CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARI
NG 1/22/2019
DATE:
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0140
Vicenza Valley No. 2
LOCATION: East of N. Black Cat Rd. and north of W.
Gondola Dr., in the N 1/2 of the SW 1/4 of
Section 27, Township 4N., Range 1W.
I. PROJECT DESCRIPTION
The Applicant, Cottonwood Development, LLC., submitted an application for a final plat consisting
of fifty (50) building lots and six (6) common lots on 13.8 acres of land in the R-4 zoning district for
the ninth phase of the Volterra North Subdivision.
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)
Phasing plan (# of phases)
Density (gross & net)
Open Space (acres, total
buffer / qualified)
Amenities
History (previous approvals)
Details
13.8 acres
Medium Density Residential (MDR) (3-8 units/acre)
Undeveloped
Single-family residences
R-4
R-4
56 lots total; 50 building lots/6 common lots
3.62 gross/4.56 net
0.44 acres, 3.2%
AZ -05-040, DA Inst. No. 106034786; MDA 10-009, DA
Inst. No. 111010393; PP -10-004 (Volterra North)
Page 1
B. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development 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
Page 2
I MAN M v_IIIWFR0 1"Uy
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11 -6B -3C.2. There are the same number of building lots and common lots shown
on the proposed final plat what were depicted on the preliminary plat. Because the number of building
lots and amount of common area is unchanged, staff finds the proposed plat is in substantial
conformance with the approved preliminary plat per the standards listed in UDC 11 -6B -3C.2.
Open space planned for this phase consists of six (6) common lots. The proposed open space
complies with the overall open space and site amenities approved with the Volterra North
development.
A. Dimensional Standards (UDC I1-2):
The minimum lot size required per dwelling unit is 8,000 square feet; dimensional requirements
shall be in accord with UDC Table 11-2A-5 for R-4 district:
(bq://sterlinjzcodifiers.com/codebook/index.php?book id=306&chapter id=20919#s1165278)
The proposed final plat depicts 50 building lots ranging in size; with a minimum property size of
8,03 7 square feet and an average lot size of 9,551 square feet.
B. 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 north, providing connection to the existing Bainbridge Subdivision, between Lot 14, Block 1
and Lot 1, Block 3.
C. Pathways ( UDC 11-3A-8):
Two (2) five-foot pathways are proposed within common Lots 18 and 22, Block 1 and Lot 11,
Block 3.
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 detached sidewalk exists
along W. Gondola Drive.
E. Landscaping (UDC 11-38):
Landscaping along W. Gondola Dr. was included and constructed with the development for
Vicenza Subdivision No. 2 final plat.
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.
F. Fencing (UDC 11 -3A -6,11-3A-7):
Six-foot vinyl fencing currently exists along W. Gondola Dr. Proposed fencing within the
subdivision includes six-foot vinyl privacy fencing along the west side of Lot 29, Block 1; Lot 11,
Block 2; and Lot 1 and Lot 11, Block 3. Four -foot vinyl privacy fencing is proposed along both
sides of Lots 18 and 22, Block 1. 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
VL C.
G. 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 4
VI. EXHIBITS (ATTACH AS PDF DOCUMENTS TO THE STAFF REPORT.)
A. Approved Volterra North Subdivision (PP -10-004)
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B. Final Plat (date: 12/12/2018)
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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 12/12/18 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 #9: Include the original development agreement (Inst. No. 106034786.)
c. Note #11: Include the recorded instrument number of the ACRD Landscape License
Agreement.
5. The submitted landscape plan prepared by South, Beck & Baird, dated 11/5/2018 is
approved as shown.
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.
10. 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.
B. Public Works - General Conditions:
Site Specific Conditions:
Streetlight plan does not meet the spacing requirements of Meridian standard drawing
6C. Add streetlights as necessary to meet 260' minimum spacing.
2. The water main connection through lot 11, block 3 does not need to be installed. Please
remove from plans.
Page 9
General Conditions:
3. 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.
4. 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.
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 I 1 -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.
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.
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.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
Page 10
15. All grading of the site shall be performed in conformance with MCC 11-1-4B.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
23. 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.
24. 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.
25. 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
Page 11
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.
26. 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 addressed
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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