Reflection Ridge No. 2 FP 13-030BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 23, 2013
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 12 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 2
COMMON/OTHER LOTS ON 5.41
ACRES OF LAND IN AN R-8
ZONING DISTRICT FOR
REFLECTION RIDGE
SUBDIVISION N0.2
BY: CHRIS TODD, T-O
ENGINEERS
APPLICANT
CASE NO. FP-13-030
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 23, 2013 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 Department and Public Works Department,
to the Mayor and Council, and the Council having considered the requirements of the
preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "PLAT SI-IOWING REFLECTION RIDGE SUBDIVISION
NO. 2, LOCATED IN A PORTION OF THE N'/z OF THE SE'/4 OF SECTION
30, TOWNSHIP 3 NORTI-I, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2013, HANDWRITTEN DATE: 6/13/13,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDNISION NO.2 (FP-13-030)
Page 1 of 3
FRITZ BROWNELL, PLS, SHEET 1 OF 3," is conditionally approved subject to
those conditions of Staff as set forth in the staff report to the Mayor and City
Council from the Plamling Department and the Development Services division of
the Public Works Department dated July 23, 2013, a true and correct copy of
which is attached hereto marked "Exhibit A" and by this reference incorporated
herein, and the response letter from John Carpenter, 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 TAHINGS ANALYSIS
The Applicant is hereby notifed that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such requesC 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 aC
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 2 (FP-13-030)
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.
z `f'l~-
By action of the City Council at its regular meeting held on the ~/ day of
2013.
Tammy d rd
Mayor, i 'of Meridian
Attest: c~~ol~~'LD"UCts
}~
,: ~y
:.,,
City a.
E IDIAN~-
cee lman ~ ~°""°
City Clerk F_y SEAI, ~.`~
ti
F1,ofrhe THE a5UP0 ya
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
By: 8 Dated: ~ ' ~ 3 '
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDNISION NO. 2 (FP-13-030)
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: July 23, 20l 3
TO: Mayor and City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
~.~Vl E IDI~ IAN,;-...
~J
Bruce Frecl<leton, Development Services Manager
208-887-2211
SUBJECT: 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 repo~•t for the hearing date of July
23, 2013, with the following modifications: (Add any proposed modifications.)
Denial
1 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
1 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. lE.
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
EXHIBIT A
C. Owner:
Mission Coast Properties ID, htc.
13402-13A Avenue
Survey, B.C. V4AlC3
D. Representative:
Chris Todd, T-O Engineers
332 N. Broadmore Way
Nampa, Idaho 83687
V. STAFF ANALYSIS
The proposed final plat depicts 12 shtgle-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 tninhnum property size is 8,407 square feet (s.f). All of the lots
proposed in this phase are for single-family detached homes and most 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 consh~ucted 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 tta~th
side of the pathway.
Access to this phase will be provided via internal public sheets connecting to S. Locust Grove Road
via E. Wrightwood Drive. An emergency access to the west via Rumpel Lane to S. Meridian Road
(SI-I 69) is required to be constructed with Phase ] . A stub street is proposed at the northeast bouudaiy
for fuhire extension across the Ridenbaugh Canal. Ada County Highway District required a bridge
connection to be conshucted as a condition of approval of the preliminary plat for Normandy
Subdivision, which has now expired.
A nat•lance (VAR-09-006) teas approved with dae preliran~ar y pTa! rovlaich alloroned Block 7 to exceed
tlae nvaa~irnurn block length regtdremer~ts listed i» UDC 11-6C-3F.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plaC in accord with the requirements listed in UDC 1 ]-6B-3C.2. The number of buildable lots and
common area is the same. Therefore, staff deems the proposed final plat vt substantial compliance
with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all tetras of the approved annexation (AZ-OS-045, Development Agreement
Instrument #106108230); conditional use permit/planted development (CUP-OS-046); rezone
(RZ-08-005); preliminary plat (PP-08-010); variance (VAR-09-006); amended development
agreement (MDA-08-003, Inshument #112007170); and time extension (TED-I 1-003).
2. The applicanC shall obtain the City Engineer's signahue 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
EXHIBIT A
3. The snbjecC site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by
the City of Meridian for the V ictoty 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 aelatowledgemeutsigued 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"'•^°• ^'%~'____~ ~~^" "~"
adjacent back of sidewalk or property line where there is no adjacent sidewalk, ~~'~, ^'^-is
b. Revise plat note #1 ] as follows: "... as instrument number 106108230 and 112007170 of
Ada County records."
c. Revise plat note #13 as follows: "Lot 1, Block 7 is 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 disri•ict will not
allow trees within their easement, the applicant ntcry request alternatn~e compliance in accord
rovith UDC II-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 Plau miles 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 ] 1-3A-7. If
permanent fencing does not exist at the subdivision bomrdary, temporary consh•uction fencing to
contain debris shall be installed around this phase prior to release of building permits for this
subdivision.
9. Euhire homes constructed in this subdivision shall be generally compatible in appearance and
bulk with the pictures/elevations included iu the development agreement recorded as Instrument
No. ] 06 ] 08230.
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 signahire on the final
plat by the City Engineer fat• approved by City Council and subsequent recordation.
11. Staff's failure to cite specific ordinance provisions or conditions from the prelhnhraty 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 cun~ntly has sewer infrastructure that was constructed with the previously approved
Reflection Ridge project. This infrastnictnre has been installed but has not received approval by
the Meridian Public VJoi9cs Department. New Testing of any previously constructed
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 3
EXHIBIT A
infrastructure will need to be conducted and approved by the City of Meridian Public Worlcs
Department.
2. This site currently has water infrastructure that was constructed with the previously approved
Reflection Ridge project This infrastruch~re 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
Departnent.
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 Depu-tment 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 sw•ety in tine amount of I10% 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 ovv~ner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infiastrnefire
prior to final plat signature. This sm•ety 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 sm'ety 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
i'rigation 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 conshuction
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.
1 I. 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.
]4. Compaction test results shall be submitted to the Meridian Building Department far all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the sheet 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
EXHIBIT A
16. The applicants design engineer shall be responsible for inspection of all u~rigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design enghteer 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 airy sh•ucfires within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridiaa AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any struchires 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 sheet 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 existng 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 ww•k 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 ufility, 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 ou the plat fa• reference purposes. Submit an executed
easement (on the form available fi•om 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 Enviromnental Protecfion 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 DeparUneut at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
pwposes 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 fot• abandonment procedtues 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
comtection 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 cotnmou areas prior to
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. ApprovedPreliminaryPlat(dated:9/ll/09)
Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 5
EXHIBIT A
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
Exhibit A -Vicinity Map
Reflection Ridge Subdivision No. 2 PP-13-030.doc PAGE 7
EXHIBIT A
Exhibit B - Ap~n•oved Preli-ninary Plat (dated: 9/11/09)
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Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 9
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Reflection Ridge Subdivision No. 2 FP-13-030.doc PAGE 12
EXH161T B
TAO ENGINEERS
MEMORANDUM
TO: Sonya Water
FROM: John G. Carpenter, P.E.
DATE: July 18, 2013
SUBJECT: Reflection Ridge 2 Staff Report
Dear Sonya:
Thanks for your help on these. I have reviewed your staff report and respond as outlined at the below in
red.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-OS-045, Development Agreement
Instrwnent #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). Ok
2. The applicant shall obtaht the City Engineer's signature on the fhtal plat within two (2) years of
the City Engineer's signature on the first phase fma] plat; or, apply for a time extension in accord
with UDC I1-6B-7. Ok
3. The subject site is obligated to pay $1,465.56 per acre to proportionally offset costs incurred by
the Ciry of Meridian for the Victory Road Gap Sewer Project. Said payment must be received
prior to obtahring the City Engineer's signatare on any final plat. Owner is aware
4. Prior to submittal for the City Engineer's signahtre, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized. Ok
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 Y..,p°~;,c a-n„'~
adjasettt back of sidewalk or nroperty line where there is no adjacent sidewalk, '~-:~,
~eFe-~estfist+ve." Ok
b. Revise plat note #] 1 as follows: "... as instrument cumber 106108230 and 112007170 of
Ada Cowtty records." Ok
c. Revise plat note #13 as follows: "Lot 1, Block 7 is contains a fifty foot (50') wide irrigation
easement ..." Ok
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:
130074 STAFF REPORT RESPONSE 071 S I3
a. If 6-foot tall fencing is proposed rather than 5-foot tall, include as such on the plan. Ok
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. Ifthe irrigation district will not
allow trees within their easement, the applicant may regttest alternative compliance in accord
with UDC II-SB-S. we are reguesting alternate compliance. Trees are not allowed on the
north side of the pathway. Please see cross sectional view.
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. See attached cross sectional view.
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 I1-3A-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. Ok
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. Refer to elevations provided in phase I.
10. A public nse 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. Ok
11. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance. Ok
12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC. Ok
130074 STAFF REPORT RESPONSE 071813
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