Reflection Ridge No. 3 FP-14-032BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY SIX (46)
RESIDENTIAL BUILDING LOTS,
FOUR (4) COMMON LOTS, AND
TWO (2) OTHER LOTS ON 17.7
ACRES OF LAND IN THE R -S
ZONING DISTRICT FOR PHASE 3
OF REFLECTION RIDGE
SUBDIVISION
BY: MISSION COAST
PROPERTIES ID, INC.
HEARING DATE: JULY 22, 2014
CASE NO. FP -14-032
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 22, 2014 for final plat approval
pursuant to Unified Development Code (UDC) 11-613-3 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 REFLECTION RIDGE SUBDIVISION
NO. 3, LOCATED IN THE NW '/4 OF THE SE '/a, THE NE 1A OF THE SW '/a
AND THE SW/40F THE NE'/ OF SECTION 30, TOWNSHIP 3N., RANGE 1
EAST, BOISE MERIDIAN CITY OF MERIDIAN, ADA COUNTY, IDAHO,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 3 FP -14-032
Page 1 of 3
2014, HANDWRITTEN DATE: JUNE 18, 2014, STEVEN J. FRISBIE, PLS,
SHEET 1 OF 5," is conditionally approved subject to those conditions of Staff as
set forth in the staff report to the Mayor and City Council from the Planning and
Development Services divisions of the Community Development Department
dated July 22, 2014, a true and correct copy of which is attached hereto marked
"Exhibit A" and by this reference incorporated herein, and the response letter
from Brendon Daniels, a true and correct copy of which is attached hereto
marked "Exhibit B" 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 3 FP -14-032
Page 2 of 3
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-
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 day of
2o. sk 2014.
By:
Tammy d rd
Mayor, C of Meridian
Copy served upon the Applicant, Planning and Development Services divisions of Community
Development Department, Public Works Department, and City Attorney.
B Dated: el&louo
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 3 FP -14-032
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: July 22, 2014
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
(;qE IDIAN*--
IDAMO
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-032 —Reflection Ridge Subdivision No. 3
I. APPLICATION SUMMARY
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.
H. 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 % mile west
of S. Locust Grove Road, in Section 30, T. 3N., R. 1E.
B. Applicant:
Mission Coast Properties ID, Inc.
13402-13A Avenue
Surrey, BC V4A1C3
C. Owner:
Same as applicant
Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 1
EXHIBIT A
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 nzaxinzum block length requirements listed in UDC 11 -6C -3E
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
EXHIBIT A
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. Staff's 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
EXHIBIT A
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 constricted, 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
EXHIBIT A
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
EXHIBIT A
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
i .11111 jl llllq
ph=.r a
EXHIBIT A
Exhibit B — Approved Preliminary Plat (dated: 9/11/09)
Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 8
EXHIBIT A
Exhibit C — Revised Site Layout (dated: July 2014) and Usable Open Space Analysis
0
mT•O ENGINEERS
Inas V 11
REFLECTION RIDGE SUBDIVISION - CITY OF MERIDIAN
USABLE OPEN SPACE ANALYSIS - 93.64 ACRES
6/24/2014
USABLE
8'PARK
PHASE
COMMON LOT (SF)
STRIPS ISM
1
317,834
71,808
2
38,995
0
3
WPI
37,320
4
23,530
32,240
5 thru 7
M4�
76,808
Total
mi w.xe.o, wh
218,176
0
mT•O ENGINEERS
Inas V 11
REFLECTION RIDGE SUBDIVISION - CITY OF MERIDIAN
USABLE OPEN SPACE ANALYSIS - 93.64 ACRES
6/24/2014
Prepared By:
Matthew Schultz, PE
USABLE
USABLE
8'PARK
PHASE
COMMON LOT (SF)
STRIPS ISM
1
317,834
71,808
2
38,995
0
3
96,246
37,320
4
23,530
32,240
5 thru 7
121,287
76,808
Total
597,892
218,176
Prepared By:
Matthew Schultz, PE
USABLE
%
OPEN SPACE AC)
OPEN SPACE
8.94
9.6%
0.90
1.0%
3.07
3.3%
1.28
1.4%
4.55
4.9%
18.73 20.0%
Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 9
EXHIBIT A
Exhibit D — Proposed Final Plat (dated: 6/18/14)
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Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 11
EXHIBIT A
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Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 12
EXHIBIT A
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Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 13
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Reflection Ridge Subdivision No. 3 FP-14-032.doc PAGE 14
Sonya Watters
From: Daniels, Brendon <bdaniels@to engineers.comn
Sent: Thursday, July 17, 201411:52 AM
To; Sonya Watters
Cc: Carpenter, John; Colwell, Pat (pcolwell@to engineers.com)
Subject:. RE: Reflection Ridge Sub. 3 FP REVISED Staff Report for 7/22 CC Mtg
Attachments: Reflection P3 Staff Report-BD.pdf
Sonya,
Thank you for the revised report. Conditions look good. I have attached a pdf with conditions checked and initialed.
