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CC - Staff Report STAFF REPORT Hearing Date: February 7,2017 CifIEN DIAN^' 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'/4 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 6t'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. A public meeting is required to be held for this type of application. Shallow Creek H-2017-0003 - 1 - 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 reeer- 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 subiect 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 Shallow Creek H-2017-0003 -2- A. Vicinity Map Vicinity Map 01$ Miles The Information shown an this map Is complletl from varwus Legend and is subject to mns[anl re n The City of Mend an makes no wa manly or guarantee asto the content, timeliness,o m letene�of an of the data ry Area of Impact accuracy, ssumesc n p y provided, and a o legal responsbil ity for the Parcels-Meridian information contained oa this map. L C-G RUT ' I E Fr -- R ITT R-40 C-N R. E Kalispell RI St RUT R-15 R L-p _ R o IDIAN,�- Print Date:5/3/2015 Shallow Creek H-2017-0003 -3 - B.Approved Final Plat MAT SHOUNC df110dF1. UKAT[O N M N■1/4 OF VIE KW 1 f{OF SECTION 17. 1 . AD,R xE-.UAC II YGS h 1 tt [t I [ i* r o ....�..� c7t, 7, Aff- 4�i o,li am Mf worw f v a-+ ZL w�4 7,f9P,f- BLIR4EY T."i tY} QRCIIJn F�fi . Shallow Creek H-2017-0003 -4- C. Approved Multi-family Development Site Plan #^L� + •since . .. .9�Lti ��y4��k•t,., Y�iY f'� ' I �-. '�� F �f�� ..- �4 ��'i. '� :�. { x ti.�� 4�F TY�'_:'i�`.�v',;�v��.z:..•s Shallow Creek H-2017-0003 -5 - 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 F-eeer- the final pW 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). Shallow Creek H-2017-0003 -6-