Reflection Ridge No 6 H-2016-0015BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THIRTY-NINE
(39) SINGLE-FAMILY
RESIDENTIAL BUILDING LOTS
AND FIVE (5) COMMON LOTS ON
12.75 ACRES OF LAND IN AN R-8
ZONING DISTRICT FOR
REFLECTION RIDGE
SUBDIVISION NO.6
BY: SCHULTZ DEVELOPMENT,
LLC
APPLICANT
HEARING DATE: MARCH 15, 2016
CASE NO. H-2016-0015
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 15, 2016 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING REFLECTION RIDGE SUBDIVISION
NO. 6, LOCATED IN THE NW %a OF THE SE 1/a OF SECTION 30,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2016, HANDWRITTEN DATE:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 6 (H-2016-0015)
Page 1 of
FEBRUARY 4, 2016, ROB O'MALLEY, 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 March 15, 2016, a true and
correct copy of which is attached hereto marked "Exhibit A" and by this reference
incorporated herein, and the response letter from Matt Schultz, 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. 6 (H-2016-0015)
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 5414-- day of
,n
'2016.
By:
Tammy deee
Mayor, City Meridian
Attest:
r�
v �w
cry Of
4 r ,PIDIAN�,
rn!o
aycee I c lman i° SEAL
City Clerk `rF,
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By
Dated: q z� h
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 6 (H-2016-0015)
Page 3 of 3
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 1
STAFF REPORT
MEETING DATE: March 15, 2016
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Reflection Ridge Subdivision No. 6 – FP (H-2016-0015)
I. APPLICATION SUMMARY
The applicant, Schultz Development, LLC, has applied for a final plat (FP) consisting of 39 single-
family residential building lots and 5 common lots on 12.75 acres of land in an R-8 (medium-density
residential) zoning district. This is the sixth phase of development of Reflection Ridge Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Reflection Ridge Subdivision No. 6 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0015 as presented in the staff report for the hearing date of
March 15, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0015, as presented during the hearing on March 15, 2016, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0015 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 ¼ mile north of E. Amity Road and ½ mile east of
N. Meridian Road, in the south ½ of Section 30, T. 3N., R. 1E.
B. Applicant:
Schultz Development, LLC
P.O. Box 1115
Meridian, ID 83680
C. Owner:
Mission Coast Properties ID, Inc.
13402 – 13A Avenue
Surrey, B.C. Canada V4A1C3
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 2
D. Representative:
Matt Schultz, Schultz Development
P.O. Box 1115
Meridian, ID 83680
V. STAFF ANALYSIS
The proposed final plat depicts 39 single-family residential building lots and 5 common lots on 12.75
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.06 dwelling
units (d.u.) per acre with a net density of 4.51 d.u. per acre. The minimum property size is 6,600
square feet (s.f.) with an average size of 9,655 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. Note: A variance (VAR-
09-006) was approved by City Council in 2009 to UDC 11-6C-3F for Block 14 to exceed the
maximum block length allowed in residential districts.
The layout of the proposed final plat differs slightly from the same area shown on the approved
preliminary plat. The applicant has submitted an updated site layout that depicts the overall changes
to the plat (see Exhibit C). The location of the multi-use pathway required along the Farr Lateral at
the southern boundary of the site has changed to the north side of the building lots adjacent to the Farr
Lateral along E. Crest Ridge Drive; this change has been approved by the Park’s Department. Staff
has reviewed the revised layout for this phase and found all of the lots are consistent with the
dimensional standards of the R-8 district. Further, overall, the total number of building lots has
remained the same at 255 and the common area has increased from 17.9% (16.32 acres) to 19.7%
(18.14 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.
The Farr Lateral, which runs along the southwest boundary of the site, is required to be piped or
otherwise covered unless used as a water amenity or linear open space in accord with UDC 11-3A-
6A. However, the City Council may waive this requirement for large capacity facilities. The
applicant requests a waiver from City Council to leave the Farr Lateral open in Phases 5 and 6
due to its large capacity; the applicant states a 30” diameter pipe would be needed to pipe the
facility. The applicant proposes to fence off the 40-foot wide common lot that contains the
lateral with a 4-foot tall vinyl fence along the rear of the abutting building lots to preserve
public safety. If Council approves the applicant’s request, the common area (Lot 23, Block 14)
containing the waterway should be regularly maintained to prevent weeds from becoming a
nuisance.
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 in accord
with UDC 11-6B-7.
