Reflection Ridge Subdivision No. 2 MFP-13-002BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR A MODIFICATION
TO THE FINAL PLAT FOR
REFLECTION RIDGE
SUBDIVISION N0.2 TO REMOVE
THE STUB STREET TO THE
NORTH ACROSS THE
RIDENBAUGH CANAL
BY: MISSION COAST
PROPERTIES ID, INC.
APPLICANT
HEARING DATE: NOVEMBER 6, 2013
CASE NO. MFP-13-002
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on October 15, and November 6, 2013 for
final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council
fmding 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 and final plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "REFLECTION RIDGE SUBDIVISION NO. 2, LOCATED IN
A PORTION OF THE N''/2 OF THE SE'/ OF SECTION 30, TOWNSHIP 3
NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2013, HANDWRITTEN DATE: 10/1/13, FRITZ
BROWNELL, PLS, SHEET 1 OF 3," is conditionally approved subject to those
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION N0.2 (MFP-13-002)
Page 1 of 3
conditions of Staff as set forth in the staff report to the Mayor and City Council
from the Planning Division and the Development Services division of the
Community Development Department dated November 6, 2013, a true and correct
copy of which is attached hereto marked "Exhibit A" and by this reference
incorporated herein; and those provisions approved by the City Council as
follows:
1.1. The City Council approved the Applicant's request to remove the
requirement for a stub street to the north across the Ridenbaugh Canal contingent
upon approval by Ada County Highway District. The Ada County Highway
District approved the Applicant's request at their hearing on November 20, 2013.
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 notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 2 (MFP-13-002)
Page 2 of 3
City Clerk not more than twenty-eight (28) days after the final 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 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.
4~-
By action of the City Council at its regular meeting held on the ~~ day of
/ f , 2013.
y __
Tammy-d~ ~eerd
Mayor, C' of Meridian
Attest:
,.
<:
,~ , ,.
~~,
![31: s1R
Jayce olman
City Clerk ~ ~" a'~
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
Bye , I ~: __ Dated: ~( ~~~ - ~ C~
,~
;~
J~
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REFLECTION RIDGE SUBDIVISION NO. 2 (MFP-13-002)
Page 3 of 3
EXHIBIT A
STAFF REPORT
Hearing Date: November 6, 2013 ~~++ TTT A '~7
(Continued front October I5, 2013) (~L'i 1L1C11 V ~''
TO: Mayor & City Council ` I D A H O
FROM: Sonya Watters, Associate City Planner
(208)884-5533
SUBJECT: MFP-13-002 -Reflection Ridge Subdivision No. 2
I. APPLICATION SUMMARY
The Applicant, Mission Coast Properties ID, htc, 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.
HI. 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, in the southeast '/< of Section 30,
Township 3 North, Range 1 East.
B. Applicant/Representative:
Lome Duthie, Mission Coast Properties ID, Inc.
13402-13A Avenue
Surrey, BC V4A 1C3
C. Owner:
Same as applicant
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
Reflection Ridge Sub. 2 MFP-13-002 - 1 -
EXHIBIT A
V. PROCESS FACTS
The subject application is for a modification to the final plat. By reason of the provisions of the
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-OS-045) of 91+/- acres of land with an R-4 zoning district
with a development agreement (Instrument # 106108230);
- Preliminary plat (PP-OS-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 rood trust for % n crossing of the
Ridenbaugh Canal);
- Conditional use permit/planned development (CUP-OS-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 ll:e stub street
in question but did not require flee rood trust for'/, a crossing of the Ridenbnug/:
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 Jttly ] 6, 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.
Reflection Ridge Sub. 2 MFP-13-002 - 2 -
EXHIBIT A
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-
footwide sidewalk that will connect to the multi-use pathway along the canal.
Background
lf'Zren this subdivision was originally approved in 2006, the northern boundaz of the site extended to
the south easement line of the Ridenbaugh Canal. ACHD required the developer to subneit 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 fiords.
In 2007, the property to the north was preliminary platted as Normandy Subdivision and was
regzired to constrzrct [he bridge with the funds that were szrpposed 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
bozrndary 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 szrbrnitted for the bridge. 77zerefore,
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 appraved,~ said water main wozrld need to be abandoned per
Public Works' standards if the stzrb 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 shib
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 conshucted 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 1VIFP 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
L Vicinity Map
2. Approved Preliminary Plat
Reflection Ridge Sub. 2 MFP-13-002 - 3 -
EXffiBIT A
3. Approved Final Plat
4. Proposed Modification to Final Plat
Reflection Ridge Sub. 2 MFP-13-002 - 4 -
EXHIBIT A
A. Drawings
1. Vicinity Map
Reflection Ridge Sub. 2 MFP-13-002 - 5 -
EXHIBIT A
2. Approved Preliminary Plat
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Reflection Ridge Sub. 2 MFP-13-002 - 7 -
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Reflection Ridge Sub. 2 MFP-13-002 - 8 -