Reflection Ridge FP Staff ReportSTAFF REPORT E IDIAN ~'
MEETING DATE: July 16, 2013
(Coiair~atred from Jime 18, 25, ~md Ja~ly 2, 2013)
TO: Mayor and City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Frecldeton, Development Services Manager
208-887-2211
SUBJECT: FP-13-020 -Reflection Ridge Subdivision No. 1 (flta Cavanaugh Ridge)
I. APPLICATION SUMMARY
The applicant, C1u•is Todd, has applied for final plat (FP) approval of 61 single-family residential
building lots and 10 common/other lots on 24.865 acres of land in an R-8 (medium-density
residential) zoning district This is the first phase of development of Reflection Ridge Subdivision.
II. STAFF RECOMMENDATION
Staff recommends denial of the Reflection Ridge Subdivision No. l final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Denial
1 move to deny File Number FP-13-020, as presented in the staff report for the hearing date of July
16, 2013, for the following reasons: (You shou]d state specific reasons for denial.)
Approval
I move to approve File Number FP-13-020 as presented during the hearing on July 16, 2013, with the
following modifications: (Add any proposed modifications.)
Continuance
I move to continue File Number FP-13-020 to the hearing date of (insert continued hearing date here}
for the following reason(s): (You should state specific reason(s) for continuance.)
N. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the west side of S. Locust Grove Road, approximately'/4 mile
north of E. Amity Road, in the SE'/a of Section 30, T, 3N., R. lE.
B. Applicant:
Chris Todd
332 N. Broadmore Way
Nampa, Idaho 83687
Reflection Ridge Subdivision No. I FP-13-020.doc PAGE l
C. Owner:
Mission Coast Properties ID, Inc.
13402-13A Avenue
Survey, B.C. V4A1C3
D. Representative:
Chris Todd, T-O Engineers
332 N. Broadmore Way
Nampa, Idaho 83687
V. STAFF ANALYSIS
Density
The proposed final plat depicts 61 single-family residential building lots and IO common/other lots on
24.87 acres of land iu an R-8 zoning district. The gross density of the proposed subdivision is 2.45
dwelling units (d.uJ per acre with a net density of 3.6 d.u. per acre. The average lot size is 6,946
square feet (s.£). 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 dish~ict listed in UDC Table 11-2A-6. Staff
has reviewed the proposed plat for compliance with these standards and included conditions of
approval accordingly ht Section VI below for Council's consideration if they approve the fnal plat.
Amenities
A half basketball court, volleyball court, gazebo, and benches were proposed with the preliminary
plat to be provided in the common area on Lot 1, Block 2 with development of Phase L Because there
is no parking proposed within this area and it is not centrally located, the applicant would like to
relocate these amenities to Lot 1, Block 6, a more central connnon area at the western edge of Phase I
where the swimming pool and clubhouse is proposed. The applicant still proposes to construct these
amenities with Phase I. Staff has no objections to the relocation of these amenities.
Streets and Access
To reduce access points to Locust Grove and provide for intercormectivity between developments, the
right-of--way for E. Wrightwood Drive extends to the southern boundary of the site near the Locust
Grove/Wrightwood intersection which will enable fiih~re development of the property to the south to
obtain access to Locust Grove via Wrightwood.
The Fire Department requires a secondary emergency access for any development with over 49
building lots; the proposed plat includes 61 building lots. Staff recommends that the applicant submit
consd~uction drawings approved by the Fire Department for the emergency access road along with an
easement for access via E. Rumpel Lane and cortsh~nct the road priot• to signahue on the final plat by
the City Engineer.
The preliminary plat depicted private streets for access to the lots in Block 3 and a condition of
approval of the preliminary plat required a private street application to be submitted with the final plat
application. The proposed final plat depicts two (2) 24-foot wide public alleys for access to these lots;
private streets are not proposed. Private streets were required primarily for addressing purposes. The
applicant has submitted an addressing plan (see Bxhibit G) that proposes to address the homes that
front ou the mew lots from E. Wrightwood Drive, the adjacent public street to the south; the lots that
fronton public sheets will be addressed off of those streets. The Fire and Police Department along
with Terri Ricks, the City's Addressing Specialist, have approved this plan.
