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CC - Staff Report Page 1 HEARING DATE: 1/15/2019 TO: Mayor & City Council FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2018-0133 Vicenza Estates No. 4 LOCATION: East of N. Black Cat Rd. and W. Gondola Dr., in the NW ¼ of the SW ¼ of Section 27, Township 4N., Range 1W. I. PROJECT DESCRIPTION The Applicant, Cottonwood Development, LLC., submitted an application for a final plat consisting of twenty-nine (29) building lots and three (3) common lots on 12.09 acres of land in the R-4 zoning district for the fourth phase of Vicenza Estates. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 12.09 Future Land Use Designation Medium Density Residential Existing Land Use Undeveloped Proposed Land Use(s) Single-family Residential Current Zoning R-4 Proposed Zoning R-4 Lots (# and type; bldg/common) 29 bldg./3 common Density (gross & net) 3.41 gross/4.28 net Open Space (acres, total [%] / buffer / qualified) 0.18 acres (2.13%) Amenities None proposed in this phase Physical Features (waterways, hazards, flood plain, hillside) West Tap Sublateral History (previous approvals) AZ-05-040, DA Inst. No. 106034786; MDA 10-009, DA Inst. No. 111010393; PP-10-004 Page 3 B. Project Area Maps III. APPLICANT INFORMATION A. Applicant/Owner: Cottonwood Development, LLC. 398 E. Copper Ridge St. Meridian, ID 83646 B. Representative: Matt Munger, WHPacific, Inc. 2141 W. Airport Way, Ste. 104 Boise, ID 83705 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 IV. STAFF ANALYSIS The proposed final plat depicts twenty-nine (29) building lots and three (3) common area lots on 12.09 acres of land in the R-4 zoning district. Development is required to comply with the dimensional standards of the R-4 zoning district listed in UDC Table 11-2A-5. The common lot for the street buffer along W. Gondola Dr., a collector street, was included in the Vicenza Subdivision No. 2 final plat and constructed with that development. Staff has reviewed the proposed final plat for consistency with the approved preliminary plats and found there is one (1) fewer building lot than was depicted on the preliminary plat. The applicant has omitted open space from the southeast boundary of lot 1, block 1 which differs from the approved preliminary plat. Because the number of building lots has decreased, Staff finds the proposed final plat to be in substantial conformance with the approved preliminary plat per the standards listed in UDC 11-6B- 3C.2. However, the applicant shall be required to either provide open space as approved in the preliminary plat or provide a new open space exhibit that demonstrates no reduction in the total amount of open space approved in the preliminary plat. A. Existing Structures/Site Improvements: None. B. Dimensional Standards (UDC 11-2): The minimum lot size required per dwelling unit is 8,000 square feet in the R-4 zoning district. Lots 14, Block 3 in the proposed final plat shall be revised to comply with that minimum size requirement. Otherwise, comply with UDC Table 11-2A-5 for R-4 district: (http://sterlingcodifiers.com/codebook/index.php?book_id=306&chapter_id=20919#s1165278) C. Access (UDC 11-3A-3, 11-3H-4): One (1) access point is proposed via W. Gondola Dr. (collector) via W. Napoli Way (local). Two (2) stub streets are proposed to connect to a future phase of proposed development (Vicenza Commons No. 2) via N. Exeter Way and W. Napoli Way. D. Common Open Space ( UDC): A pedestrian connection to the open space along Lot 1, Block 1 to reflect the approved preliminary plat should be depicted or the applicant shall submit a revised open space exhibit that demonstrates compliance with the open space as required with the approved Volterra North preliminary plat. E. Sidewalks (UDC 11-3A-17): A minimum five-foot wide sidewalk is required along both sides of public streets in accord with UDC 11-3A-17D and as proposed on the landscape plan. A five-foot sidewalk exists along W. Gondola Drive. F. Landscaping (UDC 11-3B): Landscaping along W. Gondola Dr. and N. Black Cat Rd. was included and constructed with the development for Vicenza Subdivision No. 2 final plat. Landscaping is required along pathways in accord with the standards listed in UDC 11-3B-12C. A minimum five-foot wide landscape strip is required along each side of the pathway consisting of a Page 5 mix of trees, shrubs, lawn and/or other vegetative groundcover. A minimum of one (1) tree is required per 100 linear feet of pathway. Common open space areas are required to be landscaped with lawn (either seed or sod) and a minimum of one (1) deciduous shade tree per 8,000 square feet as set forth in UDC 11-3G-3E. Parkways are required to be landscaped per the standards listed in UDC 11-G-3B.5. G. Fencing (UDC 11-3A-6, 11-3A-7): Six-foot vinyl fencing currently exists along W. Gondola Dr. and N. Black Cat Rd. Proposed fencing within the subdivision includes six-foot vinyl and four-foot vinyl privacy fencing along both sides of lot 2, block 2. The proposed fencing along the common lot is in accord with UDC 11-3A-7b. Details have been submitted with the landscape plan and are included in Exhibit VI.C. V. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VII of this report. VI. EXHIBITS A. Approved Volterra North Subdivision (PP-10-004) Page 6 B. Final Plat (date: 11/8/2018) Page 7 Page 8 C. Landscape Plan (date: 11/7/2018) Page 9 Page 10 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 [AZ-05-040, Development Agreement #106034786; PP-10-004; MDA-10- 009, Development Agreement #111010393]. 2. The applicant shall obtain the City Engineer’s signature on the final plat by October 15, 2020, in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid or a time extension may be requested. 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 WHPacific, stamped on 11/28/18 by Travis P. Foster, included in Exhibit VI.B shall be revised as follows: a. Note #8: Include the recorded instrument number of the restrictive covenants for the subdivision. b. Note #8: Include the approved addendum to the development agreement - 1st Addendum (Inst. 111010393). c. Note #11: Include the recorded instrument number of the ACHD Landscape License Agreement. 5. The landscape plan prepared by South, Beck & Baird, stamped on 11/7/2018, included in Exhibit VI.C shall be revised as follows: a. Depict open space as approved in the preliminary plat or provide a new open space exhibit that demonstrates no reduction in the total amount of open space approved in the preliminary plat as required in UDC 11-6B-3C-2a(3). 6. Future homes constructed in this phase shall be consistent with the approved elevations and design guidelines contained in the development agreement. 7. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 8. 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, Sue Prescott, at 887-1620 for more information. 9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works – Site Specific Conditions: 1. Add an additional type 1 light on N. Black Cat Road at the south boundary of the property. 2. Dead end water mainlines in this phase will create areas that will increase age of water (stagnate) delivered to customers and lower chlorine residual levels making the water more Page 11 susceptible to contamination. Both dead ends in this phase meet fire flow requirements, and will be eliminated when the mainlines are connected to Vicenza Commons Subdivision. General Conditions: 3. Sanitary sewer service to this development is available via existing mains. 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. 4. Water service to this site is available via existing mains. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. 10. 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. 11. 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. Page 12 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. All grading of the site shall be performed in conformance with MCC 11-1-4B. 15. 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. 16. 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. 17. 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. 18. 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. 19. 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. 20. 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. 21. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 22. 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 Water Department at (208)888-5242 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources. Page 13 23. 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. 24. 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. 25. 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.