Staff ReportSTAFF REPORT
MEETING DATE:
TO:
FROM:
SUBJECT:
July 23, 2013
Mayor and City Council
Sonya Wafters, Associate City Planner
208-884-5533
E IDIAN~---
IDAHO
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-030 -Reflection Ridge Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Chris Todd, T-O Engineers, has applied for final plat (FP) approval of 12 single-family
residential building lots and 2 common/other lots on 5.41 acres of land in an R-8 (medium-density
residential) zoning district. This is the second phase of development of Reflection Ridge
Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Reflection Ridge Subdivision No. 2 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-13-030 as presented in the staff report for the hearing date of July
23, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-030, as presented during the hearing on July 23, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-030 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 on the west side of S. Locust Grove Road, approximately'/4 mile
north of E. Amity Road, in the SE '/4 of Section 30, T. 3N., R. 1 E.
B. Applicant:
Chris Todd, T-O Engineers
332 N. Broadmore Way
Nampa, Idaho 83687
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 1
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
The proposed final plat depicts 12 single-family residential building lots and 2 common/other lots on
5.41 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.22
dwelling units (d.u.) per acre. The minimum property size is 8,407 square feet (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 and found it in compliance with the aforementioned dimensional standards.
A segment of the City's multi-use pathway system is proposed to be constructed along the northern
boundary of this site along the southern boundary of the Ridenbaugh Canal. A total of 2.55 acres of
common area is proposed with this phase. Landscaping is required to be provided on both sides of the
multi-use pathway along the south side of the Ridenbaugh Canal in accord with the standards listed in
UDC 11-3B-12C. The landscape plan is required to be revised to include landscaping along the north
side of the pathway.
Access to this phase will be provided via internal public streets connecting to S. Locust Grove Road
via E. Wrightwood Drive. An emergency access to the west via Rumpel Lane to S. Meridian Road
(SH 69) is required to be constructed with Phase 1. A stub street is proposed at the northeast boundary
for future extension across the Ridenbaugh Canal. Ada County Highway District required a bridge
connection to be constructed as a condition of approval of the preliminary plat for Normandy
Subdivision, which has now expired.
A variance (VAR-09-006) was approved with the preliminary plat which allowed Block 7 to exceed
the maximum block length requirements listed in UDC 11-6C-3F.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. The number of buildable lots and
common area is the same. Therefore, staff deems the proposed final plat in substantial compliance
with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-OS-045, Development Agreement
Instrument #106108230); conditional use permit/planned development (CUP-OS-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 first phase final plat; or, apply for a time extension in accord
with UDC 11-6B-7.
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 2
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 June 13, 2013 by Fritz Brownell shall be
revised as follows:
a. Revise plat note#1 as follows: "...Setbacks shall be measured from the „r^^°~*••'~~° ^~ *'~°
~t back of sidewalk or property line where there is no adjacent sidewalk, ••~'•~°''°•°°° ~°
b. Revise plat note #11 as follows: "... as instrument number 106108230 and 112007170 of
Ada County records."
c. Revise plat note # 13 as follows: "Lot 1, Block 7 ~s contains a fifty foot (50') wide irrigation
easement ..."
6. The landscape plan prepared by T-O Engineers, dated April 12, 2013, shall be revised prior to
signature on the final plat by the City Engineer as follows:
a. If 6-foot tall fencing is proposed rather than 5-foot tall, include as such on the plan.
b. Include landscaping along the north side of the multi-use pathway along the Ridenbaugh
Canal in accord with the standards listed in UDC 11-3B-12C. If the irrigation district will not
allow trees within their easement, the applicant may request alternative compliance in accord
with UDC 11-SB-S.
7. The applicant shall design and construct the multi-use pathway 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 D, 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 1, Block 7 shall be submitted to the Planning Division prior to signature on the final
plat by the City Engineer for approved 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.
VII. GENERAL REQUIREMENTS
1. This site currently has sewer infrastructure that was constructed with the previously approved
Reflection Ridge project. This infrastructure has been installed but has not received approval by
the Meridian Public Works Department. New Testing of any previously constructed
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 3
infrastructure will need to be conducted and approved by the City of Meridian Public Works
Department.
2. This site currently has water infrastructure that was constructed with the previously approved
Reflection Ridge project. This infrastructure has been installed but has not received approval by
the Meridian Public Works Department. New Testing of any previously constructed
infrastructure will need to be conducted and approved by the City of Meridian Public Works
Department.
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 to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-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. 2 FP-13-030.doc PAGE 4
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACRD. 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.
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, asingle-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
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 9/11/09)
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 5
C. Proposed Final Plat (dated: 6/13/13)
D. Proposed Landscape Plan (dated:4/12/13)
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 6
Exhibit A -Vicinity Map
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 7
Exhibit B -Approved Preliminary Plat (dated: 9/11/09)
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Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 9
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