HomeMy WebLinkAboutZ - Final Plat Approval STAFF REPORT C��
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 06/23/2026 1 11 wIX qo
DATE: L�_1E1I
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
sallen@meridiancity.org @
SUBJECT: Dayspring Subdivision No. 3
FP-2026-0007
PROJECT LOCATION
LOCATION: Generally located 1/4 mile south of W. -
Ustick Rd.,midway between N. Black _
Cat Rd. &N. McDermott Rd., in the
north 1/2 of Section 4,T.3N.,R.1W. '
I
I. PROJECT DESCRIPTION
Final plat consisting of 57 buildable lots and 8 common lots on 17.36 acres of land in the R-4 and R-8
zoning districts for the third phase of Dayspring Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Kyle Prewett,Toll Brothers-3103 W. Sheryl Drive,Meridian ID, 83642
B. Owner:
Alex Dunivan,Magnolia East Dayspring Owner,LLC-8 Summer House Lane,Newport Beach
CA, 92660
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-613-3C.2,the number of buildable lots cannot increase, and
the amount of common area cannot decrease.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat for Dayspring Subdivision(H-2024-0070)and found there to be one(1) additional buildable lot
than shown on the approved preliminary plat,which was moved from preliminary plat Phase#8(now
Page 1
Phase 7)—the overall lot count has not changed. There is a slight increase in common open space
area for this phase from that shown on the approved preliminary plat,which results in an overall
increase of 0.3%for the development. The proposed final plat combines Phases 3 and 6, depicted on
the phasing plan approved with the preliminary plat.
The proposed final plat is consistent with the provisions in the development agreement and the
conditions of approval associated with the preliminary plat with the conditions included below in
Section VI.
The Applicant submitted abandonment reports for the two (2)existing wells on this site.
Because the overall number of buildable lots will not increase and the qualified open space has
increased from what was approved with the preliminary plat, Staff deems the proposed final plat to be
in substantial compliance with the approved preliminary plat as required.
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat(dated: 04/18/25)
PFALLRAM
DAYSPRING SUBDIVISION
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E. Common Driveway Exhibit
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G. Qualified Open Space Exhibits
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Page 15
VI. CITY/AGENCY COMMENTS &CONDITIONS
A. Planning Division
1. Applicant shall meet all terms of the approved annexation and preliminary plat H-2024-0070
(Dayspring Subdivision); Development Agreement Inst. #2026-007562; Toll Brothers,Inc. Sewer
Trunk Line Cooperative Agreement applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of
the City Engineer's signature on the previous phase final plat as set forth in 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 Clinton W. Hansen,Land Solutions Land Surveying and Consulting,
dated: 3/5/2026,included in Section V.B shall be revised as follows:
i. Include the Book and Page numbers for Dayspring Subdivision No. 2.
ii. Legend: Include the recorded instrument number of the ACHD permanent easement.
iii. Include the recorded instrument number of the ACHD drainage easement.
iv. Include the recorded instrument number of the City of Meridian sewer easement.
v. Note#9: Include the recorded instrument number for the development agreement(i.e. #2026-
007562).
vi. Note#11: Include the recorded instrument number of the ACHD temporary license
agreement.
A copy of the revised plat shall be submitted with the final plat mylar signature application.
5. The landscape plan prepared by Jensen Belts Associates,dated 2/27/2026,included in Section
V.C, shall be revised as follows:
i. Depict minimum 5-foot wide landscape strips along each side of all pathways with
landscaping per the standards in UDC 11-313-12C,which require a mix of trees, shrubs, lawn
and/or other vegetative groundcover.
ii. Include the required vs.proposed number of trees in common open space areas in the
Landscape Calculations table that demonstrate compliance with the standards listed in UDC
11-3G-5B.3.
iii. Include the required vs.proposed number of street trees,tree classification,percentage of
lawn, and width of required(i.e. 20')vs.provided street buffer in the Landscape Calculations
table for the street buffer along N. Dayspring Way that demonstrates compliance with the
standards listed in UDC 11-313-7C.3.
iv. Include the required vs.proposed number of trees along pathways,including linear feet of
pathways, in the Landscape Calculations table that demonstrates compliance with the
standards listed in UDC 11-313-12C.
