onto Chinden Boulevard and Black Cat Road
will be provided to the residents in this area. See Exhibit B for all comments and conditions
from the Fire Department. ACHD has indicated that they may not be in support of the
landscape island or parking along W. Lost Rapids Street.
3. N. Exeter Avenue: During the pre-application meetings with the applicant, staff directed the
applicant to construct the main entrance into the development, N. Exeter Avenue, along the
west property line. After ACHD acquires right-of-way for Black Cat Road (48-feet from
centerline), and the owner of Parcel #R7330160010 constructs a street buffer (35-feet wide),
there will only be about 145 feet of remaining depth for the parcel, which is approximately 3
acres in size. This remainder depth is not sufficient to develop a street with lots on both sides.
Therefore , it is critical for the redevelopment of Parcel #R7330160010 that N. Exeter
Avenue be constructed, from W. Broadbent Street to Ramblin Ct., along the western
boundary of the subject site. This will require the applicant to redesign N. Exeter Ave.
Exhibit A
7
Trilogy Subdivision - PP-15-015 and MDA-15-009
to remove the common lot on the west side of Exeter Ave., and allow future development
of Parcel #R7330160010 to have frontage on N. Exeter Avenue so future lots can access
this public street.
4. Dimensional Standards : Staff has reviewed the proposed plat for compliance with the
applicable standards listed in UDC Table 11-2A-6 for the R-8 zoning district. As proposed,
this plat does not meet the current standards for the R-8 zoning district set forth in UDC 11-
2A.
The minimum lot size proposed is 4,000 square feet with an average lot size of 5,127 square
feet. As drawn, the 4,000 square foot lots would require attached homes. However, the City is
in the process of modifying the UDC to reduce the dimensional standards in the R-8 district
to allow detached single family homes on 4,000 square foot lots. This plat can be approved
as submitted; however, the lot dimensions in effect at the time of final plat application
will be applied . So if the R-8 dimensional standards are not changed in the UDC the
applicant will either have to construct attached homes on the 4,000 square foot lots, or amend
the lot dimensions (remove some lots) to construct detached homes.
The UDC (11-6C-3F) does not allow block faces to be more than 750 feet in length without
an intersecting street or alley. The only exception is when the block design is constrained by
an abutting arterial street, limited access street, steep slopes, a large waterway and/or a large
irrigation facility. In such case, the City Council may approve a pedestrian connection in lieu
of a connecting street or alley. City Code does not allow for a waiver to the pedestrian
connection.
The north and south side of Block 4 exceeds the maximum block length requirements. This
Block is constrained by a limited access street (Chinden Boulevard). In lieu of the public
street connection the applicant has provided the pedestrian connection. The UDC restricts
access to state facilities to the half-mile and mile marks. Given the conflict with requirement
of the ordinance, staff believes the proposed micropath adequately breaks up the block length.
Due to the length of the W. Broadbent Street, W. Lava Springs Street and N. Pira
Avenue, there will need to be traffic calming measures installed in coordination with
ACHD.
The proposed plat contains three (3) common drives and a total of eleven (11) lots that will
take access from those common drives. Per UDC 11-6C-3, any plats using a common
driveway, the setbacks, building envelope, and orientation of the lots and structures shall be
shown on the preliminary plat and/or as an exhibit with the final plat application.
5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize 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 signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
6. Fencing: Perimeter fencing is not shown on the submitted landscape plan or preliminary plat.
Fencing adjacent to all micro-paths is required. The applicant should submit a detailed
fencing plan with the final plat application for the subdivision. If permanent fencing is not
provided, temporary construction fencing to contain debris must be installed around the
Exhibit A
8
Trilogy Subdivision - PP-15-015 and MDA-15-009
perimeter prior to issuance of a building permit. All perimeter fencing must be completed
prior to issuance of building permits. Fencing shall be installed in accordance with UDC 11-
3A-7.
7. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross
or lie within the area being subdivided shall be covered.
8. Landscaping: The landscape plan prepared by Jensen Belts Associates on 7-21-2015, labeled
Sheet L1 – L4 is approved with the following modifications/notes:
• Provide noise abatement, in accordance with UDC 11-3H-4D, along Chinden
Boulevard.
• A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to City Council signature of the Final Plat. All standards of installation shall
apply as listed in UDC 11-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final plat
application(s).