Thanks!
Brendon Daniels, E.I.T.
Staff Engineer
EmT -O ENGINEERS
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From: Sonya Watters [mailto:swatters@meridiancity.org]
Sent: Thursday, July 17, 2014 9:11 AM
To: Holly Binkley; Jacy Jones; Jaycee Holman; Machelle Hill
Cc: Carpenter, John; Daniels, Brendon
Subject: RE: Reflection Ridge Sub. 3 FP REVISED Staff Report for 7/22 CC Mtg
Please see the attached REVISED staff report and disregard the previous version sent. Thxl
From: Sonya Watters
Sent: Thursday, July 17,'2014 6:42 AM
To: Holly Binkley; Jacy Jones; Jaycee Holman; Machelle Hill
Cc: Carpenter, John (icarpenter0to-engineers.com); bdanielsoto-engineers.com
Subject: Reflection Ridge Sub. 3 FP Staff Report for 7/22 CC Mtg
John/Brendon,
I've attached a copy of the staff report. If you're in agreement with the conditions, please send me a quick email (before
3:00 pm today) stating so and I will place this item on the consent agenda. The meeting is going to be realllly long
Tuesday night so if you don't have to be on the regular agenda, you don't want to be O:
Thanks,
Sonya
D. Representative:
Brendon Daniels and Pat Colwell, T -O Engineers, lne.
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 Rideubaugh 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 ofthe 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 -6B -3C.2.
A variance 01AR-09-006) was approved frith rhe prelindnaiy plat which allowed Block 2 to exceed
the maxirmnn block length requirements listed in UDC 11 -6C -3R
VI. SATE SPECIFIC CONDITIONS
,7 y 1. Applicant shall meet all terms of the approved annexation (AZ -05-045, Development Agreement
Instrument 4106108230); 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-] 1-003).
The applicant -shall obtain the City_Engtneer' ,signature_on the final plat witliin.two (2Lyears:of
17 the City Engineer's signature on the second phase final plat; or, apply for a time extension in
accord with UDC 11-6B-7.
V 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.
�. 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.doe PAGE 2
/5. final plat prepared by T -O Engineers, stamped on June 18, 2014 by Steven J. Prisbie 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 dote 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 planOmpared•by T-0 Engineers, dated June 19, 2014, shall be revised prior to
V 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,
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 1 1-3A-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 forthis
subdivision.
Future homes constructed in this subdivision shall be generally compatible in appearance and
V bulk with the pictures/elevations included in the development agreement recorded as Instrument
/ No. 106108230.
/I 0. A public use easement for the multi -use pathway along the south side of the Ridenbaugh Canal
V within Lot 37, Block 2 shall be submitted to the Park's Department prior to signature oh the final
pa y t ie ty Engineer for approval by City Council and subsequent recordation.
✓11. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance,
j 12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
V 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.
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.
VIL 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 PP-14-032.doc
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