Order of Conditional Approval Reflection Ridge Sub No. 1 FPBEFORE TIIE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 16, 2013
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF Gl SINGLE-
FANIILY RESIDENTIAI!
BUILDING LOTS AND 10
COMMON/OTHER LOTS ON 24.87
ACRES OF LAND IN AN R-S
ZONING DISTRICT
BY: CHRIS 'T'ODD
APPLICANT
CASE NO. FP-13-020
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
'This matter coming before the City Council on July 16, 2013 for final plat approval
pursuant to Unified Development Codc (UDC} 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning Division and Public Works Department, to
the Mayor and Cotmcil, and the Council having considered the requirements of the preliminary
plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
The Fi~~al Plat of "PLA`T' SHOWING REFLECTION :RIDGE SUBDIVISION
NO. 1, LOCATED WITHIN A POR'T'ION OF TI-TE N'/2 OF THE SE'/ OF
SECTION 30, Tt)WNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
CITY OF MF_,RII7IAN, ADA COUN'T'Y, IDAHO, 2013, HANDWRITTEN
DATE: 5/13/13, TIMOTHY J. FOX, PLS, SHEET 1 OF 7," is conditionally
ORDIsR OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLEC'ITON RIDGE SUB. 1 F.P-I3-02Q
Page T of 3
approved subject to those conditions of Staff as set forth in the staff report to the
Mayor and City Council from the Planning Department and the Development
Services division of the Public Works Department dated July 16, 2013, a true and
correct copy of which. is attached hereto marked "Exhibit A" and ny this reference
incorporated herein,
2. 1'he 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. o#f=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 fo Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed ~7ith the
City Cleric not more than twenty-eight (28) days after the f nal decision concerning the matter at
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 tlae City of
Meridian, pursuant to Idaho Code ~ 67-6521. An affected person being a person who has an
O.TZ.DER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUB. 1 FP-I3-020
Page 2 of 3
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 z~ day of
2013.
f~,
By:
Tammy de erd
Mayor, of Meridian
C7~ ~'~ „D AL'~LI~I'
Attest. ~~~1~ I1 ~
G
Gty of
~E Ili IANis_..
inaao
Jaycee lman ~~~ SF~AL
l y
City Clerk '%` ~~
F~1 tltc TRE~~S~'~
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
By, '!~ ~ Dated: ~ - 1 ~ 1 ~
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUB. 1 FP-13-020
Page 3 of 3
1JXHII3I`I" !~.
STAFF RTPORT '
MEETINU DA'I'S: July 1 G, 2013
(Cotttinzred, front June 18, 25, and ,Ittly 2, 2013)
`1'O: Mayor and City Cottt~cil
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freclcleton, llevelopment Services Manager
208-887-2211
SUBJECT: FP-13-020 -- Reflection Ridge Subdivision No. 1 (11ca Cavanaugh Ridge)
I. APPLICATION SUMIVIAIZY
The applicant; Claris Todd, has applied for final plat (FP) approval of GI single-family residential
building lots atld 10 common/other Iots on 24.8G5 acres of land in an R-8 (niedittm-density
residential) zoning district. This is the ftt'st phase of development of Reflection Ridge Subdivision.
IL STAFF RECOlViIVI`ENDATION
SttzfF recommends denial of the Refection Ridge Subdivision No. I final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Denial
I move to deny File Number FI'-13-020, as presented in the staff repot•t for the hearing date of July
16, 2013, for the following reasons: (You should state specific reasons for denial.)
Approval
I move to approve File Number FP-13-020 as presented during the hearing on ,)uly 16, 2013, with the
following modifications: (Acid any proposed modifications.}
Continuance
I trtove to continue File Numbet• FP-13-020 to the hearing date of (inset•t continued hearing date here)
for the following reason(s): (You should state specific reason(s) far continuance.)
IV. APPLICATION AND PROPF,RTY FACTS
A. Site Address/Location:
The subject property is located on the west side of S, Locust Grove Road, approximately'/~ mile
north of E. Amity Road, in the SE'/ of Section 30, T. 3N., R. 1 E.
I3. Applicant:
Chris Todd
332 N. Broadmore Way
Nampa, Idaho 83687
Reflection Ridge Subdivision No. 1 FP-13-020.doc PAGE 1
EXl11BIT A
C. Owner
Mission Coast Properties ID, Inc.
13402-13A Avenue
Survey, B.C. V4A1C3
D. Representative:
Clu•is Todd, T-O Engineers
332 N. Broadmore Way
Nampa, Idaho 83687
V. STAFF ANAIaYSIS
Density
The proposed final plat depicts 6l single-family residential building lots and 10 common/other lots on
24.$7 acres of land in an R-8 roving district. The gross density of the proposed subdivision is 2.45
dwelling tuiits (d.u.) per acre with a net density of 3.6 d.u, per acre. The average lot size is 6,946
square. feet (s.f:). All of the lots proposed in this please are for single-family detached homes and must
comply with the dimensional standards of the R-8 zoning dist-•ict listed in [1DC Table 11-2A-6. Staff
has reviewed the proposed plat far compliance with these standards and included conditions of
approval accordiE~gly in Section Vi below for Council's consideratJon i_f they approve the final plat.
Amenities
A half basketball court, volleyball court, gazebo, and benches were proposed with the pr•eliminaiy
plat to be provided in the common area on Lot 1, Bloclc 2 with development of Pltase i. 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 common area at the western edge of Phase 1
where the swinunv~g 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 interco~mectivity between developments, the
~•ight-of=way for E. Wrightwood Drive extends to the southern boundary of the site near the Locust
Grove/Wrightwood intersection which will enable future 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
construction drawings approved by the Fire Department for the emergency access road along with an
easement for access via E. Rtunpel Lane and construct the road prior to signature on the final plat by
the City Is'ngineer•.
