CC - Staff Report - 3/17 Final Version
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 1
STAFF REPORT
MEETING DATE: March 21, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Movado Subdivision No. 1– FP (H-2017-0004)
I. APPLICATION SUMMARY
The applicant, DevCo, LLC, has applied for final plat (FP) approval of 40 single-family residential
building lots and 6 common lots on 5.31 acres of land in an R-15 zoning district, for Movado
Subdivision No. 1.
Note: S. Movado Way is the primary access for phases #1, #2 and #3. This road is being dedicated
via a warranty deed to ACHD, outside of the platting process. The City has reviewed and approved
the utility extensions under a separate permit (LD-RSUB-2017-0005). The utility extensions,
roadway and the associated landscape buffers must be constructed and the roadway dedicated to
ACHD prior to occupancy of any structures.
II. STAFF RECOMMENDATION
Staff recommends approval of the Movado Subdivision No. 1 final plat subject to the conditions
noted in Sections VI and VII below. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0004 as presented in the staff report for the hearing date of
March 21, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0004, as presented during the hearing on March 21, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0004 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the south side of E. Overland Road between S. Topaz Way and S.
Cloverdale Road, in the NE ¼ of Section 21, Township 3 North, Range 1 East (Parcel
S1121131500 and S1121141800).
B. Owners:
C4 Land, LLC
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 2
4824 W. Fairview Ave.
Boise, ID 83706
C. Applicant/Representative:
Conger Management Group
4824 W. Fairview Ave
Meridian, ID 83706
V. STAFF ANALYSIS
The proposed final plat depicts 40 single-family residential building lots and 6 common lots on 5.31
acres of land in an R-15 zoning district. The gross density of the proposed subdivision is 4.19
dwelling units (d.u.) per acre with a net density of 5.59 d.u. per acre. The applicant proposes a
mixture of attached and detached single-family homes. All of the proposed lots comport with the R-
15 dimensional standards. The open space for this phase of development includes a portion of the
multi-use pathway along the south side of the Eight Mile Creek.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. The number of buildable lots and
common area is the same as shown on the approved preliminary plat; therefore, staff finds the
proposed final plat in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall comply with all applicable conditions of approval associated with this site (H-
2016-0112, LD-RSUB-2017-0012, and the recorded development agreement).
2. The applicant has until March 14, 2019, to obtain City Engineer’s signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
3. The final plat prepared by prepared by Sawtooth Land Surveying, LLC, dated 03/03/2017,
prepared by Carl Porter, shall be revised as follows:
a. Include the instrument # for note #8 referencing the ACHD license agreement instrument
number.
b. Prior to signature on the final plat, the applicant shall provide an exhibit that depicts the
building envelope, setbacks and orientation of the lots and structures taking access to a
common driveway.
c. Revise plat note #1 to include “irrigation”.
5. The submitted landscape plan prepared by T-O Engineers, dated 01/23/2017 shall be revised as
follows:
a. Lot 2, Block 2 is not a common lot. The landscape plan shall be revised to remove the
landscaping from this lot.
b. The proposed pedestrian easement shall be graphically shown across Lot 20, Block 2 and
Lot 1, Block 2.
c. Landscaping is required adjacent to the multi-use pathway along the south side of the Eight
Mile Creek in accord with the standards listed in UDC 11-3B-12C. If the Irrigation District
will not allow landscaping within their easement, provide an additional 5 feet outside of the
easement for landscaping.
6. The existing structures shall be removed prior to City Engineer signature on the final plat. A
demolition permit shall be procured from the Building Division.
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 3
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. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11-3A-7.
9. The final plat shall be recorded prior to applying for a building permit.
10. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
11. The applicant shall construct homes within the proposed development consistent with the
elevations approved with the recorded development agreement.
12. A DES application is required to be submitted prior to issuance of building permits for the single-
family attached homes. With the submittal of the DES application, the applicant shall submit a
master site plan that designates the design, color schemes and modulation for each unit. The
applicant must comply with the design standards in the Architectural Standards Manual.
13. A street lighting plan will be required with the submittal of development plans. Plan
requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at
http://www.meridiancity.org/public_works.aspx?id=272
14. All water mains to be 8 inch except hydrant laterals. Future phases built on to this one will need
a secondary water main connection.
15. S. Movado Way is one of the accesses for phase #1, #2, and #3. The utility extensions, roadways
(including S. Movado Way) and associated landscape buffers shall be constructed prior to
issuance of residential certificates of occupancy.
VII. GENERAL REQUIREMENTS
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
6. 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
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 4
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.
7. 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.
8. 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.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 5
19. 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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
22. 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.
23. 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.
24. 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.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 10/11/16)
C. Proposed Final Plat (dated: 02/01/2017)
D. Proposed Landscape Plan (dated: 10/28/16)
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 6
Exhibit A – Vicinity Map
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 10/11/16)
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 8
Exhibit C – Proposed Final Plat (dated: 02/01/2017)
Movado Subdivision No. 1– FP (H-2017-0004) PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 01/23/2017)