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Reflection Ridge No. 4 FP-14-037BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE REQUEST FOR FINAL PLAT CONSISTING OF 44 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 5 COMMON/OTHER LOTS ON 13.9 ACRES OF LAND IN THE R-8 ZONING DISTRICT FOR REFLECTION RIDGE SUBDIVISION NO.4 BY: MISSION COAST PROPERTIES ID, INC. APPLICANT HEARING DATE: SEPTEMBER 2, 2014 CASE NO. FP -14-037 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on September 2, 2014 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: The Final Plat of "PLAT SHOWING REFLECTION RIDGE SUBDIVISION NO. 4, LOCATED IN THE NW'/4 OF THE SE'/4 AND THE NE'/4 OF THE SW '/4 OF SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR REFLECTION RIDGE SUB 4 FP -14-03 Page 1 of 3 MERIDIAN CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 8/26/14, STEVEN J. FRISBIE, PLS, SHEET 1 OF 4," 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 September 2, 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 Patrick Colwell, T -O Engineers, 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 SUB 4 FP -14-03 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 ly day of 2014. Tammy e (GD At Mayor, City of Meridian Attest: �4o,ZA � c,,TJ ZGO ls° city of IANC" •�'"""' 1 I A Ft O aycee lman SEAL a City Clerk rr�9 4�s the TRBa�" Copy served upon the Applicant, Planning and Developments Services Divisions of the Community Development Department, Public Works Department, and City Attorney. BY:, Dated: q - l (, I q ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR REFLECTION RIDGE SUB 4 FP -14-03 Page 3 of 3 EXHIBIT A STAFF REPORT MEETING DATE: September 2, 2014 TO: Mayor and City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP -14-037 — Reflection Ridge Subdivision No. 4 L APPLICATION SUMMARY E IDIAN�- 1DAH0 The applicant, Mission Coast Properties ID, Inc., has applied for final plat (FP) approval of 44 single- family residential building lots and 5 common lots on 13.9 acres of land in an R-8 (medium -density residential) zoning district. This is the fourth phase of development of Reflection Ridge Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Reflection Ridge Subdivision No. 4 final plat based on the analysis provided below in Section V. III. PROPOSED MOTION Approval I move to approve File Number FP -14-037 as presented in the staff report for the hearing date of September 2, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-037, as presented during the hearing on September 2, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-037 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 %2 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 WAIC3 C. Owner: Same as applicant Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 1 EXHIBIT A D. Representative: Pat Colwell, T -O Engineers, Inc. 332 N. Broadmore Way Nampa, ID 83687 V. STAFF ANALYSIS The proposed final plat depicts 44 single-family residential building lots and 5 common lots on 13.9 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.16 dwelling units (d.u.) per acre with a net density of 4.28 d.u. per acre. The minimum property size is 7,700 square feet (s.f.) with an average size of 10,174 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. 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 C). 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. 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 previous final plat; or, apply for a time extension on the preliminary plat 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. 5. The final plat prepared by T -O Engineers, stamped on 8/26/14 by Steven J. Frisbie, shown in Exhibit D shall be revised as follows: a. Revise plat note #I as follows: "... Building setbacks shall be measured from the pr-epeft� lie or- back of sidewalk, whiehever- is mefe s4r-iefive " 6. The landscape plan prepared by T -O Engineers, dated July 10, 2014, shown in Exhibit E is approved as submitted. 7. All fencing installed on the site shall comply with the standards listed in UDC 11-3A-6 and 1I - 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. Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 2 EXHIBIT A 8. 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. 9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 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 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 11-313-14A. 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. Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 3 EXHIBIT A 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. 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. Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 4 EXHIBIT A 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) C. Revised Site Layout (dated: July 2014) and Usable Open Space Analysis D. Proposed Final Plat (dated: 8/26/14) E. Proposed Landscape Plan (dated: 8/26/14) Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 5 EXHIBIT A Exhibit A — Vicinity Map VICINrff MAP SCALE: 1'' 1000' Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 6 EXHIBIT A Exhibit B — Approved Preliminary Plat (dated: 9/11/09) Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 7 EXHIBIT A Exhibit C — Revised Site Layout (dated: July 2014) and Usable Open Space Analysis r Pha�se-#4 s r r .•... r i a s s a s w . r - a ` • ' f s , s i • / 6W 'r/�� s`a `� - s �• s • .\ " `� , Fri T -O ENGINEERS tCrt REFLECTION RIDGE SUBDIVISION - CITY OF MERIDIAN USABLE OPEN SPACE ANALYSIS - 93.54 ACRES 6/24/2014 PHASE USABLE COMMON LOT (SF1 1 317,834 2 38,995 3 96,246 4 23,530 5 thru 7 121,287 Total 597,892 Prepared By: Matthew Schultz, PE 8* PARK STRIPS (SF) USABLE OPEN SPACE (AC) % OPEN SPACE 71,808 8.94 9.6% 0 0.90 1.0% 37,320 3.07 3.3% 32,240 1.28 1.4% 76,808 4.55 4.9% 218,176 18.73 20.0% Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 8 EXHIBIT A Exhibit D — Proposed Final Plat (dated: 8/26/14) REELECTION RIDGE 5UBD"ION NO.4 LOCATED IN THE. 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W�■rriil WdMm'. o&W6"Waiak"mm' 13aildit Mi&&k,mmm, ©limm" mm nmbi�hiwiiaiwmm ow.=m aAWal"'WfFil mm comm Reflection Ridge Subdivision No. 4 FP-14-037.doc PAGE 11 Sonva Watters From: Colwell, Pat <pcoiweH@to-engineers.com> Sent: Thursday, August 28, 2014 4:40 PM To: Sonya Watters; Hotly Binkiey, lacy Jones, Jaycee Holman; Machelle Hill Cc: Justin Lucas; Daniels, Brendon; Carpenter, John; Lorne.duthie@ttuatroproperties.corn; Matthew Schultz Subject: RE: Reflection Ridge Sub. 4 FP Staff Report for 9/2 Council Mtg Attachments: Staff Report - Meridian Phase 4.pdf Sonya, We are in agreement with the staff report and the site specific conditions. Thanksl Pat Patrick Colwell, PE Project Manger 10 T -a ENGINEERS THIS E-MAIL MAYBE CONFIDEMTUL: TVs a -mail, kxkdnq any attachments, may contain k* mstion that is con tial w4lor iron -public Womation. It is Intended to be conveyed only to the designated racioleM or ra*bntsOF you are not an intended recipient of this message, please (a) do not tood, oW or disclose Me contents of this co wnunkabon to others, (b) n0i y the sander at (206) 323-2288, and (c) return the message and deteta It kom your system. Unauthorized use, d1ssemination, distribution, or reproduction of this message is strictly proNWOd and may be untswAd Thank you. From: Sonya Watters [maiRo:swattemOmetidiartdtyorgl Sent: Thursday, August 28, 2014 4:14 PM To: Hotly Binkley; lacy Jones; Jaycee Holman; Machete H81 Cc: Justin Lucas; Daniels, Brendon; Carpenter, John; Colwell, Pat Subject: Reflection Ridge Sub. 4 FP Staff Report for 9/2 Council Mtg Attached is the staff report for the proposed final plat for Reflection Ridge Sub. 4. This item is scheduled to be on the Council agenda on September 2nd. The public hearing will be held at City Hatt, 33 E. Broadway Avenue, beginning at 6:00 pm. Please catt or a-mait with any questions. Please submit any written response you may have to the staff report to the City Clerk's office (hatmanCmeridiancity.ar, mhittCmeridiancity.or , hbinkleyCmeridiancity.or$ and iionesCmeridiancity.org) and mysetf (e -mart or fax) as soon as possible. Thanks, Sonya