Trilogy Subdivision No. 2 H-2018-0102
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (Trilogy Subdivision No. 2 – H-2018-0102)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: SEPTEMBER 25, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 76 RESIDENTIAL
LOTS AND 4 COMMON LOTS ON
16.66 ACRES IN THE R-8 ZONING
DISTRICT FOR TRILOGY
SUBDIVISION NO. 2.
BY: CONGER MANAGEMENT
GROUP
APPLICANT
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CASE NO. H-2018-0102
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on September 25, 2018 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 TRILOGY SUBDIVISION NO. 2,
LOCATED IN THE N ½ OF THE NW ¼, OF SECTION 27, TOWNSHIP 4N,
RANGE 1W, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2018,
HANDWRITTEN DATE: 8/8/18, by Carl Porter, PLS, SHEET 1 OF 3,” is
conditionally approved subject to those conditions of Staff as set forth in the staff
Meridian City Council Meeting Agenda October 9, 2018 – Page 145 of 454
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (Trilogy Subdivision No. 2 – H-2018-0102)
Page 2 of 3
report to the Mayor and City Council from the Planning and Development
Services divisions of the Community Development Department dated September
25, 2018, a true and correct copy of which is attached hereto marked “Exhibit A”
and by this reference incorporated herein.
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
interest in real property which may be adversely affected by this decision may, within twenty-
Meridian City Council Meeting Agenda October 9, 2018 – Page 146 of 454
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
2018.
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (Trilogy Subdivision No. 2 — H-2018-0102)
Page 3 of 3
EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 1
STAFF REPORT
Hearing Date: September 25, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2018-0102 – Trilogy Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Conger Management Group, has applied for approval of a final plat consisting of seventy-
six (76) residential lots and four (4) common lots on approximately 16.66 acres of land. This is the second
and final phase 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 5.37
dwelling units per acre. All of the homes proposed for this phase are single-family detached.
Open space planned for this phase consists of an arterial street buffer, a multi-use pathway; a large,
central open space lot and a children’s play structure. A 10-foot multi-use pathway is also proposed on
Lot 20, 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 has been reduced for
this phase because a portion of the property was sold and a subsequent final plat was approved for that
property for what is called Bainbridge Connection (H-2018-0026).
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.2 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), the approved time extension (H-2018-0024), and the
approved preliminary plat (PP-15-015) for this subdivision.
2. The applicant has until May 3, 2020 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 plat prepared by Sawtooth Land Surveying, Inc, dated August 8, 2018 prepared by
Carl Porter, prior to signature on the final plat by the City Engineer, as follows:
UDC 11-2A-3 requires that properties with street frontages on cul-de-sacs or at
approximately a ninety degree (90°) angle shall be a minimum of thirty feet (30') measured
Meridian City Council Meeting Agenda October 9, 2018 – Page 148 of 454
EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 2
as a chord measurement. Lots 13 and 16, Block 1 and Lot 34, Block 3 shall be revised to
meet this requirement.
The subject property is zoned R-8, the building footprint for Lots 34-47 is referenced as a
three (3) foot setback, The R-8 zoning district requires a five (5) foot setback. The applicant
shall revise the plat to comply with UDC 11-2A-6 and revise the easement notes
accordingly.
Lot 47, Block 3 is required to comply with UDC 11-2A-6 in terms of the minimum lot size.
This parcel does not appear to comply with the minimum 4,000 square foot requirement for
the R-8 zoning district. The applicant shall provide the calculations for this lot to ensure
compliance, or shall revise the plat to meet the requirement.
Note 2 shall read as follows “Building setbacks and dimensional standards in this
subdivision shall be in compliance with title 11 of Meridian City Code.
The UDC (11-6C-3E.7) requires any plats using a common driveway to depict the setbacks,
building envelope, and orientation of the lots and structure that are accessed via a common
driveway. The applicant shall provide said exhibit prior to signature on the final plat.
A note shall be included on the plat that specifies which lots take access from the common
driveway, currently, the common driveway (Lot 15, Block 1) only serves a single parcel
and two adjacent lots don’t meet the minimum frontage requirements. Lots 13and 16, Block
1 shall take access from Lot 15, Block 1.
A perpetual ingress/egress easement is required to be filed with the Ada County Recorder,
which shall include a requirement for maintenance of a paved surface capable of supporting
fire vehicles and equipment, for the common driveways.
Provide one (1) full size copy of the plat and an electronic copy 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 August 14, 2018, labeled Sheet L1 –
L4 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 10-foot wide multi-use pathway located on Lot 20, 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.
Prior to signature on the final plat, the applicant shall provide a tree mitigation plan and
shall coordinate with Elroy Huff on said mitigation plan.
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 19, Block 3 shall
Meridian City Council Meeting Agenda October 9, 2018 – Page 149 of 454
EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 3
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 one (1) full size copy and an electronic copy of landscape plan with the aforementioned
changes prior to obtaining City Engineer’s signature on the final plat.
6. 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.
7. 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:
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
11. The applicant shall dedicate Lot 19, Block 3, in accordance with ITD’s requirements, to allow for
Chinden Boulevard (SH 20/26) expansion per the recorded development agreement.
12. Future homes constructed within the subdivision must comply with the submitted elevations per
the recorded development agreement.
13. The submitted street light plan appears to meet requirements based on a preliminary review for
the internal street lights. A future installation agreement is required for street lights on Chinden
Blvd. Two Type 1 streetlights, 35' in height with a 12' mast arm are required on Chinden.
14. Prior to signature on the final plat, the applicant shall revise their plans to provide a utility
easement to the Janicek property to the northeast.
IV. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and ex ecute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development ,
coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
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EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 4
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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 di strict
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.
17. 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.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
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EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 5
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. 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
development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
V. EXHIBITS
A. Vicinity Map
B. Approved Trilogy Subdivision (PP-15-015)
C. Proposed Final Plat
D. Proposed Landscape Plan
Meridian City Council Meeting Agenda October 9, 2018 – Page 152 of 454
EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 6
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda October 9, 2018 – Page 153 of 454
EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 7
Exhibit B – Approved Trilogy Preliminary Plat (PP-15-015)
Meridian City Council Meeting Agenda October 9, 2018 – Page 154 of 454
EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 8
Exhibit C – Proposed Final Plat
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EXHIBIT A
Trilogy Subdivision No. 2 – H-2018-0102 PAGE 9
Exhibit D. – Proposed Landscape Plan
Meridian City Council Meeting Agenda October 9, 2018 – Page 156 of 454