Reflection Ridge Subdivision No. I FP-13-020.doc PAGE 2
Topography
The topography of the preliminary plat shows the slope of the land in a different configw~ation than it
exists today. 17ie final plat depicts a significant slope at the rear of the northerly lots in Blocks 4 and
5. The slope is included in the building lots but a maintenance easement will be provided for common
maintenance. The northerly lots lie at the bottom of the slope; fencing for these lots will be
constructed on the rear property line at the top of the slope. See the cross-section of the slope included
in Exhibit D.
Summary
Staff has reviewed the proposed final plat for substantial compliance wiflr the approved preliminary
plat in accord with the requirements listed in UDC I 1-6B-3C.2. The number of buildable lots is the
same; however, the amount of common open space has decreased. The applicant submitted a revised
open space exhibit shown in Exhibit E that shows additional connnon area will be provided in fuhu~e
phases consistent with the overall amount approved with the preliminary plat. Because public alleys
are now proposed rather than private streets as zequired with the preliminary plat, staff finds
the proposed final plat does not substantially comply with the approved preliminary plat as
required. Therefore, staff recommends denial of the proposed final plat. If Coratcil determines
that the proposed public al/eys rrre appropriate for this development rutrl wis/res to approve the
proposer! firrnl plat, staff has included coruli8ons of npproval accordingly ire Section VI Geloty.
VI. SITE SPECIFIC CONDITIONS
1. Appliccazt shall meet all ter•nas of the approved armexation (AZ-OS-045, Development Agr•eernent
Insh~unrent #106108230); conditional zrse permidplanned development (CUP-OS-046); rezone
(RZ-OS-005); preliminary plat (PP-08-010); vm•iance (VAR-09-006); amended development
agreement (MDA-08-003, Instrmnent #112 00 71 70); and thtte extension (TED-11-003).
2. 77ze applicant shall obtain tlae City Engineer's signature on the final plot prior to December 8,
2013 or apply for a time extension, in accord with UDC 11-6B-7.
3. The sarbject site is obligated to pay $1, 465.56 per acre to proportionally offset costs inczn•r•ed by
the City ofMeridian,far the Viclmy Road Gap Server Project. Saidpayment must be received
prior to obtaining the Cit)~ Engineer's signatzre on any Enrol plat.
4. Prior to szrbntittal for the City Engineer's signattn•e, have the Certifrcate of Owners and the
accompanying ackrtowledgententsrgned and notarized,
5. The final plat prepared by Fox Land Sur~~eys, Inc., stamped on Mny 13, 2013 by Tintatlzy J. Pm~
shall be revised as, foAorovs.•
a. Revise plat note#l as follows: "...shall bemeasuredfi•mnthe~,;;•4;z~"
back o sidewalk or property line n~her•e there is no adjacent sidewalk - r ~~~
;~. '
b. 12evise plat note #14 as follows: "... as instrmnerzt mm~ber 106108230 and 112007170 of
Ada Cotmty records. "
c. The sd•eet, frontage of Lot 1$ Block 4 is slroiana at 41.99 feel; revise to comply with the
minimum sb•ee[ frontage re~trired in the R-8 disd~ict of 50 feet per UDC Table 11-2A-6.
d There is a 10; foot iwide cn•ea that appears to be a lot between Lots 2 toad 3, Block 5 that the
applicant states is a bad Line type toad is actzrally a pressure in•igatiorr easement; revise
accordhagly.
e. The right-of-way fm• the public alleys slzozdd merge with the right-of rovay of the adjacent
sheets (remove lot lines).
Reflection Ridge Subdivision No. 1 FP-13-020.doc PAGE 3
f. Graphically depict a maintenrnzce easement for• the slape/terz•aced at•ea for• Lots 2-16, Block 4
and Lots 2-13, Block 5. IncTzrde a mote that details rvho is responsible for rnaintenmzce of this
area.
g. Inclzrde a note pertaining to fencing reshictions on Lots 2-16, Block 4 rnzd Lots 2-13, Block S.
h. hzchrde a note on the plat stating that the ch•cdnage Swale rn•ea at the back of Lots 2-I6, Block
4 toad Lots 2-13, Black S shall not be modified
i. Graphically depict & dinzerzsiaz the r•ern• setback line on Lots 2-16, Block 4 and Lots 2-13,
Block 5.
