HomeMy WebLinkAboutReflection Ridge Subdivision No. 1 FP-06-033
BEFORE THE MERIDIAN CITY COUNCIL
C/C August 8, 2006
IN THE MATTER OF THE )
APPLICATION OF MCMILLEN )
ENGINEERING FOR FINAL PLAT )
APPROVAL FOR 73 SINGLE- )
FAMILY RESIDENTIAL BUILDING )
LOTS AND 12 COMMON LOTS ON )
26.58 ACRES IN AN R-4 ZONE )
LOCATED AT 4275 SOUTH )
LOCUST GROVE ROAD WITHIN A )
PORTION OF THE N ~ OF THE SE )
YI OF SECTION 30, T. 3N., R. IE. )
)
)
CASE NO. FP-06-033
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Pinal Plat approval pursuant to
Unified Development Code 11-6B-3 on August 8, 2006, and the Council finding that the
Administrative Review is complete from Sonya Watters, Assistant City Planner for the Planning and
Zoning Department, and Michael Cole, Development Services Coordinator fur the Public Works
Department, dated: Hearing Date: August 8, 2006, 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"PLA T SHOWING REFLECTION RIDGE SUBDIVISION NO. I
LOCATED WITHIN A PORTION OF THE N 1;2 OF THE SE V4 OF SECTION 30,
T. 3N., R. IE., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO.1 / (FP-06-033)
Page 1 of 4
HANDWRITTEN DATE: 06/09/06, SHEET I OF 7, FOX LAND SURVEYS,
INC.", MCMILLEN ENGINEERING, Developer, is Conditionally Approved subject
to those conditions of Staff comments as set forth in the Memorandum to the Mayor
and City Council from Sonya Watters, Assistant City Planner for the Planning and
Zoning Department and Michael Cole, Development Services Coordinator for the
Public Works Department, dated: Hearing Date: August 8, 2006, listing 24 SITE
SPECIFIC REQUIREMENTSIFINAL PLAT and 14 GENERAL REQUIREMENTS,
a true and correct copy of which is attached hereto marked Exhibit "A", and
consisting of 5 pages, and by this reference incorporated herein, and the response
letter from McMillen Engineering, a true and correct copy of which is attached hereto
marked Exhibit "B" and consisting of 1 page, and by this reference incorporated
herein, and the additional requirements from the action of the Council taken at their
August 8, 2006 meeting as follows, to-wit:
1.1 Adopt the Recommendation of the Central District
Health Department as follows:
The Central District Health requires after written
approval from the appropriate entities are submitted,
they can approve this proposal for central sewage and
central water; that plans must be submitted to and
approved by the Idaho Department of Health and
Welfare, Division of Environmental Quality for
central sewage and central water; that run-off is not to
create a mosquito breeding problem; and it is
suggested that the stormwater be pretreated through a
grassy swale prior to discharge to the subsurface to
prevent impact to groundwater and surface water
quality; that engineers and architects should obtain
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO.1 / (FP-06~033)
Page 2 of 4
current best management practices for stormwater
disposal and design a stormwater management system
that is preventing groundwater and surface water
degradation. Manuals for guidance:
I. State of Idaho Catalog of Stormwater Best
Management Practices for Idaho Cities and
Counties. Prepared by the Idaho Division of
Environmental Quality, July 1997.
2. Stormwater Best Management Practices
Guidebook. Prepared by City of Boise Public
Works Department, May 2000.
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:
I. The Plat dimensions are approved by the City Engineer; and
2. The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO.1 / (FP-06-033)
Page 3 of 4
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code S 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-eight (28) days
after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the ~ day
of A~ucn..
,2006.
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 1/ (FP-06~033)
Page 4 of 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: August 8, 2006
Transmittal Date: August 3, 2006
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Sonya Watters, Assistant City Planner tSJIt/ -. '~!'_~i,~_~!!:'_~'''-;-C- "I'm
Michael Cole, Development Services Coordinator (Y\ c.
TO:
Mayor & City Council
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SUBJECT:
-lteftectionRi~e Subdivision No.1
Request for Final Plat Approval of Reflection Ridge Subdivision No. 1
Consisting of 73 Single-family Residential Building Lots and 12 Common/other
Lots on 26.58 Acres in an R-4 Zone by McMillen Engineering (File# FP-06-
033).
- - --------.
~- ----.
