CC - Staff Report
Trilogy Subdivision No. 1 – H-2016-0062 PAGE 1
STAFF REPORT
Hearing Date: July 5, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0062 – Trilogy Subdivision No. 1 Final Plat
I. APPLICATION SUMMARY
The applicant, Conger Management Group, has applied for approval of a final plat consisting of fifty-one
(51) residential lots and five (5) common lots on approximately 28.16 acres of land. This is the first final
plat proposed for the Trilogy Subdivision (PP-15-015) approved by City Council on September 3, 2015.
The land for the proposed subdivision is zoned R-8. The gross density proposed with this phase is 4.42
dwelling units per acre. All of the homes proposed for this phase are single-family detached.
Open space planned for this phase consists of several street buffers, and a passive open space lot that
contains a walking path and an irrigation pond and a micropath lot. A 10-foot multi-use pathway is
proposed on Lot 16, Block 3 adjacent to Chinden Boulevard.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it
to be in substantial conformance per UDC11-6B-3C as the number of buildable lots and open space lots
are the same.
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.
II. STAFF RECOMMENDATION
Staff recommends approval of the Trilogy Subdivision No.1 final plat subject to the conditions noted
below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the
City Council.
III. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and zoning (AZ-06-032), development
agreement (instrument #2015-107894), and the approved preliminary plat (PP-15-015) for this
subdivision.
2. The applicant has until October 20, 2017 to obtain City Engineer’s signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement, and the certification of the Ada County Highway District
signed and notarized.
4. Revise the notes on the face of the plat prepared by Sawtooth Land Surveying, Inc, dated May 11,
2016 prepared by Carl Porter, prior to signature on the final plat by the City Engineer, as follows:
Note #8 and #10: Add recorded instrument numbers.
Add a note the references the recorded development agreement (instrument #2015-107894).
Trilogy Subdivision No. 1 – H-2016-0062 PAGE 2
Graphically depict a 12-foot wide Permanent Public Utilities, Drainage, and Irrigation
easement along the rear yards and perimeter of the subdivision as noted on the plat.
Graphically depict a minimum 3-foot wide Permanent Public Utilities, Drainage, and
Irrigation easement along the side lot lines of all lots in Block 2 AND graphically depict a
5-foot wide Permanent Public Utilities, Drainage, and Irrigation easement along the side
lots lines of all lots in Blocks 1 and 3.
Add note to the face of the plat that list all common lots to be owned and maintained by the
homeowner’s association.
Note #2: Remove the reference to unless modified by a conditional use permit.
Provide two (2) full size copies of the plat with the aforementioned changes prior to obtaining
City Engineer’s signature on the final plat.
5. The landscape plan prepared by Jensen Belts Associates on 5-19-2016, labeled Sheet L1 – L3 is
approved with the following modifications/notes:
Provide 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 wall shall be designed in accord with
UDC 11-3H-4D.3.
The irrigation pond proposed on Lot 14, Block 2 shall comply with the standards listed in
UDC 11-3G-3G-3B.8..
The 10-foot wide multi-use pathway located on Lot 16, Block 3 shall comply with the
standards set forth in UDC 11-3A-8 and UDC 11-3B-7C. Prior to signature on the final
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.
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.
The applicant shall construct a 35-foot wide landscape buffer along Chinden Boulevard,
located outside of the future 100 foot right-of-way for the highway. Lot 17, Block 3 shall
be improved with a 10-foot wide compacted gravel shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover in accord with UDC 11-3B-7C.5.
Provide two (2) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer’s signature on the final plat.
6. Install traffic calming measures at the following intersection in coordination with ACHD:
W. Lava Springs Street and N. Colosseum Ave
W. Broadbent Street and N. Colosseum Ave
7. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
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8. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. The
applicant shall construct all fencing abutting the common lots in accord with UDC 11-3A-
7A.7.a.Temporary construction fencing to contain debris shall be installed at the subdivision
boundary prior to release of building permits for this subdivision. The fencing for the proposed
subdivision shall be modified as follows:
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
11. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
12. Make additional landscape improvements and construct a 5-foot wide sidewalk to the north side
of Ramblin Court, 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.
13. 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.
14. 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.
15. The applicant shall dedicate Lot 17, Block 3, in accordance with ITD’s requirements, to allow for
Chinden Boulevard (SH 20/26) expansion per the recorded development agreement.
16. Future homes constructed within the subdivision must comply with the submitted elevations per
the recorded development agreement.
17. Applicant shall be required to upsize the water main in W. Ramblin Court, N. Exeter Avenue to
W. Lava Springs Street, and W. Lava Springs Street to 12-inch diameter. This 12-inch main will
eventually complete a loop connection to the existing 12-inch main in N. Tree Farm Way.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, 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. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
3. All development improvements, including but not limited to sewer, fencing, pressurized irrigation
and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as
otherwise allowed by UDC 11-5C-1.
4. 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.
5. 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.
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6. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
8. All grading of the site shall be performed in conformance with MCC 11-1-4(b).
9. 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.
10. 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.
11. 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.
12. 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.
13. Applicant shall be required to install street lighting per the City of Meridian Department of Public
Works, Improvement Standards for Street Lighting. All streetlights shall be installed at
subdivider’s expense. Final design shall be submitted to the Public Works Department for
approval. The street light contractor shall obtain the approved design on file and an electrical
permit from the Public Works Department prior to commencing installations. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC.
14. A street light plan has been submitted for this subdivision. In addition to the installation street
lights on internal streets, the plan should show the installation of 4 Type 1 (LED fixtures on 35'
poles with 12' mast arms) installed along Chinden Blvd. The first pole should be 300' from the
intersection with Black Cat Road and subsequent poles spaced at 300' intervals. These poles
along Chinden Blvd. should not be installed with the project, but sufficient funds for their
installation submitted to the City so that the lights can be installed once the ITD corridor study is
complete and the proper location for the lights can be determined.
15. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). 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, 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.
16. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
17. 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
Trilogy Subdivision No. 1 – H-2016-0062 PAGE 5
(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.
18. 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.
19. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28(c.) -1). 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
signature on the final plat by the City Engineer.
V. EXHIBITS
A. Vicinity Map
B. Approved Trilogy Subdivision (PP-15-015)
C. Proposed Final Plat
D. Proposed Landscape Plan
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Exhibit A – Vicinity Map
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Exhibit B – Approved Trilogy Preliminary Plat (PP-15-015)
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Exhibit C – Proposed Final Plat
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Exhibit D. – Proposed Landscape Plan