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. 'I"he 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 pranarily for addressing purposes. The
applicant has sttb~nitted an addressing plan (see Exhibit G) that proposes to address the homes that
front on the mew lots from E. Wrightwood Drive, the adjacent public street to the south; the lots that
front on public streets 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-OZO.doc PAGE 2
IJXHIBIT A
Topography
The topography of the preliminary plat shows the slope of the land uz a different configuration than it
exists today, Tl~e final plat depicts a signif cant slope at the rear of the northerly loin 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 tlae slope irrclzrded
h1 13~:111b1t D.
Summary
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 is the
same; however, tl~e amount of common open space has decreased, 't'he applicant submitted a revised
open space exhibit shown in Exhibit L that shows additional cornrnon area will be provided in future
phases consistent with the overall amount approved with the preliminary plat. Because public alleys
are now proposed rather than private streets as required with the prelnnina~y plat, staff finds
the proposed final plat does not substantially comply with the approved preliminary plat as
required. Therei'or•e, staff recommends denial of the proposed finial plat. If Corrrtcil rleterr~tines
f/tnt the proposed public alleys are appr•opr•lrrte for• this rlevelopr»errt arrd tivis•Ires to nphrove the
proposed frrral plat, staff has i-rchrded conditions of approval rrccordirrgly ira .Section VI belofv.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet czll terms of the approved cnrr7ei:ation (A7_-05-045, De~~eloprrrerat Agreement
Irrstrtnrrerrt #106108230); eorrditiorrcrl arse per•rr~it/plcrr~r~ed develop~rrer7t (CUP-OS-046); rezone
(RZ-118-005); prelimiraazy plcrl (PP-08-010); vcrr•iazaee (VAR-09-006); crnrefrded dei~elopnrent
crgz•eerrrent (R7DA-OS-003, h7slrtmaerN #112007170); arrd tirrre exterrsior~ (TED-11-003).
2, The appliearrt shall obtcrirr the City Errgirreer's signcrttn•e orr fhe frncrl plat prior to December 8,
2013 ar apply for a tirrre extension, irr accord i~r~itlr UDC 11-68-7.
3. 7lre subject site is obligated to pay $1,465.56 per• acre to proprrr•tiorrally offset costs incur°r•ed by
the Cit}~ of Meridian. for the Victor~~ Rocrd Gap Sewer Project. .Braid pcz}~nrerrt nrtrst he received
prior to obtcrirairrg the City Engineer's signatzrre o>7 crazy ftrrcrl plat.
4. Prior to sarbnrittal for the Ci17~ Errgirreer's sigtrattrr•e, have the Certijrcate of Orr~r~ers and fhe
accompcrrryirrg crckrroti~~ledgerrterrt signed arrd rrotarizecr'
5. The ftnal plat prelrm•ed by I*ox Lcrnd SLn•r~eys, Inc., stcrnrped orr ll2ay 13, 2013 by Tirrrotlzy J. Foa:
shall be revised as, follolr~s:
a. Revise plat mote#Z as follo~~t~s: "...shall be nreas~arred fi•orra the ..
bcrclr c~side~~nalkorproper•t}! line t~~Irere there is rto acliacerrtside~a~alk~•~~~-•' ^••^•• ~:• °•°~~^
:~..,
b. Revisehlat mote #14 crs follo~t~s: "... crs irrstr•znrrerrt rr~tnrrber 106108230 arrd 1 12 00 71 70 of
Ada Cotmtt~ records. "
c. The street fi•orrtage of Lot 18,131ock 4 is shoiwrr at 41.99 feet; revise to corrtply ~r~ith the
mirrinrtnn street fi'ontcrge r•ecluh•ed in the R-8 district of 50 feet, per UDC Table 11-2A-6.
d. There is a 10 foot wide area that appears tv be cr lot between Lots 2 arrd 3, Block 5 that the
appliecrrat states is cr had line type arrd is crcttrally a presstrt•e irrigation easenterrt; revise
accordingly.
e. 77re right-qf-yr~a}~ fvr the public alleys slaoarld mere i-~ith the right-of ~r~ay oj'the adjacent
streets (remove lot lines),
Ret7ection Ridge Subdivision No, 1 FP-13-020.doc PAGF. 3
EXHIBIT A
f. Uraplrically depict a maintenance ecrsenrent, for• the slope/ter•r•aced ar°ecr for• Lots 2-16, I31ock 4
and Lots 2-13, Bloel~ 5. hzchrde cr rnvle that details tii~ho is respozzsible.far nncrintencrnce, of this
area.
g. bzclzrde a mote pertairdng to fencirng restrictions nn Lots 2-16, .131ock ~ mzd Lots 2-13, Block 5.
h. hzclarde a note on the plat stating that the drainage s-~~ale m•ea at the bac.]r of Lots 2-16, Block:
~ card Lots 2-13, Block S shall riot be mod f ed.
i. Graphically depict c4r dimension the rear setback line arz Lots 2-16, Blvclc ~l and I ots 2-13,
Block S.
6. The landscape plan prepared bI~ T-O Engineers, dated April 12, 2013, shall be revised prior to
signatzrre orz the frrncrl plat by the City Engineer crs fnlloi>>s:
a. If b-foot tall fencing is proposed rather thorn 5 foot tall, irnclzrde as strcln vrn the plan,
b. Include a detail of the tot lot play equipment.
c. The alleys slzozrld be Labeled pzrblic Instead of private.
d A gazeba needs to be depicted on the plan as approred ~>>ith the prelimirncrr}plat. (The gazebo
nzay be carnstrzrcted Instead of orze of the shelters ctnrerztly shown orr the plmz.)
7. Lin the CC c~R's, irzclzrde language stating the existing drairnage sr>>crles at the back of Lots 2-16,
Black 4 mad Lots 2-13, Bloclr. S shall rnot be rnoclificcl
~. A lncrlf basketball cozn•t, volleyball court, gazebo, crrncl benches shall be provicled on Lot 1, Block 2
~a~ith cleveloprnent of Plzase I clang ~~~ith a tat lot.