9. Landscape Buffer along Chinden Boulevard: Chinden Boulevard, adjacent to the property, is
classified as an Entryway Corridor on the Future Land Use Map, and requires a 35-foot
landscape buffer per UDC 11-2A-5. The applicant has proposed to construct a 35-foot wide
landscape buffer along Chinden Boulevard, located outside of the future 100 foot right-of-
way for the highway. There is approximately 55 additional feet that will be improved with
grass, until ITD purchases it for the widening of Chinden Boulevard. This proposal meets the
35 foot minimum landscape buffer requirement and accommodates the 55 feet of additional
area needed by ITD for future roadway expansion (see Landscaping above.)
10. Common Areas: All common lots which are approved as open space and will function as
drainage areas shall be vegetated and usable by residents. Maintenance of all common areas
shall be the responsibility of the Trilogy Homeowners Association.
11. Open Space/Amenities: The applicant has proposed to set aside 2.86 acres (10.2% of the
property) for open space. The applicant has two large common areas that are centrally located
within the subdivision. Pedestrian pathways (micro-paths) and a play structure are the
amenities proposed with the subdivision.
12. Micro-paths: The applicant shows a pathway connection from Chinden Boulevard into the
site located between Lots 15 and 18, Block 4. All micro-paths shall be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths should comply with
UDC 11-3B-12C. The Police Department is requesting along the length of the pathway on
Lot 10, Block 6.
13. Tree Mitigation: There are large trees on the site which the applicant is proposing to remove
or relocate. Any tree over 4” in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of those removed.
Required landscaping trees will not be considered as replacement trees for those that are
removed. The applicant should coordinate a mitigation plan with Elroy Huff at the Meridian
Parks Department.
Exhibit A
9
Trilogy Subdivision - PP-15-015 and MDA-15-009
14. Existing Structures: The site currently contains multiple buildings. Because the existing
structures span across proposed lot lines, all buildings should be removed or relocated, prior
to signature of the final plat by the City Engineer.
15. Sidewalk: UDC 11-3A-17D requires sidewalks on both sides of public streets. Ramblin Court
is currently improved with pavement only. The applicant is not proposing to construct
sidewalk along Ramblin Court, where the property is adjacent to the existing right-of-way.
Staff believes that the large lots in Rambo Subdivision will re-develop in the future. When
these properties redevelop the City will look to acquire sidewalk along the portion of
Ramblin Court that is being developed. Therefore, if a 5-foot wide concrete sidewalk is not
required on Ramblin Court adjacent to this parcel (adjacent to Lots 1-3, Block 2), there will
be a gap in the sidewalk infrastructure. Staff recommends that the applicant be required to
construct a 5-foot wide sidewalk along Ramblin Court, where they abut the existing right-of-
way.
16. Multi-Use Pathway: A multi-use pathway is required to be constructed on this site along
Chinden Boulevard (SH 20/26) within a public use easement in accord with UDC 11-3H-
4C.4. A multi-use pathway is not depicted on the landscape plan. The applicant must amend
the plan to include a 10-foot pathway with a final plat application.
17. Building Elevations: Elevations were submitted with the subject application. Staff has created
a collage that represents the proposed home designs for the development. Staff is supportive
of the proposed mix of building materials, covered porches and varying roof planes and
decorative corbels and shutters. Although, single family homes are not required to obtain
design review approval, the Meridian Design Manual encourages similar building materials
and mix of materials be incorporated into all sides of the future homes, specifically, for those
facades that face a public street and common open space. The applicant should keep this in
mind when designing homes on corner lots and adjacent to the park. In general staff is
supportive of the home design submitted with the application. Future homes constructed
within the subdivision must comply with the elevations attached in Exhibit A.4 below.
NOTE: If attached single-family homes are proposed in the future, they too will need to
generally comply with the submitted elevations and will be subject to administrative design
review.
