Rainier Villas MFP H-20117-0008
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT MODIFICATION
FOR RAINIER VILLAS SUBDIVISION H-2017-0008
Page 1 of 2
BEFORE THE MERIDIAN CITY COUNCIL
C/C FEBRUARY 21, 2017
IN THE MATTER OF THE
REQUEST FOR A MODIFICATION
TO RAINIER VILLAS FINAL PLAT
TO REDUCE THE NUMBER OF
LOTS, TO ALLOW THE ISSUANCE
OF BUILDING PERMITS PRIOR
TO SIGNATURE ON A FINAL
PLAT AND TO CHANGE OTHER
PROVISIONS OF THE FINAL
PLAT.
BY: SHANNON ROBNETT,
ROBNETT PROPERTIES
APPLICANT
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CASE NO. H-2017-0008
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
MODIFCATION
This matter coming before the City Council on February 21, 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 Rainier Villas Subdivision
final plat to reduce the number of lots, to allow issuance of building permits prior to
signature on the final plat, and to modify certain other provisions subject to the
conditions of approval in the attached Staff Report for the hearing date of February 21,
2017, incorporated by reference.
Attached: Staff Report for the hearing date of February 21, 2017
By the action of the City Council at its regular meeting on the day of
C'r- CA1 2017.
DATED this l day of , 2017
Attest:
C. y Colu, City Clerk
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
BY: C. -nq `/ Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT MODIFICATION
FOR RAINIER VILLAS SUBDIVISION H-2017-0008
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Rainier Villas H-2017-0008 - 1 -
STAFF REPORT
Hearing Date: February 21, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
(208) 884-5533
SUBJECT: H-2017-0008 – Rainier Villas
I. APPLICATION SUMMARY
The applicant, Shannon Robnett, has requested approval of a modification to the Rainier Villas final
plat to reduce the number of approved buildable lots and modify several conditions of approval (Site
Specific Conditions of Approval #9 and #14) to allow building permits to be issued before the
recordation of the final plat and to delay the construction of Corporate Drive with the second phase of
development.
II. STAFF RECOMMENDATION
Staff recommends approval of the subject application subject to the modifications listed in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number H-2017-
0008, as presented during the hearing on February 21, 2017.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number H-2017-
0008, as presented in the staff report for the hearing date of February 21, 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-
0008 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 west of N. Meridian Road between W. Corporate Drive and W. Penwood
Street (parcel #S1213142120) in the NE ¼ of Section 13, Township 3 North, Range 1 West, B.M.
B. Applicant/Representative:
Shannon Robnett, Robnett Properties
3818 Newby Street, Suite 101
Nampa, ID 83687
C. Owner:
Intermountain Pacific, LLC
2610 E. Mercutio
Meridian, ID 83642
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
Rainier Villas H-2017-0008 - 2 -
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 site is currently vacant commercial property, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Vacant commercial property, zoned C-G
South: Self-storage facility, zoned C-G
East: Trade Plaza Subdivision, zoned C-G
West: Vacant and developed commercial property, zoned C-G
C. History of Previous Actions: In 2016 a preliminary plat was approved consisting of fifteen (15)
multi-family residential lots and five (5) common lots; a conditional use permit was also
concurrently approved for the property to have 90 multi-family units (H-2016-0041).
Also in 2016, a final plat was approved consisting of fifteen (15) multi-family residential lots and
five (5) common lots (H-2016-0107).
VII. STAFF ANALYSIS
As noted above, the applicant received approval to develop this property with 90 multi-family units
on fifteen (15) buildable lots. After receiving development approval, the applicant is in the process of
acquiring the four (4) commercial lots north of the proposed development. A pending CUP
application has been heard by the Planning and Zoning Commission to increase the number of units
from 90 to 180. During the hearing several requests were made by the applicant (delay construction of
the roadway, allow development before the final plat records etc.) that affected the approved final
plat. The Planning and Zoning Commission continued the application to March 2nd, to allow the
applicant sufficient time to get a final plat modification application before City Council and address
the Commission’s concerns they had with the changes being requested to the final plat. The proposed
requests are consistent with the requests discussed at the Planning and Zoning Commission hearing.
NOTE: A condition of approval in the pending CUP application also requires the applicant to obtain
approval of a final plat modification prior to applying for a certificate of zoning compliance
application.
The applicant is seeking Council’s approval to reduce the number of buildable lots and modify
several conditions of approval (Site Specific Conditions of Approval #9 and #14) approved with the
final plat application. The modifications are desired so the applicant can:
1) Record a plat consistent with the new site layout and commence with the first phase of construction
prior to recording a final plat as shown in Exhibit C and;
2) Delay the construction of W. Corporate Drive with the development of the second phase.
Now that the pending project has increased in acreage and density, the project as previously approved
does not comport to the approved final plat or the previous CUP site plan. Further, it is the applicant’s
desire to phase the project from the north to the south.
Currently, the 5.3 acre parcel, approved with the final plat, is not eligible for a building permit until a
final plat is recorded. Because the scope of the project has changed significantly, the applicant would
like greater flexibility with the development of the property. Staff is supportive of the requested
changes based on the modifications to site specific conditions #9 and #14 as follows:
9. W. Corporate Drive and associated street landscape buffer shall be constructed in its entirety with
this the second phase of development however; with the construction of the first phase of
development the applicant shall provide an access to the signalized intersection of W.
Rainier Villas H-2017-0008 - 3 -
Corporate Drive and Meridian Road as proposed in Exhibit C. The associated landscape
buffer and 5-foot detached sidewalk shall be constructed with each subsequent phase. The
applicant will also be required to construct a water main through the project to complete a
loop from Pennwood through the east drive access connection to W. Corporate Drive.
14. The applicant shall record the final plat prior to receiving issuance of any certificate of
occupancies in the first phase of development applying for any building permits.
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. Proposed Multi-family Development Site/Phasing Plan
D. Modifications to the Final Plat Note
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A. Vicinity Map
Rainier Villas H-2017-0008 - 5 -
B. Approved Final Plat
Rainier Villas H-2017-0008 - 6 -
C. Proposed Plat/Phasing Plan
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D. Modifications to the Final Plat
9. W. Corporate Drive shall be constructed in its entirety with this the second phase of development
however; with the construction of the first phase of development the applicant shall provide an
access to the signalized intersection of W. Corporate Drive and Meridian Road as proposed in
Exhibit C. The 20-foot wide landscape buffer and 5-foot detached sidewalk shall be constructed
with each subsequent phase.
14. The applicant shall record the final plat prior to the issuance of any certificate of occupancies in
the first phase of development.