Vicenza Estates Subdivision No. 4 H-2018-0133 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VICENZA ESTATES SUBDIVISION NO. 4 – FP H-2018-0133
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 15, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 29 BUILDING
LOTS AND 3 COMMON LOTS ON
12.09 ACRES IN THE R-4 ZONING
DISTRICT FOR VICENZA
ESTATES SUBDIVISION NO. 4.
BY: COTTONWOOD
DEVELOPMENT, LLC.
APPLICANT
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CASE NO. H-2018-0133
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on January 15, 2019 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of “PLAT SHOWING VICENZA ESTATES SUBDIVISION NO.
4, LOCATED IN THE NW ¼ of the SW ¼ OF SECTION 27, TOWNSHIP 4N.,
RANGE 1W., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO,
2018, HANDWRITTEN DATE: NOVEMBER 15, 2018, BY TRAVIS P.
Meridian City Council Meeting Agenda February 5, 2019 – Page 287 of 736
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VICENZA ESTATES SUBDIVISION NO. 4 – FP H-2018-0133
Page 2 of 3
FOSTER, PLS, SHEET 1 OF 4,” is conditionally approved subject to those
conditions of Staff as set forth in the staff report to the Mayor and City Council
from the Planning and Development Services divisions of the Community
Development Department dated January 15, 2019, a true and correct copy of
which is attached hereto marked “Exhibit A” and by this reference incorporated
herein, and the response letter from Matt Munger, WHPacific, Inc., a true and
correct copy of which is attached hereto marked “Exhibit B” and by this
reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
Meridian City Council Meeting Agenda February 5, 2019 – Page 288 of 736
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (2 8) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VICENZA ESTATES SUBDIVISION NO.4 — FP H-2018-0133
Page 3 of 3
day of
EXHIBIT A
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
Meridian City Council Meeting Agenda February 5, 2019 – Page 290 of 736
EXHIBIT A
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
Meridian City Council Meeting Agenda February 5, 2019 – Page 291 of 736
EXHIBIT A
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
Meridian City Council Meeting Agenda February 5, 2019 – Page 292 of 736
EXHIBIT A
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
Meridian City Council Meeting Agenda February 5, 2019 – Page 293 of 736
EXHIBIT 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)
Meridian City Council Meeting Agenda February 5, 2019 – Page 294 of 736
EXHIBIT A
Page 6
B. Final Plat (date: 11/8/2018)
Meridian City Council Meeting Agenda February 5, 2019 – Page 295 of 736
EXHIBIT A
Page 7
Meridian City Council Meeting Agenda February 5, 2019 – Page 296 of 736
EXHIBIT A
Page 8
C. Landscape Plan (date: 11/7/2018)
Meridian City Council Meeting Agenda February 5, 2019 – Page 297 of 736
EXHIBIT A
Page 9
Meridian City Council Meeting Agenda February 5, 2019 – Page 298 of 736
EXHIBIT A
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
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EXHIBIT A
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.
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EXHIBIT A
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.
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EXHIBIT A
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.
Meridian City Council Meeting Agenda February 5, 2019 – Page 302 of 736
From:Matt Munger
To:Stephanie Leonard
Subject:RE: Final plat for Vicenza Estates No. 4 (H-2018-0133)
Date:Thursday, January 10, 2019 8:58:52 AM
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Stephanie, I am in agreement with the staff report as presented, please schedule this plat for the
consent agenda.
Matt Munger | WHPacific, Inc.
From: Stephanie Leonard [mailto:sleonard@meridiancity.org]
Sent: Wednesday, January 09, 2019 4:37 PM
To: Matt Munger <MMunger@whpacific.com>; 'Shawn Brownlee' <shawn@trilogyidaho.com>;
'Mike McCollum' <mikehmac37@gmail.com>; Bill Parsons <bparsons@meridiancity.org>
Cc: Meridian City Clerk <MeridianCityClerk@meridiancity.org>
Subject: Final plat for Vicenza Estates No. 4 (H-2018-0133)
Attached is the staff report for the proposed final plat for Vicenza Estates No. 4 H-2018-0133. This
item is scheduled to be on the City Council agenda on January 15, 2019. The hearing will be held at
City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Matt - Please submit a written response to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org) and me by 3:00 pm the Thursday prior to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a
written response accordingly, your item will be placed on the consent agenda; consent agenda items
are passed in one motion by the Council at the beginning of the meeting. Note: If you are in
agreement with the staff report, it is still recommended you attend the meeting in the event the item
is pulled off of the consent agenda for discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the
conditions of approval, your project will be placed on the regular agenda.
Thanks,
Stephanie Leonard | Associate City Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0574 | sleonard@meridiancity.org
Built for Business, Designed for Living
Meridian City Council Meeting Agenda February 5, 2019 – Page 303 of 736
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Meridian City Council Meeting Agenda February 5, 2019 – Page 304 of 736