Based on the above analysis, staff finds the PP/MDA applications substantially conform to the
Comprehensive Plan policies and UDC standards. Staff recommends approval of the subject applications
with the conditions shown in Exhibit B.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 08/12/15)
3. Proposed Landscape Plan (dated: 05/29/14)
4. Conceptual Building Elevations
5. Phasing Plan
B. Agency and Department Comments\Conditions of Approval
C. Required Findings from Unified Development Code
Exhibit A
10
Trilogy Subdivision - PP-15-015 and MDA-15-009
A. Drawings
1. Vicinity Map
Exhibit A
11
Trilogy Subdivision - PP-15-015 and MDA-15-009
2. Proposed Preliminary Plat (dated: 08/12/15)
Exhibit A
12
Trilogy Subdivision - PP-15-015 and MDA-15-009
3. Proposed Landscape Plan (dated: 07/21/15)
Exhibit A
13
Trilogy Subdivision - PP-15-015 and MDA-15-009
4. Conceptual Building Elevations
Exhibit A
14
Trilogy Subdivision - PP-15-015 and MDA-15-009
5. Phasing Plan
Exhibit A
13
Trilogy Subdivision - PP-15-015 and MDA-15-009
B. Conditions of Approval
1. PLANNING DIVISION
1.1 Development Agreement Modification
1.1.1 A new development agreement (DA) replacing existing DA’s #107025553 is required as a
provision of developing this property. The new DA shall be signed by the property owner and
returned to the City within two years six (6) months of the City Council granting the approval.
The recordation of the DA is required prior to submitting a final plat application. The
applicant shall contact the City Attorney’s office (898-5506) to initiate this process. The new
DA shall include the following provisions:
a. Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be required
to dedicate the right-of-way, construct landscaping, pathway(s), and noise mitigation along
Chinden Boulevard, as required by ITD and the City of Meridian.
b. Provide a utility easement to the Janicek property to the northeast; make additional landscape
improvements and construct a 5-foot wide sidewalk to the north side of Ramblin Court from
N. Exeter Ave. to N. Black Cat Road; the 120 feet of the 5-foot wide sidewalk to the east of
N. Exeter Street is not required. and enter into a license agreement for said improvements
with ACHD; and that a more formal entry be made at the entrance to this development .
c. Future development of this site shall be consistent with the preliminary plat, landscape plan
(including all proposed /shown amenities) and building elevations attached in Exhibit A and
the revisions noted in the staff report.
d. N. Exeter Ave. shall be designed and constructed so that Parcel #R7330160010 will have
continuous frontage on N. Exeter Avenue between W. Lava Springs St and W. Broadbent St.
e. Any future subdivision, uses, dimensional standards and construction on this property shall
comply with the City of Meridian ordinances in effect at the time of permit submittal.
1.2 Preliminary Plat - Site Specific Conditions of Approval
1.2.1 The preliminary plat labeled as Sheets P1.0 and P2.0, prepared by Civil Innovation, PLLC, dated
08/12/15, is approved, with the conditions listed herein.
1.2.2 The landscape plan prepared by Jensen Belts, on 08-12-15, is approved with the following
modifications:
• Provide at least 2.86 acres (10.2% of the site) for common open space.
• Provide a 6-foot tall solid fence and noise abatement, in accordance with UDC 11-3H-
4D, along Chinden Boulevard. The applicant shall revise the landscape plan to include a
cross-section of the berm (or berm/wall combination) in relation to the centerline of SH
20/26 demonstrating compliance with the standards listed in UDC 11-3H-4D.
• The drainage facility proposed on Lot 8, Block 3 shall comply with the standards listed in
UDC 11-3B-11C. If sand is proposed for the bottom of the drainage facility, this area
shall be removed from the open space calculations.
• Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
• A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC 11-3B-14.
• A 10-foot multi-use pathway adjacent to Chinden Boulevard shall be depicted on the
landscape plan submitted with future final plat application. Prior to signature on the final
Exhibit A
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Trilogy Subdivision - PP-15-015 and MDA-15-009
plat, a public pedestrian easement for the multi-use pathway along Chinden Boulevard
shall be submitted to the Planning Division of the Community Development Department
and approved by the City Council and recorded.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final plat
application(s).
1.2.3 Place a note on the face of the final plat prohibiting access to Chinden Boulevard.
1.2.4 Provide stub streets to Bainbridge Subdivision to the south and the east. Shift W. Lost Rapids
Street to the south to align with the stub street approved with Bainbridge Subdivision.
1.2.5 Construct N. Exeter Avenue, from Ramblin Court to W. Broadbent Street, along the western
boundary of the site; provide continuous frontage to Parcel #R7330160010 from N. Exeter
Avenue.
1.2.6 Maintenance of all common areas shall be the responsibility of the Trilogy Subdivision
Homeowners Association. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of
natural waterways, and waterways being used as amenities, that intersect, cross or lie within the
area being subdivided shall be covered. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written approval or
non-approval submitted to the Public Works Department. If lateral users association approval
cannot be obtained, alternate plans will be reviewed and approved by the City Engineer prior to
final plat signature.
1.2.7 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.8 Because the existing structures span across proposed lot lines, all buildings should be removed or
relocated, prior to signature of the final plat by the City Engineer.