6. T/ze lcnzdscape plan prepared by T-O Engineers, dated Apri112, 2013, shall be rerised prior to
signatw•e on the final plat by the City Engineer as follorovs:
a. If 6 foot tall ferzcnzg is proposed rather than 5-foat tall, inchrde as szrch on the plcnr.
b. Bzclarde a detail of the tot tat play erjuipment.
c. The alleys shozdd be labeled pzrbZic instead of princrte.
d A gazebo needs to be depicted on the plrnz as approved rovith the prelinzinrny plat (The gazebo
nzay be constrzrcted instead of one ofthe shelters cznrently slzowrz on the plan.)
7. ba the CC &R's, inchrde language stating the existing drainage svvales at the back of Lots 2-16,
Block 4 and Lots 2-13, Block 5 shcdl not be nrod~ed.
8. A half basketball cozn•t, volleyball court, gazebo, cmd benches shall be provided on Lot 1, Block2
with development of Phase I along tivith a tot lot.
9. The proposed alleys shall be corzsd•ucted in accord with the standards listed in UDC 11-6C-3B.5
and shall canzply with ACHD strnzdrn•ds. No parking signs shall be installed at the ends of the
alleys.
10. The proposed gazebo/sheher(s) will rezlzrir•e Certifrcate of Zoning Compliance and Design Renieu~
approval prior to issuance of bzrilding permits.
11. Prior to sigizatza•e on the frnal plat by the City Engineer, the applicant shall submit a public
access easement for the nmTti-arse patlarvay to the Planning Division for approval by City Council
and subsegzrent recm•dation.
]2. The applicant shall design and consh•uct the multi-use pathway consistent with tlae location and
specifrcatimzs set forth in the Meridian Pcrthvvcrys Master Plan unless otherwise approved by the
Pm•ks rnzd Recreation Director.
13. A minimum of hvo points of access is' reyun•ed for this subdivision. TTze hwo euh•auces should be
seprn•ated by no less than %a the diagonal measm•ement of the fzrll development. TTze applicant shall
provide a stub sheet to the property fi•mn the rovest. The secondrn y access shall be consrizrcted to
Fire Deprn•brzent stcmdcn•ds ia~ith an all-weather szoface, 20 feet mirzhnznn width capable of
szrppm•ting 75, 000 poznzds GVW Gates need to have a minimum clecn• opening of 20 feet and slzal!
be a swing w• slide style rovith a minimum vertical clem•cnzce of 13feet 6 inches (13'6'). If the access
road is over 150 feet in ]engt]z, an approved ttnzz-arozrnd is required.
I d. The applicant shall submit a recorded easement for access to E. Rznnpel Larze along wwith
consuzrctimz plans nppr•aved by the Fire Department for the secorzdrny emergency access road
referenced above. The road shall be constructedprior to signatm•e on the final plat by the City
Erzgirzeer. Per the development agreement, agate with a knox box enby system is required to be
installed nt the end ofReflectimz Ridge Drive rovlzer•e it cmznects to the public sheet almzg the west
Reflection Ridge Subdivision No. 1 FP-13-020.doc PAGE 4
bozmdary cmd shall remain in place ¢mtil such lime as Rannple Lctne/Hrn•ris Sheet is improved as a
pzrblic su•eed.
I5. All fencing installed on the site must comply with the fencing plan slaovvn hr Exhibit D, the
conditions in Uais report, and with the standards listed in UDC II-3A-6 and 11-3A-7. If
permanent fencing does not exist at tlae subdn~isimr boundary; temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits for this
szrbdn~ision.
16. A minimum 5-foot wide detacJaed sidewalk is required to be corasb•ucted along S Locust Grrove
Road in accord with UDC 11-3A-17.
17. F¢rture homes constructed in this subdivision shall be generally compatible in appearance and
bulk with the pictzmes/elevations included in the development agreement recorded as btsh•ument
No. 106108230.
18. Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master gradnrg and drainage plan for approval by the Commzaaity Development
Department prior to signature an tlae final plat by the Ci>7~ Engineer. Zhis plan shall establish, at
a minintunr, dre finish floor elevation of each building lot, tlae frnish grade elevations of the rear
lot corners, the drainage patterns away from each berildnag pact, the drainage patterns of the
overall blocks, and any special swales or subsanface drainage fealzn•es necesscny to cmrtrrol and
maintain storm rovader• drainage. App]icant :r engineer shall consult the 2009 International
Residential Code when establishing the frnish floor elevations cud drainage patterns away from
the bzrddirrgpads.
19. Addressing shall be provided for tlae merv fi•ontnrg lots in accord with tlae addressing plan
approved by the Fire and Police Depardnents inchrded in F,xhibit G.