9. The proposed alleys shall be constructed irz crecord with the sturnclcn•ds listed in UDC I 1-~iC-3B. S
and shall comply ~E~ith ACHD standards. No parking signs shall he irzstcrlled at the ends of tine
alleys.
10. The proposed gazebo/shelter(s) ~a~ill regzrir•e Certificate of Zoning Complicrrzce and Design Review
approval prior to issucnzce of building permits,
11. Prior to sigrnatzn•e on the final plat by the City Engineer, the alrpliccnzt shall szrbnnit cr public
access easement far the multi-use pathti~~ay to the Plcrruzing Division, far approrcil by City Council
and subsequent recur°datiorn.
12. The applicant slzcrll design cnzd construct the multi-use pcrthrti~ay corzsisterrt i-vitln the location arzd
specificcrtiorzs set for•tlz irn the. Meridirnz Pathi~~~a}u• Master Plmn zrrnless other~~vise approred by the
Pcn•Ics and Recreation Director.
13. A mininnnn of t~a~o paints of access is reclzrired for this szrbdivisiorz T'he ttvo etrf~•mnces should be
seprn•ated by rzo less than % the diagonal nzeastu•errnernt of flue, fr.rll develnprnerzt. The arpplicartt shall
provide. cr stub street to the property from the it~est, The secondary crecess shall be corzs7ructed to
hire Deparlnzent starzdar•ds ~i~itlz an crll-1s~eather snrr; face, 20 feet rrnininzzrrrt tividth capable of
strpportirrg 75, 000 poznndr GhFfiT Gcrtes creed to have a rrzininzrrn clear operairng of 20• feet rnzd shall
be a s7 i~irzg or slide. st}~le ~~>>ith a rnirzimunz ver7iccrl clem•cnace of 13feet 6 inches (13'6 "). If the access
r°oad is over 1 SO feet in length, an approved ttn•rz-mound is regzrir•ed.
1 d. The applicatzt sha11 subunit a recorded easement, for access to E. Rzvnpel Lane along ~>>it1~
corzstructiorzhlaras approved by the Fire Depar•tnzernt far the secondary emergency access r^aad
re. fer•enced above. The road shall be constructed prior to sigrzcrfzrre vn the frrnal plat by the City
Lngiraeer. Per the. develvpnrerzt agreenzerzt--, cz gate. ii~ith a Icnox box envy system is regzrired to be
irastcrlled at the end of Re, flection Ridge Drive lf~here it coronet:°ts to the pzrblic sheet along the ~s~est
Reflection Riclge Subdivision No. I FP-I3-020•doc PAGE 4
~XH1BI"1' A
botrr?dory acrd shall r•enrairr in dace trrrtil such time as Rumple Larre/Har•r•is Street is irrrhr•oved as a
public ,street.
1.5. All fer?cing it?stalled orr the site nrtrst comply with the, ferrcirrg plan slro~a~n h? Exhibit D, the
conditions ira this report, trod ~~s~itlr the standards listed irr UDC 11-3A-6 arrd I1-3A-7. If
per•nrcrrrer?t fencing does rrot exist at the subdivision boundary; temporary cvrrstr•trctiorr fencing to
contain debris shall be installed crr•otrrtd this pJtrrse prior to release of btrildit?g per^rrrits fvr• TI?is
SrrbdlVr.S7o11.
16. A rnininnnn S foot 1l~rde dC'taCl?G'd Side14~Q]k 7s' 1"G'C1tRTed t0 1J2 COrRSt1'Z1CtC'd ctlorrg S. LOCI/st GrOVe
Rocrd 1r7 aCCOTd with tIDC 11-3A-17.
17. Ftrttn°e pontes constructed in this strbdivisior? shall be generally compatible irr crppecrrance acrd
bulk til~ith the picttn•es/elevations included ir? the developrrrerrt agreerrrer?t recorded crs Insh•znnenf
No. 106108230.
18. Due to the elevation d~ererrtials in this develvprnent, the appHccrrrt shall be required to submit crr?
engineered master gr•crding crud drainage plan fvr approval by the Comnrirrrity Development
Depcu•tnret?t prior to signature on the fined plat by the C,`ity Engineer. Tlris plan shall estahlish, at
a minin?tmt; the•frnish floor elevation of each building lot, the,fr?ish grade elevations of the rear
lot corners, the drainage patterns a~~k~ay fi'orn each building herd, the drainage patterns of the
overcrJl blocks, and any special swcrles or subsurface drainage features rrecessaty to control and
nrcrintain storm ~~k~ater• drairurge. Appliccn?t's engir?eer shall consult tJre 2009 Interrtcrtional
Residential Code ys~herr establishing the frnish,floor elevations cord drainage patterns alvay fr•nrrr
the. btrilclirrglracl.r.
19. Addressing shall be pr°ovided for fire nteik~ ,fr•or?ting Ives irr accord with tl?e addr•essirtg plan
approved by the Fire arrd Police Depcmtnrerrts inelarded irr Ez-1?ibis G.
20. Stcfj s fcrilur•e. to cite specific ar•dincrrrce pr•o~~isiorrs or conditions from the prelirnirrary plat does
not relieve the Applicant vj~r•esponsibility, for corrahliarrce,
21. Prior to the isstrrnrce of ctrry new building= permit, the property shall he subdivided irr ac~or•dcnrce
lvith the UDC.
