PZ - Staff Report 11-06STAFF REPORT
Hearing Date: November 6, 2013
(Continued from October 15, 2013) E IDIAN ~'
TO: Mayor & City Council
FROM: Sonya Wafters, Associate City Planner
(208) 884-5533
SUBJECT: MFP-13-002 — Reflection Ridge Subdivision No. 2
I. APPLICATION SUMMARY
The Applicant, Mission Coast Properties ID, Inc., has requested approval of a modification to the
final plat for Reflection Ridge Subdivision No. 2 to remove the stub street (S. Luminous Avenue) that
extends north to the Ridenbaugh Canal.
II. STAFF RECOMMENDATION
Staff recommends denial of the subject application. Further, Staff recommends the final plat be
revised to extend the right-of-way for S. Luminous Way through the common lot (Lot 1, Block 7) to
the north property boundary.
III. PROPOSED MOTION
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number MFP-13-
002, as presented in the staff report for the hearing date of November 6, 2013, for the following
reasons: (You should state specific reasons for denial.)
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number MFP-13-
002, as presented during the hearing on November 6, 2013.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number MFP-
13-002 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 at 4275 S. Locust Grove Road, M the southeast '/4 of Section 30,
Township 3 North, Range 1 East.
B. Applicant/Representative:
Lorne Duthie, Mission Coast Properties ID, Inc.
13402-13A Avenue
Surrey, BC V4A 1 C3
C. Owner:
Same as applicant
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
The subject application is for a modification to the final plat. By reason of the provisions of the
Reflection Ridge Sub. 2 MFP-13-002 - 1 -
Meridian City Code Title 11, Chapter 5, the City Council is the decision making body on this matter.
A public meeting is required to be held for this type of application.
VI. LAND USE
A. Existing Land Use(s): The subject property is currently in the development process as a single-
family residential development.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Rural residential/agricultural property, zoned R-8
East: Locust Grove Road and single-family residential uses, zoned R-8
South: Future residential properties in Reflection Ridge Subdivision, zoned R-8
West: Future residential properties in Reflection Ridge Subdivision, zoned R-8
C. History of Previous Actions: In 2006, this property received the following approvals:
➢ Annexation and zoning (AZ-05-045) of 91+/- acres of land with an R-4 zoning district
with a development agreement (Instrument #106108230);
➢ Preliminary plat (PP-05-048) for Reflection Ridge Subdivision consisting of 255
residential building lots and 29 common area lots (NOTE. This plat included the stub
street in question along with a requirement to road trust for 2 a crossing of the
Ridenbaugh Canal);
➢ Conditional use permit/planned development (CUP-05-046) for a planned development
with reductions to lot size, lot frontage, building setbacks, and exceeding the maximum
block length allowed in the R-4 district. The preliminary plat and conditional use permit
approvals have expired.
• In 2009, this property received the following approvals:
➢ Rezone (RZ-08-005) of 91+/- acres from R-4 to R-8;
➢ Preliminary Plat (PP-08-010) for Cavanaugh Ridge Subdivision consisting of 255
residential building lots and 27 common lots (NOTE. This plat included the stub street
in question but did not require the road trust for % a crossing of the Ridenbaugh
Canal);
➢ Development agreement modification (MDA-08-003) to include updated project
information (Instrument #112007170).
➢ Variance (VAR-09-006) to exceed the maximum block length allowed in residential
districts for Blocks 7, 12, and 14.
• In 2011, a time extension (TED-11-003) for the preliminary plat was approved.
• On July 16, 2013, a final plat (FP-13-020) was approved for phase I of the preliminary plat
consisting of 61 residential building lots and 10 common/other lots on 24.87 acres in an R-8
district.
On July 23, 2013, a final plat (FP-13-030) was approved for Phase II of the preliminary plat
consisting of 12 residential building lots and 2 common/other lots on 5.41 acres in an R-8
zone.
VII. STAFF ANALYSIS
The applicant requests approval to modify the final plat for Reflection Ridge Subdivision No. 2 to
remove the right-of-way and corresponding stub street (S. Luminous Avenue) that extends north to
the Ridenbaugh Canal. In its place, the applicant proposes a 20-foot wide common lot containing a 5-
foot wide sidewalk that will connect to the multi -use pathway along the canal.
Reflection Ridge Sub. 2 MFP-13-002 -2-
Background:
When this subdivision was originally approved in 2006, the northern boundary of the site extended to
the south easement line of the Ridenbaugh Canal. ACHD required the developer to submit a road
trust for half the cost of the bridge with the final plat for the phase containing the bridge; however,
the road trust was never collected because the development fell apart and the preliminary plat
expired prior to signature on the final plat by ACHD and submittal of the funds.
In 2007, the property to the north was preliminary platted as Normandy Subdivision and was
required to construct the bridge with the funds that were supposed to be submitted by the developer of
Reflection Ridge subdivision. The preliminary plat for expired and the bridge was not constructed.
A new preliminary plat for Reflection Ridge was submitted in 2009 that corrected the northern
boundary from the south side of the canal easement to the centerline of the canal. A condition of
approval was not included in the new plat for a road trust to be submitted for the bridge. Therefore,
no funds are being held for construction of the bridge. There is an existing 8-inch water main line in
the area where the stub street was approved; said water main would need to be abandoned per
Public Works' standards if the stub street is removed.
The ACHD Commission heard the applicant's request to remove the stub street on October 23`d and
required the stub street to remain and ROW be dedicated to the centerline of the canal/property line.
ACHD did not require a road trust to be submitted for half the cost of construction of the bridge.
Staff does not support the removal of the stub street and believes that eliminating the possibility for a
future bridge connection at this location would be detrimental to connectivity in this area. A stub
street at this location has been envisioned since the original approvals in 2006 on this site and has
been shown on the all subsequent approvals for the development.
Staff recognizes the confusing plat and property boundary history in this area and concurs with
ACHD's recent action to not require a road trust for half the cost of the bridge over the Ridenbaugh
canal. Staff understands that without the road trust for half the cost of the bridge alternative funding
sources will be required to complete the bridge in the future. That stated, staff is extremely concerned
that if the stub street is not constructed as approved and the right-of-way is not preserved over the
canal any chance for a vehicular bridge crossing at this location will be lost. There is only one other
bridge crossing planned within this mile section in the Cavanaugh Subdivision approximately 2/3 of a
mile from this location. Staff views the Reflection Ridge connection as an important link within this
mile section and asserts that requiring the stub street now gives the City and ACHD options for
connectivity when the property to the north develops (half of the bridge can still be required from the
property to the north).
Staff recommends the proposed MFP be denied in accord with ACHD's decision on the matter
and that the plat be revised to extend the ROW for S. Luminous Way through the common lot
(Lot 1, Block 7) to the north property boundary.
VIII. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Preliminary Plat
3. Approved Final Plat
4. Proposed Modification to Final Plat
Reflection Ridge Sub. 2 MFP-13-002 - 3 -
A. Drawings
1. Vicinity Map
Reflection Ridge Sub. 2 MFP-13-002 - 4 -
2. Approved Preliminary Plat
Project Overview
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Reflection Ridge Sub. 2 MFP-13-002 - 5 -
3. Approved Final Plat
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Reflection Ridge Sub. 2 MFP-13-002 - 6 -
4. Proposed Modification to Final Plat
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Reflection Ridge Sub. 2 MFP-13-002 - 7 -