CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 1/15/2019
DATE:
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0131
Vicenza Commons No. 2 AKA Volterra
North Subdivision (PP -10-004)
LOCATION: East of N. Black Cat Rd. and W. Gondola
Dr., in the NW '/4 of the SW I/4 of Section
27, Township 4N., Range IW.
I. PROJECT DESCRIPTION
C J f1E NDIA� I *,--
The Applicant, Cottonwood Development, LLC., submitted an application for a final plat consisting
of thirty-nine (39) building lots and three (3) common lots on 12.09 acres of land in the R-4 zoning
district for the seventh phase of Volterra North (and second phase of Vicenza Commons).
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Density (gross & net)
Open Space (acres, total [%] /
buffer / qualified)
Amenities
History (previous approvals)
Details
12.09
MDR
Undeveloped
Single-family Residential
R-4
R-4
39 bldg./3 common
3.2 gross/3.94 net
0.23 acres qualified / 1.9%
None in this phase
AZ -05-040, DA Inst. No. 106034786; MDA 10-009, DA
Inst. No. 111010393; PP -10-004
Page 2
B. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
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
Planned Development Map
— Pbnned Plaro-eis
Page 3
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Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11-613-3C.2. There are three (3) fewer building lots shown on the proposed final
plat than were depicted on the preliminary plat which was the result of consolidation and re-
configuration of lots covering the same area. Because the number of building lots has decreased and
the amount of common area is the same, staff finds the proposed plat is in substantial conformance
with the approved preliminary plat per the standards listed in UDC 11-613-3C.2.
Open space planned for this phase consists of three (3) common lots. The proposed open space
complies with the overall open space and site amenities approved with the Volterra North
development.
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 4-7, Block 3 in the proposed final plat shall be revised to comply with that minimum
requirement.
Otherwise, comply with UDC Table 11-2A-5 for R-4 district:
(http://sterlingcoditiers.com/codebook/index.php?book_id=306&chapter id=20919#s1165278)
C. Access (UDC 11 -3A -3,11-3H-4):
Two (2) access points are proposed via W. Gondola Dr. (collector). A stub street is proposed to
the south, between Lot 30, Block 1 and Lot 1, Block 2.
D. 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.
E. Parkways (UDC 11-3A-17):
A minimum eight -foot width of parkway landscaped in accord with 11 -3A -17E is required along
the proposed stub street to the south (N. Sepino Ave.). The proposed landscape plan complies
with this requirement.
F. Landscaping (UDC 11-3B):
Landscaping along W. Gondola Dr. was included and constructed with the development for
Vicenza Subdivision No. 2 final plat.
G. Fencing (UDC 11-3A-6, 11-3A-7):
Proposed fencing includes six-foot vinyl and four -foot vinyl with two -feet of lattice. Details have
been submitted with the landscape plan and are included in Exhibit VI.C.
H. Utilities ( UDC 11-3A-21):
All development is required to be connected to City water and sewer systems; street lighting is
required to be installed in accord with the City's adopted standards, specifications and ordinances
per UDC 11-3A-21.
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1i "1 810
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VII of this report.
Page 5
MA=0:i: I 11.11V
A. Approved Volterra North Subdivision (PP -10-004)
Page 6
B. Final Plat (date: 11/15/2018)
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Page 7
C. Landscape Plan (date: 11/7/2018)
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PR0.1ECTi L. ..,..e .�.
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!- FUTURE VICENZA VALLEY N2 PHASES PHASE 4 -.PHASE
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SITE LOCATION MAP
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OVERALL
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Page 9
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LANDSCAPE NOTES
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VII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
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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 11-613-7 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 - Pt
Addendum (Inst. 111010393).
c. Note #11: Include the recorded instrument number of the ACHD Landscape License
Agreement.
Page 10
d. Lots 4-7, Block 3 shall be revised to comply with the minimum lot size requirements
as defined in UDC 11-2A-5 for the R-4 zoning district.
5. Future homes constructed in this phase shall be consistent with the approved elevations
and design guidelines contained in the development agreement.
6. Prior to the issuance of any new building permit, the property shall be subdivided in
accordance with the UDC.
7. 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.
8. 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 - General Conditions:
Site Specific Conditions:
1. 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
susceptible to contamination. Both dead ends in this phase meet fire flow requirements, but
we would prefer to have offsite water built to loop back into the Gondola water main.
General Conditions:
2. 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.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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
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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.
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.
9. 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.
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 11-1-413.
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
Page 12
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.
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.
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