VII. GENERAL REQUIREMENTS
1. Sanitary server° service to this dovelopnrerrt is available via extension? of exirfing rnairas adjcrcerrt to
the development. The crppliccrrrt shall install rnairas to and tlvotrgh this subdivisr.'orr; applicant
shall coon°dinate main size arrd r•outirrg vk~itJr the Public Forks Dehcrrtrnenrt, arrd execute stcrndrn'd
for•rras of easements for cn?y rncrins that are regzrired to provide ~ser•vice. Minimum cover over
setiwer maims is tht•ee,feet, if cover"front top of pipe to strb-grade is less than three feet thorn
alternate materials shall be. used in conformance of Cifj~ of Meridian Public Works Depar•tnrents
~S'tandard Specifrcatior2s,
2. Water' service to this site is m~ailahle vier eaaerrsionr of existing mains adjacent to the develohnnent.
The applicant shall be respvrrsible to install hater rrtairrs to arrd t1?rougl? this development,
conrdnrcrte main size arrd rvtrling i~t~ith Pztblic Wrn•ks.
3. Street signs ar•e to be in place, scrr?itcay seiver• and looter system shall be approved and activated,
,fencing installed, di•aincrge lots constructed, road base aphrvred by 11?e Ada County HigJr}kjay
District (At;~HD} and the Final Platfor this strbdivisirnr sl?cr11 be recorded, prior tv applyirrgfar
building permits.
~. Upon installation of the landscaping crud prior to inspection by Plarurir?g Department stcff, the
applicant sl?all provide a ~~sn•itten certificate of cvtnhletiorr as set,fortJr in UDC 11-3B-1 dA.
Reflection Ridge Subdivision No. t FP-13-020.doc PAGE S
L;XHIBI'1' A
5. A letter of credit or cash stn•ety in the anrotnat of 11 D% 1ni11 he regzired for all iracoruplete
feracirag, landscaping, mnenities, presstn•ized irrigation, prior to sig~auture on the frrrcrl plat.
6. The City of Meridian requires that the o~~~ner post to the City a per fornacnace suret}~ to the cnarotmt
of 125% of t/7e total coras•tr•trctiora cost for• all incomplete se~a~er•, water cnad reuse irafi•astrtrcttrr•e
prior to, final plat sigracrttn•e. This szrret}~ ~a~ill lie verified by a Iine iterra cyst estirrrate provided by
the orE~raer to the City. The suret}~ cart he posted ira the for•na of an irrevocable letter of credit, cash
deposit or' bond Please contact Land Developnaerat Service for rarore infornacrtion at 887-2211.
7. Tlae Cit}~ of Meridian requires that the otit~raer• post to the City cr tivarranty strr•ety ira the amnur7l of
2U% of the total constr•trctivra cost for all completed sesa~er, lncrter and reuse ir~•crstrtrchn•e for
dtn•atiora of n~~o years. T1ais stn•ety 7vi11 be ver°rfred by a Iine item cost estirraate provided by the
ovi~raer to tlae City. The surety can be posted ira the form of an irrevocable letter of credit; cash
deposit or bond Please coratacl Larad Developnaerat.S'ervice for• naor•e irafrn°raaation at 887-2211.
8, All development inaprovernems, iraclardirag btrt not Zinaited to seti>>er, i~>>ater°, , fencing, presszrrized
n•rigatiora crratl lcrndsecrping slacrll be installed cnad approved pa•ior• to obtaining eer•tifieates of
orctrpcntc}; or as otherwise allos>>ed by ZIDC I1-SC-1.
9. lipplicarat shall be required to pcry Public YVorlrs development plan review, and corzstr•zrctiora
inspection fees, as determined darrirag the plan revie~3~ process, prior to tlae isstrarace of a plan
approval letter.
10. It s1aa11 he the responsibility of the applicant to erasure that all development, features comply with
the Atraericans ~->>ith Disabilities Act crud the Tair Housriag Act.
11, Applicant sha11 be r•esporasible,for application cnad compliance i~vith aray Section 40~ Pervatittirag
tlacrt rncry be regzired by the Ar°nay Corps of Engineers.
12. Developer shall coordinate mailbox locations i~~ith the Meridicrrr Post Office.
13. All g~°ading of the site a•hall he per formed ira confvrnacrnce ivitla MCC ll -12-3H.
1 ~`, Cvnapcrction test results shall be subrtaitted to the Mer•idicrra Building Depcrrtnzerat for all building
pads receiving eragiraeered baclcfrll, v~~here footing ~s~ntrld sit atop fill nacrterial.
I5. The eragiraeer shall be reduired to certify that tlae street centerline elevatiotas crr•e set a rninirnanta of
3 feet above tlae highest established pear groundivater• elevation. Tlris is to erastn•e that tlae
bottorrr elevation of tlae crati>>Z shcrces of homes is at least 1-foot above.
16. The applicatats design engineer shall be responsible for haspection of all irr•igatiorr grad/or
drainage facility ~>>ithin this project that do not fall trader tlae ja.rrisdictiorr of ara irrigationr distric.•t
or ACRD. The design engineer sha11 pr•vvide certification that the facilities have been installed in
accordunc.•e Frith tlae approved design plcnas. Tlais certification i>>ill be recltrir•ed before a cer7ificcrte
of oectrpcrracy is issued for an}~ sh•rretan•es ~vitlain the project.
17. At the completion of the project, the appHcraat slacrll he responsible to submit record drair~irags
per the City of Meridian AtrtaCAD standards. These record drawings rnttst be received and
approvedlar•ior to the. issuance of a certification of occupancy for any s7rtrcttrres rt~ithira the
project.
18. IOp Watt and 250 Wcrtt, high ~resstn•e soditnra street lights slacrll he required ora crll public
r•ocrdsti~cq~s per the City of Meridian Inaprovemerat Staradcrr•ds, for Street I,iglalirag. All street lights
slacrll be installed at developer's expense. Final design slxall he submitted crs part of tlae
developraaentplcna set, for cq~lrroval, whiel7 nttr~st include tlae location of aray existing street lights.
Street Iiglating is required crt intersections, corner°s, cal-de-sacs, and at u spacing that does not
exceed that outlined in the Strnadcrr•ds. The eonh•cretor's titi~ork cnad rracrtericrls• shall eortform to tlae
ISPT~JC and the City ofMeridicrra Sttpplemeratal.Slrecificcrtions to tlae ISPWC.
