Vicenza Valley Subdivision No. 2 H-2018-0140 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VICENZA VALLEY SUBDIVISION NO. 2 – FP H-2018-0140
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 22, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 50 BUILDING
LOTS AND 6 COMMON LOTS ON
13.8 ACRES IN THE R-4 ZONING
DISTRICT FOR VICENZA VALLEY
SUBDIVISION NO. 2.
BY: COTTONWOOD
DEVELOPMENT, LLC.
APPLICANT
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2018-0140
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on January 22, 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 VALLEY SUBDIVISION NO.
2, LOCATED IN THE NORTH 1/2 OF THE SOUTHWEST 1/4 OF SECTION
27, TOWNSHIP 4N., RANGE 1W., CITY OF MERIDIAN, ADA COUNTY,
IDAHO, 2018, HANDWRITTEN DATE: 12/12/18, by TRAVIS P. FOSTER,
Meridian City Council Meeting Agenda February 5, 2019 – Page 306 of 736
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VICENZA VALLEY SUBDIVISION NO. 2 – FP H-2018-0140
Page 2 of 3
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 22, 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 307 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
DY' 2019.
Em
By:
Tammy de e rd
Mayor, Ci f Meridian
O�19 a0 1 D A Vc�s i
01 V or w
E IDIAN�-
�OAHO
SEAL/
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
1
By: Dated: 9-5-901
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VICENZA VALLEY SUBDIVISION NO. 2 — FP H-2018-0140
Page 3 of 3
day of
EXHIBIT A
Page 1
HEARING
DATE:
1/22/2019
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 ½ 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 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
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 13.8 acres
Future Land Use Designation Medium Density Residential (MDR) (3-8 units/acre)
Existing Land Use Undeveloped
Proposed Land Use(s) Single-family residences
Current Zoning R-4
Proposed Zoning R-4
Lots (# and type; bldg/common) 56 lots total; 50 building lots/6 common lots
Phasing plan (# of phases)
Density (gross & net) 3.62 gross/4.56 net
Open Space (acres, total [%] /
buffer / qualified)
0.44 acres, 3.2%
Amenities
History (previous approvals) AZ-05-040, DA Inst. No. 106034786; MDA 10-009, DA
Inst. No. 111010393; PP-10-004 (Volterra North)
Meridian City Council Meeting Agenda February 5, 2019 – Page 309 of 736
EXHIBIT A
Page 2
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 310 of 736
EXHIBIT A
Page 3
IV. STAFF ANALYSIS
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 11-2):
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:
(http://sterlingcodifiers.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
8,037 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 11-3B):
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
VI.C.
Meridian City Council Meeting Agenda February 5, 2019 – Page 311 of 736
EXHIBIT A
Page 4
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.
V. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VII of this report.
Meridian City Council Meeting Agenda February 5, 2019 – Page 312 of 736
EXHIBIT A
Page 5
VI. EXHIBITS (ATTACH AS PDF DOCUMENTS TO THE STAFF REPORT.)
A. Approved Volterra North Subdivision (PP-10-004)
Meridian City Council Meeting Agenda February 5, 2019 – Page 313 of 736
EXHIBIT A
Page 6
B. Final Plat (date: 12/12/2018)
Meridian City Council Meeting Agenda February 5, 2019 – Page 314 of 736
EXHIBIT A
Page 7
C. Landscape Plan (date: 11/5/2018)
Meridian City Council Meeting Agenda February 5, 2019 – Page 315 of 736
EXHIBIT A
Page 8
Meridian City Council Meeting Agenda February 5, 2019 – Page 316 of 736
EXHIBIT A
Page 9
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 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 ACHD 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:
1. 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
Meridian City Council Meeting Agenda February 5, 2019 – Page 317 of 736
EXHIBIT A
Page 10
remove from plans.
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 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.
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
Meridian City Council Meeting Agenda February 5, 2019 – Page 318 of 736
EXHIBIT A
Page 11
that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
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.
Meridian City Council Meeting Agenda February 5, 2019 – Page 319 of 736
EXHIBIT A
Page 12
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 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.
Meridian City Council Meeting Agenda February 5, 2019 – Page 320 of 736
From:Matt Munger
To:Stephanie Leonard
Subject:RE: Final plat for Vicenza Estates No. 4 (H-2018-0133)
Date:Thursday, January 17, 2019 9:29:34 AM
Attachments:image001.gif
image002.gif
image003.gif
image004.gif
image005.gif
image006.png
Thank you, 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: Thursday, January 17, 2019 9:22 AM
To: Matt Munger <MMunger@whpacific.com>; Meridian City Clerk
<MeridianCityClerk@meridiancity.org>
Cc: Bill Parsons <bparsons@meridiancity.org>
Subject: FW: Final plat for Vicenza Estates No. 4 (H-2018-0133)
Attached is the staff report for the proposed final plat for Vicenza Valley Subdivision No. 2 H-2018-
0140. This item is scheduled to be on the City Council agenda on January 22, 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
Meridian City Council Meeting Agenda February 5, 2019 – Page 321 of 736
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Meridian City Council Meeting Agenda February 5, 2019 – Page 322 of 736