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 3
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 2/24/16 by Rob O’Malley, shown in
Exhibit D shall be revised as follows:
a. Revise plat note #1 as follows: “. . . Building setbacks shall be measured from the property
line or the back of sidewalk, whichever is more restrictive or property line where there is no
adjacent sidewalk.”
b. Revise plat note #12 to include the instrument number of the ACHD License agreement.
c. Depict the easement for the Farr Lateral and include details pertaining to the easement (i.e.
width, easement holder, etc.).
6. The landscape plan prepared by T-O Engineers, dated January 29, 2016, shown in Exhibit E is
approved as submitted. shall be revised as follows:
a. Depict fencing along the Farr Lateral that complies with the standards listed in UDC 11-3A-
6B.
7. The Farr Lateral shall be piped or otherwise covered unless a waiver is approved by City Council
for the waterway to remain open in accord with UDC 11-3A-6A. The Council approved a waiver
to allow the Farr Lateral to remain open and not be piped.
8. All fencing installed on the site shall comply 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. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
11. 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.
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 4
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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, 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.
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.
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 5
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 prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
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.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 9/11/09)
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 6
C. Updated Site Layout/Phasing Plan & Qualified Open Space Calculations (dated: March 7, 2016 &
January 26, 2016)
D. Proposed Final Plat (dated: 2/4/16)
E. Proposed Landscape Plan (dated: 1/29/16)
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 9/11/09)
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 9
Exhibit C – Updated Site Layout/Phasing Plan & Qualified Open Space Calculations (dated: March
7, 2016 & January 26, 2016)
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 10
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 11
Summary of Building Lot Count:
Phase 1 = 61
Phase 2 = 12
Phase 3 = 46 + 1 City Well Lot
Phase 4 = 44
Phase 5 = 53
Phase 6 = 39
Total = 255 Building Lots + 1 City Well Lot
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 12
Exhibit D – Proposed Final Plat (dated: 2/4/16)
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 13
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 14
Exhibit E – Proposed Landscape Plan (dated: 1/29/16)
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 15
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 16
EXHIBIT A
Reflection Ridge Subdivision No. 6 – FP (H-2016-0015) PAGE 17
E.XH1E51T $
Sonva Watters
From: Matthew Schultz
Sent: Tuesday, March 08, 2016 10:11 AM
To: Sonya Watters; Barbara Shiffer, Charlene Way; Jacy Jones; Jaycee Holman; Machelle Hill
Cc: Bill Nary; Caleb Hood; Bruce Chatterton; Bill Parsons; John Carpenter
Subject: Re: Reflection Ridge Sub. 5 - H-2016-0010 & Reflection Ridge Sub. 6 - H-2016-0015
Staff Reports for March 15th Council Mtg
thank you Sonya,
we are in agreement with the conditions with the exception of the Farr Lateral piping requirement. Thank you
for clarifying that we will be requesting the waiver from Council.
Matt Schultz, PE
Schultz Development LLC
(208) 880-1695
From: Sonya Watters <swatters(a)meridiancitv.orp
To: Barbara Shiffer <bshiffer(cDmeridiancitv.org>; Charlene Way <cwaV()meridiancitv.org>; Jacy Jones
<iiones(o-).meridiancitv.org>; Jaycee Holman <iholman(g meridiancity.org>; Machelle Hill <mhill(d).meridiancitv.org>
Cc: Matthew Schultz <schultzdevelopmentOqyahoo.coM>, Bill Nary <bnarv(@.meridiancity.org>; Caleb Hood
<chood(a)meridiancitv.org>; Bruce Chatterton<bchatterton(o)meridiancitv.org>; Bill Parsons
<bparsons( meridiancitv.org>
Sent: Tuesday, March 8, 2016 10:05 AM
Subject: Reflection Ridge Sub. 5 - H-2016-0010 & Reflection Ridge Sub. 6 - H-2016-0015 Staff Reports for March 15th
Council Mtg
Attached is the staff report for the proposed final plat applications for Reflection Ridge No. 5 & 6.
These items are scheduled to be on the Council agenda on March 15th. The public hearing will be
held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any
questions.
Matt - Please submit any written response you may have to the staff reports to the City Clerk's office
(Iholman(&meridiancity.org, mhill(5meridiancity.org, mailto:iiones(@meridiancity.org),
cway0meridiancity. org and myself (e-mail or fax) as soon as possible.
NOTE: These applications will NOT go on the consent agenda — the applicant is requesting Council
to approve a waiver for the Farr Lateral to remain open and not be piped.
Thanks,
s.qf� wm ±,_Y
Associate Planner, Planning Division
City of Meridian - Community Development Department
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642