Reflection Ridge Subdivision No. 1 1~'P-13-020.doc PAGE C
I/XHIBIT A
19. Tlae applicant shall provide ecrsenzent(s) far all public i~t~ater•/server rrrairzs outside of~ublic right
of ~wcry (ineltrde all wwater services and hydrants). The ecrsenrent widths shall be 20 feet t~~ide for a
single utility, yr 30-feet ~-vide for hvo. The easerrzerats shall not he dedicated vier the, plat, bzrt
rather dedicated outside the plat process using the Cily of Mer^idicnz 's s7arzdard forms. The
easement shall be graphically depicted on the plat, for reference purposes. Strlrnrit arz executed
easement (on the fvrm avcrilcrble from Public l~arlcs), a Iegcil descriptivrt, ti~~hich must include the
area of the ectsenaerzt (marlred EXHIBIT A) and arz 81 /2 " x 11 "map ~a~ith bearings and distances
(marked FXIIIBIT B) for reviet-v. Bvtlz exhibits nnrst be sealed signed arzd dated by a
ProfessiorrcrJ Land Strrveyor•. DD NOT 1ZL;CORD. Add cr note to the pkrt referencing this
docurrzent.
20. Applicant shcdl he responsible fvr• application crud corrzpliance with and NPDES per•nrittirzg that
nzay be r°e~trir•ed by the Environrrrental Protection Agency.
21. Any existing dorrrestic well system lvithin this project shall be renzvved fi•orn domestic service per
City Ordirtcrrzce Section 9-1-4 cord 9-4-8 cvtztact the City of 1t~Ier•idian Isngiraeer°ing Depar•tnzent crt
(208)898-5500 for• irzspectiorrs o, f ~discanrzeetion of ser~~ices, i~ells rncr}~ be used, for norz-domestic
proposes sareh crs landsecrpe irrigation if approved by Idaho Departnaerrt of t3'aler kesotrrees
Contact kohert B. l~lritrzey at (2Ub)334-219(1,
22. Any existing septic systerras within this project shcrTl be removed fi•onr ser~~ice per C"ity Or cJirrurzce
Section 9-1-9 arul9-~-8. Cvntcret Cerztr•al District Healtlz,for• abcnzdornnerztprveedtrres crud
irzspec•tions (208)375-5211.
23. The City of Meridian r•eclarire•s that pressurized it°r•igcrtiorz systerrrs be supplied b}~ a year-round
source of water (MCC 12-13-8.3). The applicant should be r•ecltrh•ed tv arse any existing surface
or well water far the prinzar}~ source. If a stv face or• tive11 sozrr•ce is not available, a single ~~oint
corznectiorz to the culincn}~ ivcrter s.~~stenr shall be required If a s•irzgle-point conrzec°tivrz is utilized,
tlae developer will be responsible for the ptryrraent of assessments fvr the corrtnron ar°eas prior to
signatza•e on the final plat by the Cit}~ Engineer.
V. l'vXF~IIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 9/11/09)
C. Proposed Final Plat (dated: 5113113)
D. Proposed Landscape Plan (dated: 4/12/13)
E. Revised Open Space Exhibit
F. Detail of Gazebo
G. Addressing Plan for Mew Fronting Lots
H. Proposed F,levations cot. Building Footpt•ints for Slope Affected Lots
Reflection Ridge Subdivision No. 1 PP-13-020.doc PAGE 7
EXHIBIT' A
Exhibit A -Vicinity Map
Reflection Ridge Subdivision No. 1 I'P-13-024.c1ac p~(Tg g
>/XH l RI'I' A
Exhibit B -Approved Preliminary Plat (dated: 9/11/0))
~~
~o
.~
~~
U
~ ,~
~E
~y ~P
a
'
rt c ~S
fry
~R
~~~',' ' k4~'~.'...
Reflection Ridge Subdivision No. 1 PP-13-020.doc PAGE 9
EXHIBIT ~
Exhibit C -Pr•opasecl Final Plat (dated: 5/13113}
~`iNAL f~I.AT 5hit}W1N~
REF~,~CT~~hI FtIL~G~ ~~ l~C'3t~fI~IC~P1 NC?. ~
Looarma~rrnrsn roftnofl of nJCri trz tJr TN@ ~ ira aF
gr=crTCSN3o, mvrt{ri+ ~ercmrei, a~K:~t: r rAST, >gt?tsE a+rJZ~JKnu
C!"tt E)€ tAtHt?51sW. ~cUnCaura~Y. ~JAfi4
~DT3
1'C)SL LARD 8LlNV~Yf, ~.
1
tro3tlsii l.x~r. Il
;ittYVShRUY
VV ~- OQ2r#^~
f v~l~ ' cs=
~r
~- i~7
f ~ ~ ,~~`
9 y+7p t
~~
~ ~~ Est
~ ~'
s
cq ~ ,~ iAYSTAF7F.D
1~~~ ~ ,
{ ~~ ~ s~
~Y
fA1~XafiYr=II
,Y tzsJZin _,
fA'~iJiJTfil
Ac'.YU:N Cf CD7ior"ilp{u !d_'C:pfu~,ryrJ TifDyr_- lPiCT3 J?R P1RT3e+iG3, 4hECH AFE IY:E SL0JEC7 CYF
-
~.~y 7SIt CG{TRl[;AT1Cf1. AkD 6DE8 }~iT c>1NrT+Tlftr. A 1\uJ~11}{s
tt Gt ("AKhh49iRC, Ci1T~F
1111\ EJUhti =,~ [r{ uAr{FED cstrsvf;.} ar
_ FLAX LANt~ Sl1RV~YS, IMF,
EGkLEt3'o2G7 f64Qi7,.5H4S1{CJN~Si'F Bt71fiE W 83T~
YUB-3-02•?y5T • FAX2W743T
IFlD[%!~ 311-y1~2.Odkp'JC19 r.-.nru•s ~.x++ ti7Y_klsJ VV.SYi user { re l
4
~~~ se
[01;~ -~;~ ills
risrsLC+fssJl~u4gA+
.~~~~
f '~~
c~'rJLaTerr ~~~ ,~' ~ ~~ d
~~~ ~ a :-.``~
;',, Ja"
-- ! ~#~ ~ ~,~ ~ JLWGfHidA
~~ J+
{~. ~ fc£1 F9etiffit2
n, viRn-~11iKNinie' L. E Y.16117ititx
~. --'x' -- ~ ... ~1 _. tiRa
T,1^M 53293E 1
L7fiZ1TTE~' I ~~G `~~,,r ~ .