A copy of the revised landscape plan shall be submitted with the final plat mylar signature
application.
6. Future development should comply with the dimensional standards for the R-4 district in UDC
Table 11-2A-5 and the R-8 zoning district in UDC Table 11-2A-6, as applicable.
7. Comply with all ACHD's staff report conditions of approval.
8. Stormwater integration shall comply with the standards listed in UDC 11-3B-11C.
9. Submit a 14-foot wide public use easement for all multi-use pathways that are not located within
ACHD right-of-way prior to signature on the final plat by the City Engineer for this phase.
10. Prior to submittal of the final play mylar signature application,the sewer shall be extended to
Dayspring Subdivision per the Cooperative Development Agreement for construction of the
sewer trunk line.
11. The sides of homes on lots that face N. Dayspring Way(i.e. Lots 8, 10-14, Block 14 and Lots 21-
23,Block 11), a collector street, shall incorporate articulation through changes in two or more of
the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,
porches,balconies,material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street. Single-story
structures are exempt from this requirement.
12. The existing septic systems shall be removed with redevelopment of the property.
13. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
14. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer's signature on a final plat within two years of the date of the approved
findings; or 2)obtain approval of a time extension as set forth in UDC 11- 6 B-7.
15. 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.
Page 17
B. Public Works
Wastewater
• Distance to Sewer
Services
+ Sewer Shed
* Estimated Project See application
Sewer ERU's
• WRRF declining
Balance
* Project Consistent lies
with WW Master
Plan/Facility Plan
+ Impacts/concerns •
• See Public Forks Sate Specific Conditions
Water
* Distance tiD Water Water Available at Site
Services
+ Pressure Zone
+ Estimated Project See application
Water ERU's
* Water Quality Mane
+ Project Consistent Yes
with Water Master
Plan
+ Impacts/Concerns None-
SITE SPECIFIC CONDITIONS:
1. The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement
Fees in the amount of$265.25 per building lot. The aggregate amount of the reinnbursemcnt fees
for the entire preliminary plat area must be paid prior to city signaturfs on the first final plat.
2. The applicant shall be required to pay required to pay the Oaks Lift Station Pump Upgradcs
Reimbursement fees in the amount of $195,43 per building lot. The aggregate amount of the
reimbursement fees for the entire preliminary plat area must be paid prior to city Signatures on the
first final plat,
3. IDAPA 58.01.08 Section 542.07.c rules were updated in 2024 and now state: Requirem€tits for
potable water pipchnes crossing non-potable pipelines, Crossings joust be perpendicular, unless
otherwisc approved by the Department. 58.01_08 Although 90 degrees should be the goad when
reasonable, after discussing it with DEQ khe City is comfortable with an angle of no less than
67.5 degrees. Provide tingle and show condition is suet upon Civil plans submittal.
4. €]o not pat Sewer stains in common driveways. Run Sewer services directly to main for common
driveways with 4 or less lots
GENERAL CONDITIONS-.
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 £outing with the Public Works Department. and execute standard forms
of east:rnents for any mains that are required to provide service. Minimutn cover oVer seiner
mains is three feet, if cover from top of pipe W sub-grade is Icss than three feet than alternate
materials shall be used in confot-ance 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 developmem,
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 EnbiiteeT. an owne> May pom a performance surety
for such impmvemcnts 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 poor to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC I 1-3B-14A,
5, A letter of credit or cash surety in the amowu of 11YYo will be required for all incomplete
fencing. landscapist$_amenities, pressurized irrigation,prior to signature on the final plat.
h. The City of Meridians requi7es that the owner past with the City a perfortthance surety in the
amount of 13 % of the total conhstructiw) cost for all incomplete sewer, water infrastructure prior
to finial plat signature_ This surety will be verified by a line item cast estimate provided by fhe
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The suety 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 Developmmi. Department website_ Please contact Land Development Sere°ice 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 itein final cost invoicing provided by
the owner to the City. The surety can be pasted in the forth of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety. which can be found on the
Community Devclopment Department website. Please contact Land Deveiopni nt Service for
more information at 887-2211.