20. Staff's failure to cite speck ordinance provisions or conditimvs fi•onu tlae preliminrny plat does
not relieve the Applicant of responsibility for compliance.
2I. Prior to the issuance of any nerov building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL REQUIREMENTS
1. Sanitary server service to this development is m>ailable via extension of existing mains adjacent to
the development The applicant shall install mains to and thr•oagh this subdivision; applicant
shall coordinate main size and routing witlr the Public Works Department, and execute standard
forms of easements for any mains that are required Io provide service. Minimamr cover over
serener mains is three feel, if cover from top of pipe to .rub-grade is less than three feel than
allerytate materials shall be ~trsed in conformance of City of Meridian Public Works Deparfirents
Stmrdcn•d Specifications.
2. Water ser~~ice to this site is crvailable via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to mrd tJvrougla this development,
coordinate main size amd ro¢rNng with Public Works.
3. Sheet signs cn•e to be in place, sanitary server tend water system shall be approved and activated,
fenchag installed, drainage lots consb•ucted, road bnse approved by the Ada Cozmty Highway
Disd~iet (ACRD) and the Finnl 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 s7gff, Floe
applicant shall provide a ~aa•itten certificate of completion asset forth nr UDC Il-3B-14A.
Reflection Ridge Subdivision No. I FP-13-020.doc PAGE 5
5. A letter of credit m• cash sznety in the antotmt of DO% rovill be required for all incomplete
fencing, landscaping, amenities, presszn•ized ir~•igation, prior to signatza•e on Oze final plat.
6. The City of Meridian requires that the otivrner post to the City a performance sm•edy in the amomr!
of 125% of the total cmrslructimn cost for all incomplete seia~er, rovater and Tense ir~•arhucture
prior to final plat signatm•e. This sza•ezl~ will be rertfred by a line item cost estimate provided by
the owner to the City. The surety can be posted in the fm•nr of an h•renocable letter of credit, cash
deposit m• bond Please contact Land Development Service for more infm•nnation at 887-2211.
7. Tlne City of Meridian requires that the orovner pos! to the City a warun!)~ szmety in the amount of
20% of [he total cmzshuction costfor all completed seiner, eater and r°ezrse infi•astrucdzo~e fm•
duration of hvo years. This szmety rovi71 be rerifted by a lime item cost estimate provided by the
oiamer to the City. The surel)~ can be posted in the form of an in•evocable letter of credit, cash
deposit m' bond Please cazdact Land Deneloprnernt Service for more infm•mation at 887-2271.
8. All denelopnnent improvements, including buI not limited to seiwer; water, ferncirng, presszo•ized
irrigation and landscaping s]zall be installed and appeared prior to obtaining cert~cates of
occzrpcmcy, or crs otherH~ise allowed by UDC Il-SC-1.
9. Applicant shall be required to pcry Public Works development plan review, and cmnstrzrcdion
inspection fees, as determined dm•irng the plan r•evierov process, prior to the dsszrance of a plan
approval letter.
10. It shall be the responsibility of the applicant to errszme that cdl development features comply tivith
the Americans with Disabilities Act toad the Fair Housing Act.
11. Applicant shall be respmnsible for application and compliance rvitiz any Section 404 Permitting
that may be required by the Arnzy Cmps of Engineers.
12. Developer shall com•dinate mailbox locatimns with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3K
14. Compaetimn test n•eszrlds shall be submitted to the Meridian Building Department for all building
pads receiving engineered bac1~11, rovhere footing would sit atop fell material.
I5. Tine engineer shall be required to certify that the sheet centerline elevations are set a mnndnnnn of
3 feet above the highest established peakgr•oznndwaterelevation. This is to ernsm•e that the
bottom elevation of the cr•mvl spaces of homes is at least 1 fool above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/m•
drainage facility within this project that do notfall tender floe jzrrisdictdan of an irrigation dish•ict
or ACRD. The design engineer shall provide certdfrcatimn that the facilities hone been nnstalled in
accm•dance with the approved design plans. Tlris cert~cadima ~a~ill be required before a cer•tifrcute
of occupancy is issnred for any shzrctures rovithin the project.
17. At the completion of the project, the applicant shall be responsible to submit record ch•ma~drngs
per the Cig~ of Meridian AutoCAD stnnda•ds. These record drawhngs nnust be received and
approved prior do the issuance of a cert~catimn of occupancy for any sb•ucdzo•es within the
project.