1 ~1{R=~72L
~.+~, .. _..a-1-,--.s.~ ~- .- ~, r,-,--.
v i~ iSTe14 fH.{+ryY Nsl {O~HdiTf
`'^., '~. 2t}
--_,:-A dYI1YJ J::417~EE YiD~7JatE1R fF3SE~--,.~,~~ +.. o, .,, -,,..._ _.~_~.r.... _ _
._ -.}S_~l A4iiY RJ7 J f~J 4:tip37 81
e~`~
q7 15771
~C t~
' = ~~~ ~
7#{6 Qi t. h PORTION Of THE JftzY tHTY 8Wi'!s'Yl"~;1 a}iU i'1/IT{[D IICREDPI GV54'r P2.E~1tlLL3Y
a'1JR'JE4'L{Y hY h0R V+.J€1 SL'{O'EYS, etn A9 fi.'it7t4M OH PECCFIU CF 4'URi7Y 61r1. A uA.~N&tY
OP TFE A9cY{LYAENr$ E£1' f.YAllfJti lia I,t7tJIC~C CF nlhT ~i3IldEY YIERE FDL!4D TD gE
tli~TLiiiIED Cf{NEhi7eED. A1L Uf7e~16R1..CFFJLESiTB Ft7ft li3R P{AT fFI[CJt'YgN /.'•,;If.
Y."ir11-1:+5Yk911Ji fX;iJlifAICd RTI~ui;11CX`t 9}Afi32r Ci 54DlAV FDA RcJ:6fi8iLEfXiLY.TNEtIf•r
OFD ND7 COh'FFtx TtE $DJit7AlYY PF THE 9I+X1c• RTY St1~V1li'IS Ak1) PUSf IED t{kT{ETIN ND
k€1Jt+.ilYM.iMh-C'fGfc GrXtt7u}LU{~IklLR'AEIXATE h'CYfJ'AfJlTB
r.
~! -'{ ~
~T*.'J
Y
r !j JI DF ~~04
~rrdr f-~`
'- -
~
~
'~Il
ce.R7'r-TICA~rrs 1`rl7r~Ii
crTSt>?:Ir~,rnN r,~n ccrmPY As usED N=rsN fd£AN Ta LTATE L~iDEuiFrir M1 rues:t;ianfrAs
LLjr~127yU
~- ~- - 1~'stRi~7,41tY EJNiI
- - SEDCPi0.4RY 6[!ilL22AYlif~
- - -- - -- •- - -. - - PUELIC L1TIt17Y, DRJJXA[3E 81ft9t[L4T><ki ErtwF$.iP,NY
^-. •.. - - .---- sCC1t;xY l 1111:1
- -- - ~ -'l1E 131:F
!~{DE[L41;6 C1.0
O !{71MDLAiSE'ffli REEdAVKMCW&IA4fr'EO'fLElGl6Pffit3'EXi;E%lJ1eNDt[n
6 FtYJftD ilFFE9AR NTlN GAP BTMYrEU':snVCEYtM
A T~hLGtRA1TD PDNT. h'DTI+J#Ya FGUYD,fiOTfUV`O BET
Reflection Ridge SubdivisioTt No. l PP-13-020.doc PAGE 10
~xx~~zT A
'"~ - --- vlrvu afnr sltawlNa
'y\ ~ ~ f-u^~+aT REfLECTfON RIpGE Sl76pIVISION NO. 4 t~ _T~_~
~ Y mc.,rcnwnu~n5wl~.va. nrx~or r.z~~a --_--,,'~'.r,o«tw.
ucnanaxiawmwfw,an+w <I VSr.msc5~>, --'_~,.~
~Y.w~r r ~m~l..r ~.mcnxn.r7ia __...-._ _ _
w.~,vs~+w _ _
,nm~vw.-...
tne. ~~.NSrw.+S,<f fm5.wlamcvafri -` -__
'E Jj~ '----- ^w
--w-~~} \ -g-
.\
Clt\ ~ Sidl ft ~__y
y W CIYD `' .y
!g `\
3 F "_~ ten' N -y~FO
;~i ~ ~\ `\ ~iy
--~ic'.~~r°.....~ } i`i"~ ~fi,' ^`e'°y `~ \a, ~>a, ` fr ~r«.~vrt °:~.c`,,
3~ j a r Y~ `~.y`. ,'., n t.' ^~~ , ~y, pt p' +I~i
~ ! i n ~r`a >
FlCK.r1 'fj~ f
AOdf6 % ' i ~7 .~ ti,T;a , f a ~,~ '`\ _\ f R~ 1'
f 'd efiw r y, 4'' ~ ~~ • r
/ ~~t\\, `~o, `, ~~r' \~f0''f !' ~ i ,.y@ `\~\ '` to
a Y °: ,~,
::` 3 y' C~~,.' '6e t ^~.,,~ 16, , ~c»~ ~ V*~r4 ,y,/,a" r a>~ ~ `~~ry .gym ~ ,
~ `°a i ., ~,a`1 ~~>~ V`~`C^ li U •6 ~. r a`~w PIT) r7r`9 ~Q ~~
r
4. a; ,~,< ryr~' ~ ~'? ^~,', U ~,a`s ` i~.y FOX LAND SURVEYS, 7NC.