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, McMillen Engineering, has applied for final plat approval of 73 single-family residential
,-builOing lots and 12 common/other lots on 26.58 acres in an R-4 zone for Reflection Ridge Subdivision
No.1. The proposed gross density of this phase of the development is 2.75 dwelling units per acre. The
proposed net density is 3.94 dwelling units per acre.
Reflection Ridge Subdivision No.1 is located at 4275 S. Locust Grove Road, approximately 1/4 mile
north of Amity Road, west of Locust Grove Road, in the N. 'li of the S.E. 1/4 of Section 30, T.3N., R.lE.
This property has not been previously platted.
A Conditional Use PermitIPlanned Development (CUP-05-046) was approved on this property, which
allowed for reductions to lot size (from 8,000 square feet to 6,250 square feet), lot frontage (from 80 feet
to 47 feet on straight-aways and 35 feet measured as a chord measurement on cul-de-sacs or curves), and
front setbacks (from 15 feet to 10 feet for alley-loaded lots).
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Reflection Ridge Subdivision No. 1 with the comments and conditions
stated in this report.
SITE SPECIFIC COMMENTS
I. Applicant is to meet all terms of the approved annexation (AZ-05-045), conditional use permit
(CUP-05-046), development agreement instrument # I 061 08230 and preliminary plat (PP-05-048)
for this subdivision.
2. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release
of building permits for this subdivision.
Exhibit "A"
FP-06-033 Reflection Ridge.FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3. Preliminary plat condition 3.8 required that, "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 50 homes. The two entrances should be separated by no less than Y2 the diagonal
measurement of the full development." This site shall be limited to 50 building permits unless a
secondary emergency access is approved by Joe Silva of the City of Meridian Fire Department.
4. Remove any structures spanning lot lines or not meeting the dimensional standards of the UDC
prior to signature on the final plat by the City Engineer.
5. No manholes or water valves shall be allowed to be placed in the landscape islands. If sewer or
water mains are to be routed undemeath them, then no trees will be allowed in the islands. The
applicant shall coordinate with the Planning Department to meet this condition while still
complying with all City Ordinance regarding landscaping.
6. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
7. Include the CP &F number for the True Point of Beginning on the face of the plat.
8. Include the instrument number ofthe storm easement shown on page 2 ofthe plat.
9. Revise or add the following note(s) on the face of the plat dated 6/9/06, prepared by Fox Land
Surveyors and signed by, Timothy J Fox, prior to signature on the fma1 plat by the City Engineer:
4.) Include Lot 1, Block 5 and Lot 23, Block 4 as common lots.
14.) Lot 1 Block 4 is not a buildable lot. Revise note to indicate which lots are restricted to
access the alley.
*.) Add note: "Fencinl! on the rear property lines ofLots13-17 and 7-11. Block 4 and Lots 2-
4. Block 3 that abuts the common areas shall be in compliance with the most recently
approved Fencinl! Standards of the City of Meridian."
*.) Add note: "This plat is subiect to a development acreement recorded as instrument
number 106108230 of Ada Countv Records."
10. The Landscape Plan, prepared by The Land Group, and dated 6/15/06, shall be revised as follows:
a. A 5.foot wide landscape strip is required on the south side of the regional pathway
between the pathway and the fence. Revise plan to reflect this requirement.
b. Include landscaping on the east side of the detached sidewalk along Locust Grove Road.
c. If existing trees were removed from the site, provide mitigation information in
accordance with UDC 11-3B-1 OC.5 in the calculations table.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
11. The applicant has indicated that Nampa and Meridian Irrigation District (NMID) will own and
maintain the pressure irrigation system within this development. Therefore a letter of plan
approval from NMID shall be submitted prior to scheduling of a pre-construction meeting.
12. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek 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
Exhibit "A"
FP-06-033 Reflection Ridge.FP.doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
shall be responsible for the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
13. Graphically depict on the face of the plat an 8-foot wide Public Utilities, Drainage and Irrigation
easement along all interior lot lines in which a pressurized irrigation main is being installed. The
extra width is needed to ensure the irrigation districts desire for 5-feet of easement past the
centerline of pipe.
14. Sanitary sewer service to this development is proposed via extensions of mains in Locust Grove
Road. The applicant shall install sewer mains to and through this development. The applicant
shall coordinate with the City of Meridian Public Works Department, main size and routing, to be
in conformance with the City's Master Sewer Plan. The applicant shall execute standard forms of
easements for any mains that are required to provide service.
15. The applicant shall be responsible to install a temporary off~peak pumping station in a location
coordinated with the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department, the design shall include at a minimum the
following:
a. Communication capabilities that are consistent with the City of Meridian's SCADA
system.
b. A minimum storage of ISO-gallons per ERD.
c. Odor control.
