Shallow Creek MFP H-2017-0003
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT MODIFICATION
FOR SHALLOW CREEK SUBDIVISION H-2017-0003
Page 1 of 2
BEFORE THE MERIDIAN CITY COUNCIL
C/C FEBRUARY 7, 2017
IN THE MATTER OF THE
REQUEST FOR A MODIFICATION
TO SHALLOW CREEK FINAL
PLAT TO ALLOW THE ISSUANCE
OF BUILDING PERMITS PRIOR
TO SIGNATURE ON A FINAL
PLAT.
BY: STEVE ARNOLD, A TEAM
CONSULTING
APPLICANT
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2017-0003
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
MODIFCATION
This matter coming before the City Council on February 7, 2017, upon the Applicant’s
submittal of a final plat modification application pursuant to Unified Development Code (UDC)
Table 11-5A-2 and the Council finding that the Administrative Review is complete by the
Planning Division, to the Mayor and Council, and the Council having considered the
requirements of the modifications, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
The above named applicant is granted approval to modify the Shallow Creek Subdivision
final plat to allow issuance of building permits prior to signature on the final plat, subject
to the conditions of approval in the attached Staff Report for the hearing date of February
7, 2017, incorporated by reference.
Attached: Staff Report for the hearing date of February 7, 2017
By the action of the City Council at its regular meeting on the �_ day of
F-66 twir y , 2017.
DATED this ? day of TL6ftc� V , 2017
Attest:
C. ky Cols ity Clerk
0�wn.
Cif v of o
w
!01AN�
SEAL
Mayor T 1 y de Weerd
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
BY: C ' T Y 6 Z4� Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT MODIFICATION
FOR SHALLOW CREEK SUBDIVISION H-2017-0003
Page 2 of 2
Exhibit A
Shallow Creek H-2017-0003 - 1 -
STAFF REPORT
Hearing Date: February 7, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
(208) 884-5533
SUBJECT: H-2017-0003 – Shallow Creek
I. APPLICATION SUMMARY
The applicant, A Team Land Consultants, has requested approval of a modification to the Shallow
Creek final plat to allow the issuance of building permits prior to the recording of a final plat.
II. STAFF RECOMMENDATION
Staff recommends approval of the subject application subject to the modifications listed in Exhibit A.
III. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number H-2017-
0003, as presented during the hearing on February 7, 2017.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number H-2017-
0003, as presented in the staff report for the hearing date of February 7, 2017, for the following
reasons: (You should state specific reasons for denial.)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number H-2017-
0003 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 site is located on the southeast corner of S. Locust Grove Road and E. Franklin Road in the
NW ¼ of Section 17, Township 3N., Range 1E. (Parcel No. S1117223430)
B. Applicant/Representative:
Steve Arnold, A Team Consulting
1785 Whisper Cove Avenue
Rupert, ID 83709
C. Owner:
BCS Properties, LLC
506 6th Street
Meridian, ID 83642
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
Meridian City Code Title 11, Chapter 5, the City Council is the decision making body on this matter.
Exhibit A
Shallow Creek H-2017-0003 - 2 -
A public meeting is required to be held for this type of application.
VI. LAND USE
A. Existing Land Use(s): The site is currently vacant undeveloped property.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Pasture, County residence and undeveloped commercial property, zoned RUT and C-G
South: LDS Stake Center, zoned C-N
East: County residences and pasture, zoned RUT
West: Single family residence and ACHD drainage pond, zoned R-40
C. History of Previous Actions:
In 2014, the property was approved for annexation nd zoning, a preliminary plat for 18
building lots and two common lots, and for a conditional use permit to construct a multi-
family development consisting of 17 four-plex struxctures, totaling 68 dwelling units.
In 2015 a final plat was approved for the property.
In 2016, the applicant request to modify the final plat and to modify the conditional use
permit to reduce the density and the unit count for the multi-family project.
VII. STAFF ANALYSIS
The applicant requests approval to obtain building permits prior to the recording of a final plat for
Shallow Creek Subdivision. This modification is requested to allow the applicant to get started on
construction of the multi-family development (16 four-plexes and 1 clubhouse), as it will take several
months to get the final plat recorded.
In order to proceed with the modification as proposed by the applicant, final plat site specific
condition #6 needs to be revised as follows:
6. The applicant shall obtain CZC and administrative design review approval and record the final
plat prior to applying for a building permit for any and all structures within this development. No
Certificates of Occupancy shall be permitted on the subject property until the Final Plat is
recorded. The issuance of these permits shall be after the satisfactory completion of the
following prerequisite items:
a) The domestic water system shall be installed, tested, and activated so that fire
hydrants are available during construction.
b) The sanitary sewer system shall be installed and tested.
c) At a minimum, a compacted gravel road base shall be in place that will support the
weight of a fire apparatus (75,000 lbs).
Staff is supportive of the requested changes to the final plat. The requested changes are shown in Exhibit
D.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Final Plat
C. Approved Multi-family Development Site Plan
D. Modifications to the Final Plat Note
Exhibit A
Shallow Creek H-2017-0003 - 3 -
A. Vicinity Map
Exhibit A
Shallow Creek H-2017-0003 - 4 -
B. Approved Final Plat
Exhibit A
Shallow Creek H-2017-0003 - 5 -
C. Approved Multi-family Development Site Plan
Exhibit A
Shallow Creek H-2017-0003 - 6 -
D. Modifications to the Final Plat
The Shallow Creek final plat shall be modified as follows:
6. The applicant shall obtain CZC and administrative design review approval and record the final
plat prior to applying for a building permit for any and all structures within this development. No
Certificates of Occupancy shall be permitted on the subject property until the Final Plat is
recorded. The issuance of these permits shall be after the satisfactory completion of the
following prerequisite items:
d) The domestic water system shall be installed, tested, and activated so that fire
hydrants are active and available during construction.
e) The sanitary sewer system shall be installed and tested.
f) At a minimum, a compacted gravel road base shall be in place that will support the
weight of a fire apparatus (75,000 lbs).
1
Joshua Beach
From:Steve Arnold <steve@ateamboise.com>
Sent:Thursday, February 02, 2017 10:12 AM
To:Joshua Beach
Cc:Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject:RE: Shallow Creek MFP
Josh,
I don’t see any concerns with the staff report and will comply with all the recommendations. I do have a conflict with
my schedule that night, can this go consent?
Thanks,
Steve Arnold, Project Manager
(208) 871-7020
1785 S Whisper Cove, Boise, Idaho 83709
steve@ateamboise.com
From: Joshua Beach [ mailto:jbeach@meridiancity.org ]
Sent: Thursday, February 2, 2017 9:24 AM
To: steve@ateamboise.com
Cc: Barbara Shiffer < bshiffer@meridiancity.org >; C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way
<cway@meridiancity.org >; Machelle Hill < mhill@meridiancity.org >
Subject: Shallow Creek MFP
Attached is the staff report for the proposed modification to a final plat for Shallow Creek H-2017-0003. This
item is scheduled to be on the Council agenda on February 7, 2017. The public hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Steve - Please submit any written response you may have to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , mhill@meridiancity.org ) and myself (e-mail or fax) as soon as possible.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
2