•°,'
4? ( ,'?r
k• ~( `~ feti' ~i OQ\4 ` `' Z , ` ~~ ~ ~ 3~f2'dSU~Y,J~F ~ >~v~
~~
Q, a
•, ~__ li_l ..___~ - i. eanJ~ >ii A1.14aMm ..~~~r Snim n.vt am f e 1
~ f', ~
`'A
S~
t
10.1 `~`
, ~ \\`4
t \q~O by ~ry
. .~ \ ~
~r
~L
~ ..7 `m . @~ ,~
i .,w ,~ ~ e. -, ~ o
` o- & y )
` ~~ ~ ~:;;
T + Af'1P tt, ,d`, C~
i vg v. X `~~ J ~\.~ \ ~.y M1~ ~'~f. Y`a'V r x~
~- ~'d (y'f~'~
'~ ~ o. w5efalmvooo 53R. °~ ~ ~ _
by miry f ~~~ k ~ der §
b
OtIXXl
{~ C+7
\,
•,n
L~ ~M1~{ ~~ -~- ~-~ ~~-- ~-~ -~ `sa'_~ri. FOX LANb SURVEYS. fNC.
fr'l ~ S515i 6ro51aNX 6T, bhSC d bl~
~~~%%% 1 Y WYYi.fMb#-5H]aN
'Por~l i'0f ipfFf l~tiJf4WtOJ
Reflection Ridge Subdivision No. 1 T'P-13-020.doc PAGE 11
~XIIIBIT A
Reflection Ridbe Subdivision No. l FP-13-020.doc P.~G~ 12
EXHIBIT A
Exhibit ll Peoposed Landscape Platt (dated: 4/12/l.3)
LD - ~ __
:
,.v
-- -
~ ~ ~~ .i
C : }/~.~ r
,,, r ~ ~ ~ I kND
Ref7ectian Ridge Subdivision Na. 1 FP-13-020,doc 1'AG>J 13
IJXIIIBIT
,, ..- .~ i.aNp ~~..
f _~ 5(TUDIO
- ;;,
.. .,_ r --- v - t ~ ~ _
~-
.-en
€ ,y ', ~ '~-' r ~~
~ ~;~ )
s ,
t
\~ iS ! Y ~ ~ ~ GeV P
o. ~ ,`i< o ~ {tU~>c9 t s f.~ ~~~` ~ ~ r ~ 4a i
"~§ ~ y ~
o ~«~ N ~~ :#~ r
..~~~i ~~ ~.~ ~LQ• c~,F~ ~-~ I ~ ~ C~ L~ ;ti£i-t W ,~i
`~ fn \ L.l~ _ ~ ~ rf
, . _
. ~ .
~ i y . . .. .. _ ~_ } ,_y ~ _,: .._-~.. a at ilk
' ~.v
[ '
~ ~n}arr~rnent Plan
:~~dscape Plafi ~~-- - ;
-~ ~"~ ~ S-F:l Ld4 ,I`
.. ~~. b `.-._ i, .~ .
~~ ., ~ :tir
' fr? i ~~~' U~
~, .
.,- ~ r ,7 ~ O i ~ , ,
E~ t ~~ l/A:~) _ si~ 1~1 {
.. , n , ,. , , t.. _' '~.~ ,_,.,:
o - - ~ ~,- - f~ ~ ~~ ,~ ~ '"~ ;E
,. ~.~ i ~~,! Ik i ~t _ KK~ ~ , {.
L_ ~'_~ s 11'J tr-;
1s a ~~ L `F:r ~ ~ ~ ....~.. ~ ~~, { pp~
666 ~ ~~ . ~ ,.. ~J
,u,..
tII ~~ ,~ - courr 4~ r `l~~ - ~ /+ ~ f ,~I ~
111 ((~/ i ~ ~ ~tJ ~~ 8F Ll .~~. ~~• ~~': J/~I` ~ _ W Z f+l
~ `~ ~ I !/ ~' ~~ Tor 6oT ~ ~•.~. ..._... ~ ~a I ..l
~ I !~ SC)'~ ,~~ ~'~ ~~ ~d
/ B HCH 6 <<
~-----cuelo:,s.r rxr ^~,_. ___ .'-- --:J ~ 7 •(,4nd9cap„e -.Plan ! ANt) ~~^ 't;;~.
s hl8!' einent Plan ~.. ~ ~ _ _ - sTUnio _. ,
' SEEIL5U f
Reflection Ridge Subdivision No. I F7'-13-020.doc PAGL 14
EXHIBIT A
LF~Nn "°"
O _, . Y...-~... o . STUDIO J {
a.. ,_.or - ..,C~ , .. , -..., -.
\~;...
~\.'\
~\.t; ~ @ev
` \ e G ~ (S
!mil!. ~~ ~' ~ ~ , ` . i
4 ~ ~ E
~ :, i
/~ ' ~ ~~
t~ l'~) ~~
E.. // < ~
1 ~ wz~w
. ~ ~` ~
o- {~wLJ
1. ~ \'t
C
'3i 4 ~ T ' ~ .....-
~ ~"I`:~.endacape Plen ~~
." s-~ts~ f
-
- -..~
?~
~ r~b~s~;n t.
i
.
d~~ al.
L'i
~ \
' LL
ii
Ail .. ..Ai i~K.
4 jj
'.1
~i
~
1 -i.i. r,Yrr, .
~
r
. ~,
'?I~}.t~.~ .
':1"P,A, -9TrAY~•' ,~•.
..s
..~., «.e..
~. ~...
~M1 i a
~ 4~1a ~t:.R ii:'ir :Ftt:-tp7:;
.m..~
u~"rn` u m u,.