8, In the event that an applicant and/or owner carinot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the filial plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC I 1-5C-3C.
9. .Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plats 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 Anhcricans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Sections 404 Permitting
that may be required by the,Army Corps of Engineers.
Page 19
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13, All grading of the site shall be performed in con fonnance with MCC I i-l-413.
14. Compaclion test results shall be submitted to the Meridian 13uIIdIng Department for:alI building
pads receiving engineered backfiIl, where footing would sit atop fill material.
15, The engineer shall be tequirvd to certify that the street centerline elevations are set a minimum of
3-fleet above the highest established peak groundwater elevadon. This is to ensure that the bottom
elevation of the crawl spaces oF home s 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 wider the jurisdiction of an irrigation district
or ACHD. '17tc design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This fortification 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 i-suance of a certification of occupancy for arty structures within the project_
18, Street light plan requirements are listed in section 6-7 of the improvement Standards for Street
Lighting (bitp://www-mr-ndiancity.org/public— orks.aspx?id=272). All street lights shall be
installed at developer's expert se. Pinal 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 Supplementai
Specifications to the ISPWC. Contact the City of Meridian Transportavon and 'Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19, The applicant shall provide easenient(s) for al 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 forn►s. The
easern.ent shall be graphically depicted on the plat for reference purposes_ Submit an executed
casernent (on the form available from Public Worms), a legal desc€iption prepared by an Idaho
Licensed Professional Land Surveyor, which roust include the area of the easement (marked
EXHIBIT A) and an Slit" x I I" map with bearings and distances (marked E.X141131T B) for
review. Both exhibits must be sealed, signed and dated by a Pmfessional 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_
24. Applicant shall be responsible for application and compliance with and NPDB pennittittg that
niay be repaired by the Environmental Protection Agency-
2 L Any wells that will not cotttivuc to be used muu be property abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources
(IDWR). The Developer, Owner, or pmject Engineer, shall provide a statement addressing
whether there are any existing wells in the development, and if so, how they will continue to be
used, or provide record of their abandonment. If wells are to be abandoned, the project owner or
their representative must contact tfit* IDWR Groundwater Protection Section (Aaron Skinner.
Hydrogeologist 208-297-4972) BEFORE any work is done to decommission an existing well
(even if it is believed that the well is less than 18 ft deep). Proof of communication with IDWR
must be submitted to the City prior to any work being done to decommission the well, Fail= to
tom Tnurk1catc Nvith 1DWR may resuIi in additional work and expense to decctmUlission the well.
22. Any existing septic systems within this project shall be removed from service pet-City Ordinance
Section 9-1.4 and 9 4 S. Contact the Central District Health Department for abandonment
procedures and inspections.
23, The City of Meridian requires that pressurized irrigation systerns be supplied by a year-round
source of water(UDC 11-313-6.). 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 eater system shall be required, if a single-point connection is utilized,
the developer will be responsible for the payment of assessments fo€ the common areas prior to
developm nt plan approval.
24, All irrigation ditches, cartals, laterals, or draiiis, exclusive of natural waterways, intersecting,
crossing or laying adjaomt and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work, the applicant shall comply with Who Code 42-1207
and any other applicablc Iaw or regulation.
Page 21
Development Application Transmittal
Link to Project Application: DaVsprinq Subdivision No. 3 FP-2026-0007
Hearing Date: June 16, 2026
Assigned Planner: Sonya Allen
To view the City of Meridian Public Records Repository, Click Here
The above "Link to Project Application" will provide you with any further information on
the project.
The City of Meridian is requesting comments and recommendations on the application
referenced above. To review the application and project information please click on the
application link above. The City of Meridian values transparency and makes a variety of
information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing
date specified above. When responding, please reference the file number of the project.
If responding by email, please send comments to comment(a�meridian city.org.
For additional information associated with this application please contact the City of
Meridian Planner identified above at 208-884-5533.
Thank you,
City Clerk's Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.44331Email: cityclerk(a-meridiancity.org
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.