CC - Staff ReportVolterra Heights No.3 – H-2017-0023 PAGE 1
STAFF REPORT
Hearing Date: April 18, 2017
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2017-0023 – Volterra Heights No. 3 (FP)
I. APPLICATION SUMMARY
The applicant, Cottonwood Investments, LLC, has applied for approval of a final plat consisting of
twenty-seven (27) residential lots and three (3) common lots on approximately 9.44 acres in the R-8
(Medium-Density Residential). This is the third phase of development for the Volterra South Subdivision.
Note: A concurrent final plat modification of Volterra Heights No. 2 (File # H-2017-0040) is
processed and scheduled for the same Council hearing to ensure the boundaries of phase 2 and
phase 3 coincide with one another.
II. STAFF RECOMMENDATION
Staff recommends approval of Volterra Heights Subdivision No. 3 final plat (FP) application subject to
the conditions noted below. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0023 as presented in the staff report for the hearing date of
April 18, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0023 as presented during the hearing on April 18, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0023 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 near the southwest corner of W. McMillan Road and N. Ten Mile Road in the
NE ¼ of Section 34, Township 4 North, Range 1 West.
B. Applicant/Owner:
Cottonwood Investments, LLC
2228 Piazza Drive
Meridian, Idaho 83646
Volterra Heights No.3 – H-2017-0023 PAGE 2
C. Representative:
Matt Munger, WHPacific Inc.
2141 W. Airport Way, Suite #104
Boise, Idaho 83705
V. STAFF ANALYSIS
The proposed final plat consists of twenty-seven (27) residential lots and three (3) common lots on
approximately 7.68 acres of land. All of the lots proposed in this phase are for single-family detached
homes and comply with the dimensional standards of the R-8 zoning district.
Open space planned for this phase consists of parkways and two pedestrian pathways. Overall open space
with this phase totals approximately 0.33 acres which is consistent with the overall project open space and
does comply with the UDC requirements.
Because the number of buildable lots for this phase is reduced by two and the amount of common open
space is the same, staff finds the proposed plat to be in substantial compliance with the approved
preliminary plat as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved rezone (RZ-10-005), preliminary plat (PP-10-005),
time extension (TED-12-002), amended development agreement (MDA-10-009) (instrument
#111010393), final plat of Volterra Heights No. 2 (H-2016-0095) and modification of Volterra
Heights No. 2 final plat (H-2017-0040).
2. The applicant has until June 8, 2018 to obtain City Engineer’s signature on the final plat or apply
for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by WH Pacific stamped on February 14, 2017, by Travis P. Foster, shall
be revised prior to signature of the final plat by the City Engineer as follows:
Note #1: Add five foot (5’) side yard Public Utilities, Drainage, and Irrigation Easements.
Add ten foot (10’) rear yard Public Utilities, Drainage and Irrigation Easements.
Note #8 and #11: Need instrument numbers.
5. The landscape plan prepared by South Landscape Architecture, dated February 8, 2017 shall be
revised as follows:
Shift 10-foot multi-use pathway to the south and relocate trees to the north of the pathway
to be out of the water main easement of twenty feet in Lot 41, Block 1.
Temporary construction fencing to contain debris shall be installed at the subdivision
boundary prior to release of building permits for this subdivision.
All landscape improvements approved with the proposed subdivision must be installed
prior to releasing occupancy for any homes constructed within the subdivision.
Provide an electronic copy of the revised landscape plan with the aforementioned changes
prior to obtaining City Engineer’s signature on the final plat.
6. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
Volterra Heights No.3 – H-2017-0023 PAGE 3
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permits, the property shall be subdivided in accordance
with the UDC.
9. Comply with all ACHD conditions of approval associated with the design, installation,
maintenance and warranty period for the construction of the permeable interlocking concrete
pavement (PICP) system proposed for the local streets set forth in the ACHD memorandum dated
May 14, 2013.
VII. GENERAL REQUIREMENTS
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. Minimu m 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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
Volterra Heights No.3 – H-2017-0023 PAGE 4
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. 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.
16. 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.
17. 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.
18. Street light plan requirements are listed in section 6-5 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.
19. 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 refere nce 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 development plan approval.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
Volterra Heights No.3 – H-2017-0023 PAGE 5
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
23. 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.
24. 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 tiled 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. EXHIBITS
A. Vicinity Map
B. Approved Volterra South Subdivision (PP-10-005)
C. Proposed Final Plat
D. Proposed Landscape Plan
Volterra Heights No.3 – H-2017-0023 PAGE 6
Exhibit A – Vicinity Map
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Exhibit B – Approved Volterra South Subdivision (PP-10-005)
Volterra Heights No.3 – H-2017-0023 PAGE 8
Exhibit C – Proposed Final Plat
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Exhibit D. – Proposed Landscape Plan
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