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HomeMy WebLinkAboutStaff Report CC - Reflection Ridge No. 3 FPSTAFF REPORT MEETING DATE: TO: FROM: SUBJECT: July 22, 2014 Mayor and City Council Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 FP -14-032 — Reflection Ridge Subdivision No. 3 I. APPLICATION SUMMARY E IDIAN*-- IDAHQ The applicant, Mission Coast Properties ID, Inc., has applied for final plat (FP) approval of 46 building lots, 4 common lots, and 2 other lots on 17.7 acres of land in an R-8 (medium -density residential) zoning district. This is the third phase of development of Reflection Ridge Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Reflection Ridge Subdivision No. 3 final plat based on the analysis provided below in Section V. III. PROPOSED MOTION Approval I move to approve File Number FP -14-032 as presented in the staff report for the hearing date of July 22, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-032, as presented during the hearing on July 22, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-032 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 subject property is located approximately % mile south of E. Victory Road and 'h mile west of S. Locust Grove Road, in Section 30, T. 3N., R. IE. B. Applicant: Mission Coast Properties ID, Inc. 13402-13A Avenue Surrey, BC WAIC3 C. Owner: Same as applicant Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 1 D. Representative: Brendon Daniels and Pat Colwell, T -O Engineers, Inc. 332 N. Broadmore Way Nampa, ID 83687 V. STAFF ANALYSIS The proposed final plat depicts 46 single-family residential building lots, 4 common lots consisting of 4.46 acres, and 2 other lots on 17.7 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.6 dwelling units (d.u.) per acre with a net density of 2.9 d.u. per acre. The minimum property size is 6,400 square feet (s.f.) with an average size of 8,922 s.f. All of the lots proposed in this phase are for single-family detached homes and must comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. A segment of the City's multi -use pathway system is proposed to be constructed along the northeast boundary of this site along the Ridenbaugh Canal. The proposed plat does not include any pedestrian connections to Cavanaugh Subdivision, west of this site. Cavanaugh Subdivision was required as a condition of approval of a time extension (TE -10-005) to provide a pathway connection at the southeast boundary of the subdivision to connect to the future pathway in Reflection Ridge Subdivision for interconnectivity between the two developments. The approved preliminary plat for Reflection Ridge Subdivision depicted a pathway in the approximate area between Lots 23 and 24, Block 9. Therefore, staff recommends a common lot with a pathway is provided in Block 9 in that vicinity in accord with the standards listed in UDC 11-3A-8. Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2A-6 and found the plat to be in compliance with those standards. The layout of the proposed final plat differs from the same area shown on the approved preliminary plat. The applicant has submitted a revised site layout that depicts the overall changes to the plat (see Exhibit Q. Staff has reviewed the revised layout and has determined that the overall number of building lots has remained the same and the common area has increased from 17.9% (16.32 acres) to 20% (18.73 acres); therefore, staff finds the proposed final plat to be in substantial compliance with the approved preliminary plat in accord with the requirements listed in UDC 11-613-3C.2. A variance (VAR -09-006) was approved with the preliminary plat which allowed Block 2 to exceed the maximum block length requirements listed in UDC 11 -6C -3F. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation (AZ -05-045, Development Agreement Instrument #106108230); conditional use permit/planned development (CUP -05-046); rezone (RZ-08-005); preliminary plat (PP -08-010); variance (VAR -09-006); amended development agreement (MDA -08-003, Instrument #112007170); and time extension (TED -11-003). 2. The applicant shall obtain the City Engineer's signature on the final plat within two (2) years of the City Engineer's signature on the second phase final plat; or, apply for a time extension in accord with UDC 11-6B-7. 3. The subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received prior to obtaining the City Engineer's signature on any final plat. 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 2 5. The final plat prepared by T -O Engineers, stamped on June 18, 2014 by Steven J. Frisbie shall be revised as follows: a. Revise plat note #9 to exclude Lot 9, Block 9 from being a common area owned by the HOA, and instead note that this lot is to be owned and maintained by the City of Meridian. b. Provide a common lot with a pathway in Block 9 (in the vicinity of Lots 21-26) in accord with the standards listed in UDC 11-3A-8. This pathway will provide pedestrian interconnectivity between Reflection Ridge and Cavanaugh subdivisions. 6. The landscape plan prepared by T -O Engineers, dated June 19, 2014, shall be revised prior to signature on the final plat by the City Engineer as follows: a. Provide a pathway connection within a common lot in Block 9 (in the vicinity of Lots 21-26) to the north in accord with the standards listed in UDC 11-3A-8. 