HomeMy WebLinkAboutMORGAN PETERSEN MEETING REPORT - 18-00233 - 228 N 3rd W - Duplex/
228 North 3rd West, Meeting Report 11/20/2018
Property Address: 228 North 3rd West
Property Owner: Morgan Peterson
Contractor: Tyler Jones
Architect/Engineer: South Fork Design Group: Ray McDougal, Brittney Youngstrom
Present at meeting: Tyler Jones, Ray McDougal, Brittney Youngstrom, Bret Stoddard, Natalie Powell, Nick Loosle, Porter Wilkins
Report prepared by: Porter Wilkins
Zoning: Low Density Residential 2
Comprehensive Plan: Low to Moderate Residential
Parcel #1: 12,764 square feet lot, .293 acres
Parcel #2: 41,656 square foot lot, .956 acres
Project Proposal: Build duplexes on two lots with a total of 1.25 acres.
Duplexes require an individual lot of at least 10,000 square feet. Only one duplex can be built on a single lot.
Where this project will be done in phases over time, a masterplan is required that will show the overall scope of the project. If additional properties are acquired in the future and
are included in the scope of this project, the masterplan will need to be revised and resubmitted for review. If the masterplan changes, revised plans will need to be resubmitted for
review. The masterplan should include at least the following elements:
Proposed changes to parcel lines
Include legal descriptions for new deeds
Proposed easements
Include legal descriptions
Building footprints and setbacks
Proposed utilities (water lines, sewer lines, etc.)
Proposed storm water retention
Include elevations of parking and driveways
Include calculations of non-permeable surface and show sufficient volume for retention
Snow storage area (10% of hard surface)
Landscaping
Label all elements (green space, trees, shrubs, etc.)
At least 60% of front yard (road frontage) has to be landscaping. 40% or less of front yard is allowed to be non-permeable (asphalt, concrete, etc.)
Parking stalls (at least two spaces per unit)
The parking can be on a separate parcel from the unit it serves, but a restrictive lot development covenant will need to be in place which prevents one lot from being sold without the
other.
Label total number of parking stalls provided
Show dimensions of stalls
Buffering to neighboring lots
Can be a 6 foot fence or landscaping (five, five gallon shrubs between two, two-inch caliper trees every 20 feet)
Labels/callouts throughout
Sidewalk access to City right-of-way from all residences
City sidewalk along the road
Should match setbacks and size of existing sidewalk on neighboring lots
If the project grows beyond three duplexes it may trigger the need for fire hydrants, sewer main lines, and a 300 foot turnaround.
It was stated that the duplexes will not be converted to 4-plexes, but will be bigger duplexes with a full basement. Plans will need to be provided that show this layout. They will be
reviewed for code compliance. These plans will need to be provided before work begins on those properties. As it stands now, the duplex closest to the road has been a building permit
with the basement empty. The basement plan will need to be approved before work on the basement begins. Additional fees may apply.
Questions that came up:
Q: Can they fall under the 60 foot drive-off exemption and pave only 60 feet and leave the rest in gravel?
A: No. This is only for storage uses. The zoning in these areas is typically Industrial and not Residential. In Residential zones, full paving is required.
Q: Can gravel be used on a temporary basis?
A: Yes. Gravel can be used on a temporary basis but is approved case-by-case. In situations where weather is prohibitive, gravel may be appropriate, but a Full Certificate of Occupancy
will not be issued until paving is completed. A Temporary Certificate of Occupancy may be approved in extenuating circumstances (for example when a building is finished in the winter
and paving with asphalt is not possible due to weather or availability, a Temporary Certificate of Occupancy may be granted with an expiration date in the spring, by which time the
paving shall be completed in order to obtain a Full Certificate of Occupancy.)
Q: When will the sidewalk have to be added?
A: As soon as the second building is started.
Q: Does this project require a short plat or can it be done with lot line adjustments?
A: Typically, this would require a short plat. However, given that there will only be a few lots, we will allow this to be taken care of through the lot line adjustment process.
Q: Can the masterplan be approved before a surveyor is hired?
A: No. The proposed lot lines can be approved before the surveyor is hired, but the masterplan will not be approved without legal descriptions from the surveyor.,
Takeaways/Action Items:
Applicant will turn in a masterplan for site review and include at least the elements listed above.
Masterplan will need to be approved before building plans will be reviewed.
Without a restrictive lot development covenant all lots will have to meet code requirements individually. With a restrictive lot development covenant the project as a whole must meet
requirements.
Before work begins on the basement of any duplex, the new layout needs to be submitted to the Building Safety Department and reviewed for code compliance. Additional fees may apply.