1.2.9 Install traffic calming measures at the following intersections in coordination with ACHD:
a. W. Broadbent Street and N. Colosseum Ave
b. W. Lava Springs Street and N. Colosseum Ave
c. W. Lava Springs Street and N. Pira Avenue
1.2.10 Install bollard lighting along the length of the pathway on Lot 10, Block 6 in accordance with
UDC-11-3A-8H.
1.2.11 The applicant shall dedicate right-of-way, in accordance with ITD’s requirements, to allow for
Chinden Boulevard (SH 20/26) expansion (100-feet from centerline proposed).
1.2.12 Future homes constructed within the subdivision must comply with the submitted elevations
attached in Exhibit A.
1.2.13 For all lots that take access from a common driveway, an exhibit depicting the setbacks, building
envelope and orientation of those lots and structures shall be submitted with a future final plat
application. Include note on the final plat that addresses access across the lots and the responsible
party for maintenance of the common driveway.
1.2.14 Construct single-family attached homes on any lots that are smaller than 5,000 square feet, unless
the UDC is amended to allow detached single-family homes on smaller lots. The applicant shall
comply with all UDC dimensional standards in effect at the time of final plat submittal.
Exhibit A
15
Trilogy Subdivision - PP-15-015 and MDA-15-009
1.2.15 Prior to the issuance of a building permit, the applicant shall record a final plat.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2-A-6 in effect at the time of final application submittal.
1.3.2 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17D.
1.3.3 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize 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 signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.3.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.6 The applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fencing should be
installed in accordance with UDC 11-3A-7.
1.3.7 Any tree over 4” in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.8 All irrigation ditches, laterals, or canals intersecting, crossing, or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11-3A-6, unless otherwise approved by the
appropriate Irrigation District. Plans will need to be approved by said irrigation/drainage district,
or lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval cannot be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.3.9 Staff’s failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.10 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3.11 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, common driveways, easements, blocks, street buffers,
and mailbox placement.
Exhibit A
16
Trilogy Subdivision - PP-15-015 and MDA-15-009
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Due to fire flow inadequacy concerns, a looped water main connection into existing mains within
the Bainbridge development will be required with Phase #5 (See Phasing Plan Exhibit A5).
2.1.2 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 . Given
that site conditions, and the future ITD roadway widening project on Chinden Blvd, preclude the
installation of street lighting along the frontage of Chinden Blvd with this development, sufficient
funds for the installation of 7 Type 1 streetlights (250 W HPS light on 30 poles) and 1230 ft of
conduit and wiring will need to be remitted to the city prior to certificate of occupancy being
issued. The City will then install these lights with the upcoming ITD roadway widening project,
or once a proper location for the lights can be determined.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
Exhibit A
17
Trilogy Subdivision - PP-15-015 and MDA-15-009
If lateral users association approval can’t be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer’s expense. Final design shall be submitted as part of the
Exhibit A
18
Trilogy Subdivision - PP-15-015 and MDA-15-009
development plan set for approval, which must include the location of any existing street lights.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor’s work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 Install traffic calming measures at the following intersections in coordination with ACHD:
a. W. Broadbent Street and N. Colosseum Ave
b. W. Lava Springs Street and N. Colosseum Ave
c. W. Lava Springs Street and N. Pira Avenue
3.1.1 Install bollard lighting along the length of the pathway on Lot 10, Block 6 in accordance with
UDC-11-3A-8H.
4. FIRE DEPARTMENT
4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.1.1 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
Exhibit A
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Trilogy Subdivision - PP-15-015 and MDA-15-009
4.1.2 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.1.3 Requirements for dead-end fire apparatus access roads that are between 500’-750’ in length are as
follows: 1) Roadways shall be built to Ada County Highway District cross section standards and
have a clear driving surface of 26-feet in width available at all times and shall have no parking; 2)
Streets less than 32-feet in width shall have no parking on one side; and 3) Streets more than 39-feet
in width shall be allowed to have parking on both sides. These measurements shall be based on the
drivable surface dimension. Special approval is required for access roads over 750’ in length per
International Fire Code Table D103.6.1. and D103.6.2. The roadway shall be able to accommodate
an imposed load of 75,000 GVW.
4.1.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.1.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.1.6 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13’6 as set forth in International Fire Code Section 503.2.1.