18. 100 Wad! and 250 Watt, high rressure sodium street lights shall be required on all public
roadrnays per the City of Meridian Improvement Standards for Street Lighting. All sheet lights
shall be installed at developer's espernse. Final design shall be submitted as part of the
development plan setfm• approval, which must inclzrde the location of any existing sheet lights.
Sheet Iiglrtdng is required at intersections, cm•ners, cad-de-sacs, and nt a spacing that does nod
exceed that oardined in the Standards. The cmnU•aclm•'s rovm•k and maderials shall conform to the
ISPWC and dhe Ciq~ of Meridian Supplemental Specifrcatimns to the ISP~VC.
Reflection Ridge Subdivision No. I PP-13-020.doc PAGI; 6
19. The applicant skald provide easement(s) for all parblic rovater/sewer mains ozRSide ofpzrbddc right
of tivcry (include add tivater services rnzd ]zydrants). The easement widths shadd be 20 feet wide far a
single utidi!)~, or 30 feet rmide for trvo. The easements shall rao! be dedicated via the plat, but
rather dedicated ozrtsdde the plat process arsdng the City of Meridian's standar•dfm•nzs. The
easemwzt slzcdd be graphdcaddy depicted on the pdatfor reference proposes. Submit an executed
easement (ozz the form avaidabde front Public Works), a legal description, imhich must include the
area of the easement (marked EXHIBLTA) and an 81/2" x 11 "map with bearings and distances
(marked EXHIBIT73) for review. Both exhibits nrast be sealed, signed and dated by a
Professioncd Lcnzd Szn•veyor. DO NOT RECORD. Add a note to the plat referencozg tTzis
docznnent.
20. Applicant shcJd be responsible for apphccrtion toad compliance whh toad NPDESpernzittdng that
maybe required by the Environmental Protection Agency.
21. Any existing domestic ta~edl system within this project shadd be removed from domestic service per
City Ordirzmzce Section 9-1-9 cmd 9-4-8 contact the CiFjr of Meridian Engineering Department at
(208)898-5500 for inspections of discornzection of services. Wells mcry be used for non-domestic
pznposes such as landscape irrigation if approved by Idaho Deparhzzent 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 Cig~ Ordinmzce
Section 9-1-4 and 9-4-8. Contact Central Ddsh•iG Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-roznzd
sozn•ce of venter (MCC 12-13-8.3). The applicant sJzozdd be required to use any exdstozg suz; fnce
or well water for dze primary source. If a surface ar iweld source is not avaidabde, a single point
connection to the cadinar y water system shadd be regzrired If a singdehoint connection is utilized,
the developer will be responsible for the payment of nssessments for the cmmnon areas prior to
signattn•e on the frnad plat by the Cit)~ Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated:9/11/09)
C. Proposed Final Plat (dated: 5/13/] 3)
D. Proposed Landscape Plan (dated:4/12/13)
E. Revised Open Space>;xhibit
F. Detail of Gazebo
G. Addressing Plan for Mew Frronting Lots
FI. Proposed Elevations & Building Footprints for Slope Affected Lots
Reflection Ridge Subdivision No. I FP-13-020.doc PAGE 7
IJxhibit A -Vicinity Map
Reflection Ridge Subdivision No. 1 FP-13-020.doc PAGE 8
Exhibit B - Ahproved Preliminary Plat (dated: 9/11/09)
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~khibit D -Proposed Landscape Plan (dated: 4/12/13)
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Reflection Ridge Subdivision No. 1 PP-13-020.doc PAGE 16
Exhibit E -Revised Open Space Exhibit
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Kctil:Cl!(:h' !,V UYE~N S7-'AL't 9..3.70 S.t. TUrAL CPEV SPACE FOR PHASE ~1 = 7.696 ACFES
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Reflection Ride SuUdivision No. I FP-13-020.doc PAGE 18
1/xhibit G: Addressing Plan for Mew Fronting Lots
Double-sided address signs will be placed at the ends of both alleys and addresses will be placed on
the front and back sides of the homes.
Reflection Ridge Subdivision No. 1 FP-13-020.doc PAGE ]9
Exhibit H: Proposed Elevations & Building Footprints fm• Slope Affected Lots
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Reflecrion Ridge Subdivision No. 1 FP-13-020.doc PAGE 21