'"`~•~,.:=
i }F 'r_•fT.LClt"ipta r
IF
s
.(1.1.~,~ ~1 J. i~. / l ~ r ` t.. erg 7. ~.1 ~..
I
~
4 ,.,.__.~
Pd.4Pa~
,~. C '., .V...~.
's1YY1'!,ij R'! . •
S.CiR. h
fi..
V
^' 0~
V' [y
~d
... ~ ,.. _... _.......___
s
t ; ``~~3T1 ~ ~..
ft,, 1' SS L' '
1
1
f y,u
~ _
~ F ~
~ c~ c~
~
AF
r
C 0
I
..
''~~~s a~.ttrs•,•.•
~
LAPlD
_ ~.____. S-L~fLBC~ !
Reflecti~~n Ridge Subdivision No. 1 ~P-13-020.doc PAGE 15
EXHIBI"I' A
~. 4~~
~.
.. ,
e°
.F Efi. `b' ~'~ ~ ~~. t.... 4y,~.,,_,{~"~{~~ ~...e ~~ '~J``.Y-'~A-x~'l''!T'S7e. ~ ._. -__.
.~ t 'S"Y
.. -t YL,ti;... ... .~.... .~
a J^ '1.:.4:Q ..:
TT.. .:.F....'T.'2: r.~X LIB
M ~ uYs r u~
~~~, i~ z i ~ t~
Cj.,~,.~,,,...- - -.
S }~
~ ra"
rr„ ~r j
~ .
s ® f~
~ i
Y"
r ' ;`
... L_~~_~ B x ;
tom. . ~.
_
t .. ..
~~A.A,.,.,_.......,....~,.~... W ._ ~~nxini~i_ ..
--- W
f~~y
> 7 ~l:
~
..-.
O
_
R
~ ~'i
Wzq
y
E 2 ~tS
~i
a
q~!.l
L'
_ '~
"~'. W
tL
LA
D '"`•'
N
~.
T
O -
UDI
S
~~~~ ~ _
.
S~":7L9P 1
r
S VIEW -~~1c~~
av-v.a,v~ew'Fa~ MC [zt
~_.' -`"-
~'.'~ jbW '"YM.O t~ ~ ~ `~ ., /~' '~1 e`e ~ C7rha.we h'~'a.~
/ (g trASS M( b/ 1~ a r
X -~ ~ ca~orK-b-~,
~~ w( ~ilU~~~awPrS
vt~- t!~- ~ 1~. ~,a~t.~-tit~~~d
~.~t~-Z~ ~r '" ~ Tree by lot
Z; owner
ti -~ ` /
I
~~ t I
'~
Lhcx.i~~ee~rec~ ~~V ~~
'~~~ v~ tvalt. ~ -
`
IGi vic~SCape ~tn'~fP i!,'. .r-_`~. ;~{-~. 13t11n G~ °I
Reflection Ridge Subdivision No. 1 RP-13-020.doc P11G>J 16
EXI-IIBIT A
exhibit ~ -Revised O~e~~ ~~~ace Txhibit
8a
~;
H
~a
:3z
~~
~w
..Q
~o
wv
`c~ a
0
Reflection Ridge Subdivision No. 1 PP-I3-020.doc PACE 77
REOUC:ltoN 1N OsrEv SF.v'C~' 9,3(70 S. F. TD7At OPFV SPAC£ FOR PHASE ,~'1 = 7.696 ACRES
AtiDFTfpR'F!. OPEN SPACE = 9,53H S.F". 1UiAt vtrN sf'~ac1:' F"o.5' u1 !'HASE5 ~ :t iG.32 .CCHf.S
MET A77fIEL1 OPE1a SPACE 23H S.F
F_,XHIBIT ~
Exhibit [ :Detail of Gazebo
Reflection Ridge Subdivision No. 1 FP-13-020.c1oc Pf\GE IS
EXIIIBIT A
exhibit 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 nn
the front atacl back sides of the homes.
u7uitryci~r Pux
RITLECRON RR)GE \O. [ 6t NO. 2
IOrt\'cnP f ~~0.[IL T,fY:L I F 1s1,A'f:i=. yu, ~~iU'
A 11 crlu\t\~ cli \Irlil f nFCluf V. vfsPr
i
~~~
\ Qh
L •.!1f~,
~ _
{ S
V
~,~
I~ficRa'1
PID4S CD.I
k RO.E
x~~:.,P
p R
Ike
tf
a at~t
~~
o N ~~
~ y )
e '-~ 4
~ ~
~~ ~
z
a
..
w cy
~a~
3 ~
p ~
O ~
z~
~ax
,~A
°~~A
~~
sv 'a
~r
Reflcctior) Ridge Subdivision No. 1 FP-13-020.doc PAGE 19
I/XIIIBIT A
Exhibit H: I'r•oposed Elevations & Building Footprints for Slope Affected Lots
~~ -~,4Rl3~7Ci~.
f
... ~ ~~ I ~ ~~~
`~°
~~
r, _~ ` 1L_ ~..
..
~~
.,
., .
:. _.:._.. ..r e:a~ ..1~ ,......_..~_.
~ _ i
~ __ rrII ( ., _
E
if .. ('.N
r, ~ '
fl~ J ~ ~,
. . { ,Ji.~E~~ ~ i
.~
-- ,~ '
s L ~: ~- _
`~~`~~, ti.. ,'~,
r- __
H e~
~ ~ L ,
Ii _ i~~ r
. ~ jr-~• J
~. ). ~. ; y.::
C
i
. ~ ~~ ~ '.
t
~_ i
~= ^ r ~~,. _ ~ ~ - ~ ,
Iz'
._ _„
i i ~
~~ ~,
Reflection Ridge Subdivision No. 1 PP-J 3-020,doc PAGE 20
EXHIBIT A
Reflection Ridge Subdivision No. f PP-13-020.dac PALL 21