4.1.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.1.8 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project which serves more than 30 homes, as set forth in International Fire Code
Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement
of the full development as set forth in International Fire Code Section D104.3. The applicant shall
provide a stub street to the property to the (west/east/north/south).
4.1.9 Building setbacks shall be per the International Building Code for one and two story construction.
4.1.10 The roadways shall be built to Ada County Highway District cross section standards and have a clear
driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in
width shall have parking only on one side. These measurements shall be based on the drivable
surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The
roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International
Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
4.1.11 The fire department requests that any future signalization installed as the result of the development of
this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and
emergency medical service vehicles. The cost of this installation is to be borne by the developer.
(National Fire Protection Std 1141 Section 5.2.11.1)
4.1.12 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
Exhibit A
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Trilogy Subdivision - PP-15-015 and MDA-15-009
4.1.13 All portions of the buildings located on this project must be within 150’ of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
4.1.14 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.1.15 On the 31st permit, a secondary access will need to be provided. This can be for emergency access
only so long as the project will extend in the future to include a full access secondary way in and out.
5. REPUBLIC SERVICES
5.1 Republic services did not provide comments.
6. PARKS DEPARTMENT
6.1 Construct a 10-foot multi-use pathway adjacent to Chinden Boulevard. At such time that the multi-
use pathway connects from one major street to another and is greater than one-half mile long, the
applicant may petition the City to assume maintenance responsibilities.
6.1.1 A pedestrian easement for the multi-use pathway shall be recorded prior to City Engineer’s signature
on the final plat.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct Ramblin Court as one-half of 36-foot street section with curb, gutter, and 5-foot wide
sidewalk abutting the site.
7.1.2 Construct Exeter Street, Broadbent Street, Lava Springs Street, Colosseum Avenue, Ramblin
Street, Pira Avenue, and Lost Rapids Street as 33-foot street sections (back of curb to back of
curb) with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-
way.
7.1.3 Construct a 5-foot wide by 75-foot long landscape median within 59-feet of right-of-way and 52-
foot street section with 21-foot wide travel lanes on each side of the median at the entrance to
Exeter Avenue and Ramblin Court.
7.1.4 Construct bulb-outs at the Broadbent Street/Colosseum Avenue intersection, the Lava Springs
Street/Colosseum Avenue intersection, between Lots 8 & 9, Block 4 and Lot 8, Block 3 (open
space lot) on Broadbent Street, and between Lots 5 & 6, Block 2 and Lot 8, Block 3 (open space
lot) on Lava Springs Street. Provide striping for pedestrian crossings.
7.1.5 Construct a loop/circle street located approximately 64-feet east of the west property line onto
Lost Rapids Street as a 29-foot street section with curb, gutter, and 5-foot wide sidewalk on the
south side of the street within 36-feet of right-of-way, east approximately 145-feet to align with
Pira Avenue.
7.1.6 Provide written fire department approval for the reduced 29-foot street section prior to final plat.
Install “NO PARKING” signs on one side of the street, as specified by the District and as
specified by the Meridian fire department.
7.1.7 Construct a common ‘open space’ lot, 116-feet in length by 50-feet wide, between Lost Rapids
Street and the loop street.
7.1.8 Construct a new local roadway, Exeter Avenue, to intersect Ramblin Court 266-feet east of Black
Cat Road.
Exhibit A
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Trilogy Subdivision - PP-15-015 and MDA-15-009
7.1.9 Construct all internal local roads with a minimum offset of 125-feet from any other street.
7.1.10 Construct 3 stub streets less than 150-feet in length.
• Broadbent Street, to the west, located 250-feet south of SH-20/26/ Chinden Boulevard.
• Ramblin Street, to the east, located between Block 4, Lot 45 and Block 7, Lot 1.
• Lost Rapids Street, to the west, located between Block 2, Lot 30 and Block 7, Lot 17.
7.1.11 Payment of impacts fees are due prior to issuance of a building permit.
7.1.12 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
Exhibit A
22
Trilogy Subdivision - PP-15-015 and MDA-15-009
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Exhibit A
23
Trilogy Subdivision - PP-15-015 and MDA-15-009
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information .
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, the Council finds that the subdivision will not require the expenditure
of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The Council relies upon comments from the public service providers (i.e., Police, Fire,
ACHD, etc.) to determine this finding. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
The Council is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD and ITD consider road safety issues in their
analysis.
f. The development preserves significant natural, scenic or historic features.
The Council is unaware of any natural, scenic or historic features on this site. Therefore,
the Council finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance.