Please contact Joe Grubiak (208-514-9258) or Chris Majors (208-866-8565) for the most up-to-date details regarding HOA questions.

Top 10 QUESTIONS - REFLECTION RIDGE

#1 WHAT ARE THE LOT SIZES & CONFIGURATIONS?

Reflection Ridge offers a diverse mix of home site sizes and types. Phase 1, Block 6 & 7 (Available December 1st, 2013) consists of two different home site sizes:

50’W x 115’D (5750 sq.ft. = .13 Acres)
60’W x 115’D (6900 sq.ft. = .16 Acres)

Lot sizes alternate in width to encourage architectural diversity.

The home sites on the South side of E. Wrightwood Drive (Lots 2-13, Block 7) & E. Radiant Ridge Drive (Lots 2 – 16, Block 6) generally have limited views, with very private backyards. The backyard privacy is a result of the elevated topography of the home sites behind.

The homes sites on the North side of E. Wrightwood Drive (Lots 18-30, Block 6) have North East views of the Treasure Valley and the Boise Mountains. Homes constructed below these lots are limited to a height of 23’.

Reflection Ridge Phase 2, consists of (12) home sites located on the North side of E. Radiant Ridge Drive. The lots AVG. 80’W x 119’D (9,520 sq.ft. = .22 Acres) and all back up to the Ridenbaugh Canal.

#2 WILL MY VIEW & PRIVACY BE PROTECTED?

The Reflection Ridge Development Team has restricted the elevation height of homes and will scrutinize the placement of “rear facing” 2nd story windows on homes to be built directly behind and below the view lots.

Non-View Lots

Homes constructed on lots 2-16, block 6 are limited to a height above sidewalk of 23’.
Homes constructed on lots 2-13, block 7 are limited to a height above sidewalk of 27’.

View Lots

Homes constructed on Lots 18-30, Block 6 are limited to a height above sidewalk of 27’
Homes constructed on Lots 9-20, Block 2, Phase 2 are limited to a height above sidewalk of 25’

Note: the difference in height restriction between various lots/blocks, is due to the difference in topography. The overriding goal is to prevent the tops of roofs from protruding substantially above the “view lot grade”.

#3 WHERE IS THE BACK PROPERTY LINE ON THE LOTS WITH A ROCKERY WALL?

The back property line is located at the top of the slope above the Developer Installed Rockery Wall (Lots 2-13, Block 6 & 18-30, Block 7). The slope area between the top of the Rockery Wall and the back property line is owned by each respective home owner BUT maintained by the HOA as part of a “slope easement – landscape” (see SECTION I, PAGE 6 of the CC&R’s).

#4 WHO TAKES CARE OF THE LANDSCAPING ABOVE THE ROCKERY WALL?

The interior non-view lots in Block 6 & 7, have a developer installed “Rockery Wall” at the base of the slope. The homeowner is responsible to maintain all landscaping from the street to the base of the rockery wall. The slope area landscaping from the top of the Rockery Wall to the back property line (located at the top of the slope), is maintained by the HOA as part of the landscape easement.

The landscape easement was established, to ensure landscape continuity & maintenance of the area that is highly visible and hard to maintain given the grade of the slope.

#5 WHAT TYPE OF FENCING IS PERMITTED IN REFLECTION RIDGE?

All fencing adjacent to the back property line of view lots must be 4’ Tall Wrought Iron of a specific design designated by the developer.
All fencing between homes & all wing fencing must be 6’ tall tan vinyl.
No fencing is permitted within the “Landscape Easement” between the top of the “Rockery Wall” and the back property line (Lots 2-13, Block 7 & Lots 2-16, Block 6)
All fencing to be installed by the builder and will be included in the purchase price.

#6 WHO ARE THE REFLECTION RIDGE BUILDERS & CAN I CHOOSE FROM ONE OF THE BUILDER TEAM IF I AM INTERESTED IN A SPECIFIC HOMESITE?

The Reflection Ridge Builder Team includes:

Biltmore Co.
Todd Campbell Custom Homes
Tresidio Homes
Zach Evans Construction
Berkeley Building Co.

Each of the Reflection Ridge Builders has purchased specific lots for the purpose of building models or preserving the opportunity for build-jobs. If a buyer is interested in a specific lot already owned by a member of the builder team and they would like to build... their only option would be to work with builder/owner of said lot.

If the map does not designate a specific builder as owner of a lot a buyer is interested in, said buyer may work with any member of the Reflection Ridge Builder Team.

#7 HOW WOULD I GET TO WORK & WHERE ARE THE CLOSEST CONVENIENCES?

Reflection Ridge is conveniently located 2 Miles South of Overland Rd off of Locust Grove. The community sits exactly half way between two exits to the I-84 interstate

The Eagle Rd / I-84 exit – From Reflection Ridge, North on Locust Grove, East on Victory, North on Eagle Rd – 3 Miles total
The Meridian Rd / I-84 exit – From Reflection Ridge, North on Locust Grove, West on Victory, North on Meridian Rd – 3 Miles total

Grocery Stores

WINCO GROCERY – 3.3 Miles
FRED MEYER – 3.8 Miles
ALBERTSONS – 4.8 Miles

Hardware Stores

LOWES – 2.9 Miles
HOME DEPOT – 3.0 Miles

Shopping & Entertainment

Village at Meridian – 4.2 Miles
Regal Movie Theatre – 2.1 Miles
Boise Town Square Mall – 7.9 Miles

Hospitals

St Lukes Meridian – 3.5 Miles
St Alphonsus – 9.1 Miles

Distances

Reflection Ridge to Downtown Boise – 11.7 Miles
Reflection Ridge to Micron Technology – 15.6 Miles
Reflection Ridge to Boise Airport – 11.2 Miles

#8 HOW MUCH ARE PROPERTY TAXES

The Mill Levy Rate as of 2013 = 1.4% of the assessed value
The State of Idaho has a “HOME OWNERS EXEMPTION” for primary residences 2014 = $83,920.00

Example – If the Assessed Value of the home = $300,000 and the home is the buyer’s primary residence…..then the property taxes owed will be calculated off of a value of $216,080 ($300,000 - $83,920) x 1.4% = $3,025.12

#9 HOW MUCH ARE THE HOA DUES & WHAT DOES IT PAY FOR?

The Reflection Ridge Home Owners Association (HOA) dues are $550.00 annually. The HOA dues pay for:

{C}A) Common Area Landscape Maintenance

{C}B) Maintenance & Operation of the Community Pool & Club House

{C}C) Maintenance & Operation of Community Pressurized Irrigation Equipment / Delivery of irrigation water to each of the lots.

Upon the closing of a home, the home owner is also responsible to pay a $325.00 “TRANSFER FEE”….transferring the HOA fee responsibility from the Builder to the Buyer / registering with the Property Management Company. Upon closing the Property Management Company will issue mailbox & club house/pool access keys.
NOT INCLUDED in the HOA fee is a yearly “Ditch Rider Fee”. The Ditch Rider Fee is billed by the Nampa/Meridian Irrigation District “annually” and is used to maintain the canal system that delivers irrigation water to the community.

#10 HOW DO I GET STARTED?

The Reflection Ridge Sales office is located in the club house, pool side. The community marketing managers are Joe Grubiak (208-514-9258) and Chris Majors ( 208-866-8565) “Licensed Realtors”, responsible for the sale of ALL of the homes constructed by each of the Reflection Ridge builders.

The Reflection Ridge marketing team welcomes the opportunity to work with every buyer’s Real Estate Agent. Buyer’s & their agents should expect professional courtesy as it relates to their “Agency Relationship” & “Transaction Management”.

The sales office is open Saturdays and Sundays 12 to 5 or by appointment. Please call Joe or Chris for a personal tour!