7. The applicant shall design and construct the multi -use pathway along the Ridenbaugh Canal consistent with the location and specifications set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 8. All fencing installed on the site must comply with the fencing plan shown in Exhibit E, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11-3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction fencing to contain debris shall be installed around this phase prior to release of building permits for this subdivision. 9. Future homes constructed in this subdivision shall be generally compatible in appearance and bulk with the pictures/elevations included in the development agreement recorded as Instrument No. 106108230. 10. A public use easement for the multi -use pathway along the south side of the Ridenbaugh Canal within Lot 37, Block 2 shall be submitted to the Park's Department prior to signature on the final plat by the City Engineer for approval by City Council and subsequent recordation. 11. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 13. The developer and City have entered into a Lease Agreement (Ada County Instrument #114050780) for a new City Well site on what will be Lot 9, Block 9 of this phase of the Reflection ridge Subdivision. Upon the recordation of the final plat, the developer shall cause the legal transfer of ownership of this lot to the City of Meridian per the terms and conditions of the Lease Agreement. 14. The applicant shall be responsible for the installation of a manhole and discharge pipe between Lot 9, Block 9 and the Ridenbaugh Canal, said discharge pipe shall be within a 20 -foot wide easement in areas outside of public right-of-ways. Applicant shall obtain a License Agreement on behalf of the City of Meridian for the discharge of up to 2,500 gallons per minute to the Ridenbaugh Canal. VII. 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 execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 3 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. 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 (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the 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. 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. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, and pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-5C-1. 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 11-12-3H. 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. Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 4 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 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. 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. 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 development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. 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, 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. 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 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. 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 Central District Health for abandonment procedures and inspections (208)375-5211. 23. 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 development plan approval. V. EXHIIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 9/11/09) Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 5 C. Revised Site Layout (dated: July 2014) and Usable Open Space Analysis D. Proposed Final Plat (dated: 6/18/14) E. Proposed Landscape Plan (dated: 6/19/14) Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 6 a■ rs MR ■ w E -r,ri!!/ice `moi �I.�I •�i'�1 � ( - 11 1111 �� ����r/•1� �I►rtewil 'hr, rir � �tf►i;-.`II�� ►c�;�� -. :'• 111 �/rrr+ �•f 1�Ban �r•��� � � �.�� Ulu 1,i1 �• ■.1. !' 1 �. � lid in Exhibit B — Approved Preliminary Plat (dated: 9/11/09) Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 8 Exhibit C — Revised Site Layout (dated: July 2014) and Usable Open Space Analysis ', mT•O ENGINEERS REFLECTION RIDGE SUBDIVISION - CITY OF MERIDIAN USABLE OPEN SPACE ANALYSIS - 93.64 ACRES 6/24/2014 Prepared By: Matthew Schultz, PE Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 9 1 OF 1 USABLE 8'PARK USABLE % PHASE COMMON LOT (SF) STRIPS (SF) OPEN SPACE (AQ OPEN SPACE 1 317,834 71,808 8.94 9.6% 2 38,995 0 0.90 1.0% 3 96,246 37,320 3.07 3.3% 4 23,530 32,240 1.28 1.4% 5 thru 7 121,287 76,808 4.55 4.9% Total 597,892 218,176 18.73 20.0% Prepared By: Matthew Schultz, PE Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 9 1 OF 1 Exhibit D — Proposed Final Plat (dated: 6/18/14) I . 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Mawm.rlmawmMo.mn. zanwYm ww.aamttpaemwn ??cw'c.0. enr e.nptlawnn O�rtlCamclpbYa.rw.mtl P..am eaoam.„tlmta«tl.dWm. e.nmwamr>..lea.a nprteeatnB_ .amw. wdmpwewn nAmwwntl N.hapedm Waoe..rr e.,.•tltl bamB:.ewnnMw«raupwmee blwmyypmaptl.mwatl. y� l key �m-®m 4 C.Lff Loi^SB �.Jk�, +;1:9L^.i �:ma,r°cam -1 Reflection M®MEM 0��000®0 opo®®am. 4 C.Lff Loi^SB �.Jk�, +;1:9L^.i �:ma,r°cam -1 Reflection LANDr� WEST TUD10.,".,y; STUDIO==- Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 12 Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 13 ormtm poem! omm Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 13 poem! Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 13 Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 14 OLIN= MOM akiftad mm Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 14 =197 M. -k "2- oil • WEST 0 LAND MUM, I � WA I Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 14 STAFF REPORT MEETING DATE: TO: FROM: SUBJECT: July 22, 2014 Mayor and City Council Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 FP -14-032 — Reflection Ridge Subdivision No. 3 I. APPLICATION SUMMARY E IDIAN*-- IDAHO The applicant, Mission Coast Properties ID, Inc., has applied for final plat (FP) approval of 46 building lots, 4 common lots, and 2 other lots on 17.7 acres of land in an R-8 (medium -density residential) zoning district. This is the third phase of development of Reflection Ridge Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Reflection Ridge Subdivision No. 3 final plat based on the analysis provided below in Section V. III. PROPOSED MOTION Approval I move to approve File Number FP -14-032 as presented in the staff report for the hearing date of July 22, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-032, as presented during the hearing on July 22, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-032 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 subject property is located approximately '1/2 mile south of E. Victory Road and %2 mile west of S. Locust Grove Road, in Section 30, T. 3N., R. IE. B. Applicant: Mission Coast Properties ID, Inc. 13402-13A Avenue Surrey, BC WA 1 C3 C. Owner: Same as applicant Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 1 D. Representative: Brendon Daniels and Pat Colwell, T -O Engineers, Inc. 332 N. Broadmore Way Nampa, ID 83687 V. STAFF ANALYSIS The proposed final plat depicts 46 single-family residential building lots, 4 common lots consisting of 4.46 acres, and 2 other lots on 17.7 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.6 dwelling units (d.u.) per acre with a net density of 2.9 d.u. per acre. The minimum property size is 6,400 square feet (s.£) with an average size of 8,922 s.f. All of the lots proposed in this phase are for single-family detached homes and must comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. A segment of the City's multi -use pathway system is proposed to be constructed along the northeast boundary of this site along the Ridenbaugh Canal. The proposed plat does not include any pedestrian connections to Cavanaugh Subdivision, west of this site. Cavanaugh Subdivision was required as a condition of approval of a time extension (TE -10-005) to provide a pathway connection at the southeast boundary of the subdivision to connect to the future pathway in Reflection Ridge Subdivision for interconnectivity between the two developments. The approved preliminary plat for Reflection Ridge Subdivision depicted a pathway in the approximate area between Lots 23 and 24, Block 9. Therefore, staff recommends a common lot with a pathway is provided in Block 9 in that vicinity in accord with the standards listed in UDC 11-3A-8. Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2A-6 and found the plat to be in compliance with those standards. The layout of the proposed final plat differs from the same area shown on the approved preliminary plat. The applicant has submitted a revised site layout that depicts the overall changes to the plat (see Exhibit Q. Staff has reviewed the revised layout and has determined that the overall number of building lots has remained the same and the common area has increased from 17.9% (16.32 acres) to 20% (18.73 acres); therefore, staff finds the proposed final plat to be in substantial compliance with the approved preliminary plat in accord with the requirements listed in UDC 11-613-3C.2. A variance (VAR -09-006) was approved with the preliminary plat which allowed Block 2 to exceed the maximum block length requirements listed in UDC 11 -6C -3F. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation (AZ -05-045, Development Agreement Instrument #106108230); conditional use permit/planned development (CUP -05-046); rezone (RZ-08-005); preliminary plat (PP -08-010); variance (VAR -09-006); amended development agreement (MDA -08-003, Instrument #112007170); and time extension (TED -11-003). 2. The applicant shall obtain the City Engineer's signature on the final plat within two (2) years of the City Engineer's signature on the second phase final plat; or, apply for a time extension in accord with UDC 11-6B-7. 3. The subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received prior to obtaining the City Engineer's signature on any final plat. 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 2 5. The final plat prepared by T -O Engineers, stamped on June 18, 2014 by Steven J. Frisbie shall be revised as follows: a. Revise plat note #9 to exclude Lot 9, Block 9 from being a common area owned by the HOA, and instead note that this lot is to be owned and maintained by the City of Meridian. b. Provide a common lot with a pathway in Block 9 (in the vicinity of Lots 21-26) in accord with the standards listed in UDC 11-3A-8. This pathway will provide pedestrian interconnectivity between Reflection Ridge and Cavanaugh subdivisions. 6. The landscape plan prepared by T -O Engineers, dated June 19, 2014, shall be revised prior to signature on the final plat by the City Engineer as follows: a. Provide a pathway connection within a common lot in Block 9 (in the vicinity of Lots 21-26) to the north in accord with the standards listed in UDC 11-3A-8. 7. The applicant shall design and construct the multi -use pathway along the Ridenbaugh Canal consistent with the location and specifications set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 8. All fencing installed on the site must comply with the fencing plan shown in Exhibit E, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11-3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction fencing to contain debris shall be installed around this phase prior to release of building permits for this subdivision. 9. Future homes constructed in this subdivision shall be generally compatible in appearance and bulk with the pictures/elevations included in the development agreement recorded as Instrument No. 106108230. 10. A public use easement for the multi -use pathway along the south side of the Ridenbaugh Canal within Lot 37, Block 2 shall be submitted to the Park's Department prior to signature on the final plat by the City Engineer for approval by City Council and subsequent recordation. 11. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 13. The developer and City have entered into a Lease Agreement (Ada County Instrument #114050780) for a new City Well site on what will be Lot 9, Block 9 of this phase of the Reflection ridge Subdivision. Upon the recordation of the final plat, the developer shall cause the legal transfer of ownership of this lot to the City of Meridian per the terms and conditions of the Lease Agreement. 14. The applicant shall be responsible for the installation of a manhole and discharge pipe between Lot 9, Block 9 and the Ridenbaugh Canal, said discharge pipe shall be within a 20 -foot wide easement in areas outside of public right-of-ways. Applicant shall help facilitate the acquisition of a License Agreement with the Nampa& Meridian Irrigation District for the discharge of up to 2,500 gallons per minute to the Ridenbaugh Canal. VII. 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 execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 3 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. 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 (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the 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. 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. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, and pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-5C-1. 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 11-12-3H. 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. Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 4 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 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. 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. 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 development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. 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, 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. 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 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. 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 Central District Health for abandonment procedures and inspections (208)375-5211. 23. 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 development plan approval. V. EXHIIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 9/11/09) Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 5 C. Revised Site Layout (dated: July 2014) and Usable Open Space Analysis D. Proposed Final Plat (dated: 6/18/14) E. Proposed Landscape Plan (dated: 6/19/14) Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 6 ME-to�\R��� 1�� �• �I,■ �— ■1� �hI 111111111! �It►'� !Ia��c +. Ilii',„� At Z ==Z, 1 PA, ol 0 1 � mr=9 UPam MMM Exhibit B — Approved Preliminary Plat (dated: 9/11/09) Preliminary Mal Cavanaugh Ridge Subdivision LOCM Oftawfthef S.1k, ". T"Few 3 MWO. ftow I ffm W" Wnftl, Cay of MW" A& COMW Wft a. A PralaCt OvervWw Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 8 Exhibit C — Revised Site Layout (dated: July 2014) and Usable Open Space Analysis mT -O ENGINEERS REFLECTION RIDGE SUBDIVISION - CITY OF MERIDIAN USABLE OPEN SPACE ANALYSIS - 93.64 ACRES 6/2412014 Prepared By: Matthew Schultz, PE Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 9 I OF 1 USABLE W PARK USABLE % PHASE COMMON LOT (SF) STRIPS (SF) OPEN SPACE (ACI OPEN SPACE 1 317,834 71,808 8.94 9.6% 2 38,995 0 0.90 1.0% 3 96,246 37,320 3.07 3.3% 4 23,530 32,240 1.28 1.4% 5 thru 7 121,287 76,808 4.55 4.9% Total 597,892 218,176 18.73 20.0% Prepared By: Matthew Schultz, PE Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 9 I OF 1 Exhibit D — Proposed Final Plat (dated: 6/18/14) IRE TAM rI1NtTA uw t�a I mm'a + AL P1 14 9 1. i V -vpl u. -v" tLK %7 -.% rQ 77 -v n L. _ws u. 2-1 L, --wK w, 5.5v,rt qw L. L. ME 1- 4 _ _JM" ff LT 4E! 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AZ,ax aI-W- WC 43'4`R LII.-, IN IL+ I. V j 417 ft THE VAjkjK-rt 4 1 m :1 M `111- 1* �-L F" 144 4` Vtl.R 4TWT IM cv-,- fi vc,4 icv c,7 1, ..11[;,L: �L"r 9AI'L", LI 'M IqL "c'u. -.V+'i3II " V, F4, 74 ltf'4-, I'L; we 's, f '44 4., KY tT• S. -SWC OEM. M.- CtOLVI TAME -%A W.W CLIA I O.V4 W- Iz f-., .10y" CA' T%Q WIr W"Om -W BCW IM as Ia+C9 no t.Ww —V.�par SHMT NO. I Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 10 u, na ----- -- blKN NC • Ytsx s — as n.: • rrx:r ua• _f. r t Via• s Sr S • � .r ar LT •.x a- 1 )aA101 UtZ •!B Y6[ S W S 1; k \ /t ..� .• � if \ %� w r. Si I 1.:221 1 b , p 1 p Y, • `,I ■ ' q f �. 1 ;I 1 1 n JL r•Aaf � .� 6 � _ ;. i.. AULICIM \ MIS NMI ,,r```'3 QUO/`•// \ \ �/ / J • 'I• ®7� •MNI�OI• SHEET M ass Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 11 Exhibit E — Proposed Landscape Plan (dated: 6/19/14) LIft,SClPE rplES. te. 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