If new information arises from ongoing modeling exercise or other subsequent sources, then this
condition may be rescinded by the City Engineer.
16. Water service to this proposed development is being proposed via extensions of mains in Locust
Grove Road. The applicant shall install water mains to and through this proposed development,
and coordinate main size and routing with the Public Works Department. The applicant shall
execute City of Meridian standard forms of easements for any mains that are required to provide
service.
17. The applicant shall be required to install 12-inch water mains in the following streets as depicted
on the final plat dated 6/9/06, West Wrightwood Drive, Dazzle Way, and Luminous Way.
18. To comply with the City of Meridian's "to and through" policy the applicant is required to install
water mains to the edge of their property line, which would include to the center line of the
Ridenbaugh Canal in the proposed stub street to the north. Due to the impracticality of installing
this improvement, the applicant shall install the water main to the end of the road and, prior to
signature on the final plat, provide the Public Works Department with 110% half of the cost of
the water line crossing of the canal.
19. Submit a copy of the Ada County Street Name Committee's "Final" letter for the street names
and lot & block numbering. Make all corrections necessary to comply.
20. No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
21. Applicant shall construct a 10-foot wide multi~use pathway along the south side of the
Ridenbaugh Canal (as shown on the landscape plan) so that it can be extended in both directions
in the future. The applicant shall work with the City Parks Department and NMID to acquire the
necessary approvals through the City's Master Pathway Agreement with NMID. The applicant
Exhibit "A"
FP-06-033 Reflection Ridge.FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
shall conform to the Park's Department's standards for construction of the pathway. All
landscaping adjacent to the pathway must be maintained by the Homeowner's Association.
The Applicant shall contact Bryce Farris of Ringert Clark Chartered Lawyers (or the current
attorney for Nampa Meridian Irrigation District) at 342-4591 to initiate the License Agreement
process for the public multi-use pathway. The License Agreement is required llllder the Master
Pathway Agreement between the City of Meridian and NMID, dated December 19, 2000. It is
the developer's responsibility to initiate the License Agreement request and provide all
information required by NMID's attorney.
22. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the pedestrian pathway along the Ridenbaugh Canal prior to certificates of occupancy being
issued for this phase. The easement shall be sufficient width to cover the 10-foot wide pathway
shown. The hard surfaced pathway shall be constructed and fully improved prior to the issuance
of the first Certificate of Occupancy for any building within this phase of the subdivision.
23. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-ll and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted llllder UDC 11- 3B-
11. 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. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC ll-3B-ll, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction
24. Staff's failure to cite specific ordinance provlSlons, or terms of the approved annexation,
development agreement, or preliminary plat does not relieve the applicant of responsibility for
compliance.
GENERAL REQUIREMENTS
1. Per UDC ll-3A~6 all irrigation ditches, laterals or canals, exclusive of natural watenvays and thc
Ridenbaugh Canal, 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 prior to plan approval. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada COllllty Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro~paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Exhibit "A"
FP-06-033 Reflection Ridge.FP.doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
7. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1A and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
8. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12. 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 removed.
13. One hlllldred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
14. Approval of the preliminary plat shall become null and void if the applicant fails to record the
[mal plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A 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 eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Reflection Ridge Subdivision (FP-06-033) with the above
stated comments and conditions.
Exhibit "A"
FP-06-033 Reflection Ridge.FP.doc
PAGE 5
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1\~ IMCMILLEN
lYE ENGINEERING
August 9. 2006
City cifMendian
AMl Sonya W~tters:
660E. WaterfuwerLarte.Suite 202.
M~dim"rd.abo83641 .
Re: Reflection Ridge Subdh'ision 1 Final Plat Staff Report
Dear Ms. Wat~e$
We have rei;leived 'a cop)' of the staff report for the referenced project. We agree. with all
or:thecortunents and:'eonditions.d al>fireciate City ofMeridian;s staffrecouunendatlol1
for approval Qf'the ,project. If you hiwe'any comments or questions please call me at 342-
4214.. extellSioli 301.
Sincerely,
M--*-~' J-.t<AA-
Morton D, McMillen, P .E.
Project Mimager
910 Milin, 5tr::-:t,suite 258., Di)15e, Jdllho83 702
ph<!n'" 1:2(11)342-4214 fa..~ (:!till)3.J2,-o\2t6
Exhibit "BOO