CC - Staff Report 9-16 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 8/16/2022 Legend
DATE: Project Location R-4
TO: Mayor&City Council
FROM: Joseph Dodson,Associate Planner RUT � 4
208-884-5533 RUT
SUBJECT: SHP-2022-0009 ® C-C
- RT
Julie Rivers Office Condominiums R1 U C-NC-C a o
R-15
LOCATION: Project is located at the northeast corner R1 p ® TN-R
R�4 9e ®o
of N. Linder Road and W.Ustick Road. Rr81
® RUT R-$
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1. PROJECT DESCRIPTION
Short Plat request to condominiumize eight(8)office buildings for ownership purposes,by Julie
Rivers Development.
II. APPLICANT INFORMATION
A. Applicant:
Justin Waters,Julie Rivers Development— 1716 N. Stagno Bello Place,Eagle,ID 83616
B. Owner:
MRS Landholdings,LLC— 1716 N. Stagno Bello Place,Eagle, ID 83616
C. Representative:
Same as Applicant
III. NOTICING
City Council
Posting Date
Legal notice published in
newspaper
7/31/2022
Radius notice mailed to property
owners within 500 feet 7/28/2022
Page 1
Posted to Next Door 7/29/2022
IV. STAFF ANALYSIS
The proposed short plat depicts subdivision of air space within eight(8) separate office buildings that
are currently under construction and located on the same property at the northeast corner of the
Linder and Ustick intersection. The proposed short plat aims to create 32 separate office
condominium units for fixture ownership purposes—each building contains four(4)tenant suites so 8
times 4 gets us to the 32 office condo units.
According to the Applicant, all of the previously approved project elements are remaining with no
anticipated changes; none are proposed with this application. The subject site obtained CZC and DES
approval for each building in 2021 (Sawtooth Landing CZC Building,A-2021-0106 &A-2021-0133-
0138)with all associated building permits being approved and most buildings currently under
construction. In addition,the property received Development Agreement Modification approval in
2021 to update the concept plan(H-2021-0016); the subject application is in compliance with these
previous approvals.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5A.2 and deems the short plat to be in compliance with said requirements.
V. DECISION
Staff:
Staff recommends approval of the proposed short plat with the conditions noted in Section V11 of this
report and in accord with the findings in Section V111.
Page 2
VI. EXHIBITS
A. Short Plat(date: June 9,2022)
Plat Showing
Julie Rivers Office Condominiums x
Located within the South 1/2 of the Southwest 1/4 of the Southwest 1/4 of the
Southwest 1/4 of Section 36, Township 4 North, Range 1 West, Boise Meridian,
CFdtl City of Meridian, Ada County, Idaho.
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Page 3
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Page 4
B. Previously Approved Plans (A-2021-0106)
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Page 5
Page 6
VII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development: H-2021-0016 (MDA);A-2021-0106 (CZC for building 4 and overall site); A-
2021-0133 —0138 (CZC for buildings 1-3 and 5-8).
2. If the City Engineer's signature on this plat has not been obtained within two (2)years of the
City Council's approval of the short plat,the short plat shall become null and void unless a
time extension is obtained,per UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, obtain the signatures of the Ada County
Highway District and the Central District Health Department.
4. The short plat prepared by Idaho Survey Group,LLC,prepared on June 9,2022 by Cody
McCammon, included in Section VI.A shall be revised as follows:
a. Note#8: Include recorded instrument number.
5. Staff s failure to cite specific ordinance provisions or conditions from the previous approvals
noted above does not relieve the Applicant of responsibility for compliance.
B. Public Works
Site Specific Conditions:
1. Condominium Declaration for condo owners must state the following:
a. Association.Julie Rivers Office Condominiums at Sawtooth Landing Association,Inc., an
Idaho non-profit corporation organized pursuant to the Idaho Nonprofit Corporation Act,its
successors and assigns, of which all Owners shall be members,which corporation shall be
the governing and administrative body for all Owners for the protection,preservation,
upkeep,maintenance,repair,operation and replacement of the common elements, and the
government,operation and administration of the Condominium and the Condominium
hereby established.
b. Limited Common Elements. The Limited Common Elements,being those Common
Elements which are hereby designated as reserved for the use by specified Owners to the
exclusion of others, consist of the following(if any):
air handlers,pipes, ducts, electrical wiring, communication equipment, conduits, chutes,
flues, ducts,wires,plumbing fixtures,bearing walls,bearing columns or other fixtures are
partially within and/or partially outside the designated boundaries of a Unit,that portion
serving only that Unit is a Limited Common Element;however,that portion serving more
than one Unit or the Common Elements is a part of the General Common Elements
c. Utilities. Each Owner shall bear the cost of any utility service for his or her Unit which is
individually metered and billed directly by the utility company furnishing such service to
such Owner. Except to the extent such costs are borne by each Owner as set forth in the
preceding sentences,the cost of water, electricity,gas,trash removal and any other utility
service shall be a Common Expense. With the exception of common ownership with other
Owners,no Owner shall be deemed to own the utilities which run through his or her Unit
and serve one or more other Units.
Page 7
General Conditions:
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to occupancy of
the structures. Where approved by the City Engineer, an owner may post a performance surety for
such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC
11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing,
landscaping, amenities,pressurized irrigation,prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final
plat signature. This surety will be verified by a line item cost estimate provided by the owner to the
City. The applicant shall be required to enter into a Development Surety Agreement with the City
of Meridian. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or
bond. Applicant must file an application for surety, which can be found on the Community
Development Department website. Please contact Land Development Service for more
information at 887-2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years.This surety amount will be verified by a line item final cost invoicing provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements,prior to City Engineer signature on the final plat and/or prior to occupancy,a surety
agreement may be approved as set forth in UDC 11-5C-3C.
9. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. All grading of the site shall be performed in conformance with MCC 11-14B.
13. Compaction test results shall be submitted to the Meridian Building Department for all building
Page 8
pads receiving engineered backfill,where footing would sit atop fill material.
14. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
15. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.
The design engineer shall provide certification that the facilities have been installed in accordance
with the approved design plans.This certification will be required before a certificate of occupancy
is issued for any structures within the project.
16. At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
17. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer's expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor's
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator
at 898-5500 for information on the locations of existing street lighting.
18. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather
dedicated outside the plat process using the City of Meridian's standard forms. The easement shall
be graphically depicted on the plat for reference purposes. Submit an executed easement (on the
form available from Public Works),a legal description prepared by an Idaho Licensed Professional
Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x
11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the
plat referencing this document. All easements must be submitted,reviewed,and approved prior to
signature of the final plat by the City Engineer.
19. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
20. Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells in
the development, and if so, how they will continue to be used, or provide record of their
abandonment.
21. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
22. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C.1). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
Page 9
23. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
VIII. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE
In consideration of a short plat,the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the
Unified Development Code;
The Comprehensive Plan designates the future land use of this property as Mixed-Use
Community and the current zoning district of the site is C-C. Staff finds the proposed short plat
complies with the Comprehensive Plan and is being developed in accord with UDC standards
for the existing zoning district.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to this property and are adequate to serve the
building sites currently under construction.
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
Staff finds that the development will not require the expenditure of capital improvement funds.
All required utilities were provided with the development of the property at the developer's
expense.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services as services are already being provided to the immediate area.
E. The development will not be detrimental to the public health, safety or general welfare;
and
Staff finds the proposed short plat to condominiumize the existing or approved structures will
not be detrimental to the public health, safety or general welfare.
F. The development preserves significant natural,scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with short
platting the structure on this site.
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