HomeMy WebLinkAboutDayspring No. 3 FP-2026-0007 BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 23, 2026
ORDER APPROVAL DATE: JULY 7, 2026
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 57 BUILDING ) CASE NO. FP-2026-0007
LOTS AND 8 COMMON LOTS ON )
17.36 ACRES OF LAND IN THE R-4 ) ORDER OF CONDITIONAL
AND R-8 ZONING DISTRICTS FOR ) APPROVAL OF FINAL PLAT
DAYSPRING SUBDIVISION NO. 3 )
BY: TOLL BROTHERS )
APPLICANT )
This matter coming before the City Council on June 23, 2026 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 DAYSPRING SUBDIVISION NO. 3,
LOCATED IN A PORTION OF THE NW 1/4 AND THE NE '/4 OF SECTION 4,
TOWNSHIP 3 NORTH, RANGE I WEST, B.M., CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2026, HANDWRITTEN DATE: 3/5/2026, by CLINTON W.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR DAYSPRING SUBDIVISION NO. 3 FP-2026-0007
Page 1 of 3
HANSEN, PLS, SHEET I 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 June 26, 2026, a true and correct copy of which is
attached hereto marked"Exhibit A" 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
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR DAYSPRING SUBDIVISION NO. 3 FP-2026-0007
Page 2 of 3
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) 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 day of
2026.
By:
Robert E. Simison
Mayor, City of Meridian
Attest:
Chris Johnson
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR DAYSPRING SUBDIVISION NO. 3 FP-2026-0007
Page 3 of 3
EXHIBIT A
STAFF REPORTC�WEIIDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT I D A H O
HEARING 06/23/2026
DATE: LJLw wrno xo
TO: Mayor& City Council _ Will
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. ' v
Ustick Rd.,midway between N. Black
Cat Rd. &N. McDermott Rd., in the
north 1/2 of Section 4, T.3N.,R.1W. ®®®
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 11-6B-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)
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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
ServI ces
• Sewer Shed
• Estimated Project See application
Sewer ERU's
• WRRF Declining
Balance
• Project Consistent Yes
with WW Master
Plan/Facility Plan
+ Impacts/concerns •
• See Puhlic Works Site Specific Conditions
Water
• Distance to Water Water Available at Site
Services
• Pressure Zone
• Estimated Project See application
Water ERU's
• Water Quality None
• 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 Reimbttrsernent
Fees in the amount of$265.25 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.
2. The applicant shall be required to pay required to pay the Oaks Lift Station Pump Upgrades
Reimbursement fees in the amount of $185.43 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 plan
3. IDAPA 58.01.08 Section 542.07.c rules were updated in 2024 and now state: Requirements for
potable water pipelines. crossing non-potable pipelines, Crossings must be perpendicular, unless
otherwise approved by the Doparunent, 58,01,08, Although 90 degrees should be the goal when
reasonable, after discussing it with DFQ the City is comfortable with an angle of no less than
67.5 degrees_ Provide angle and show condition is met upon Civil plans submittal.
4. Do not put Sewer mains in common driveways, Run Sewer smices 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 routing with the Public Works Department, and execute standard fauns
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 rclawd it) public life, safety and health shall be completed prior to Occupancy
of the structures. Wherc approve by the Cite Fngineer,an owner may post a perforniancc 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 oFcomple tic n as set forth in UDC 11-3t3-14A.
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 cif 125°l0 of the total construction cost for ail 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 Asrrccrnent
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 Semice for
moire in form a1ian at 887-2211.
7. The City of Uv ridian requires that the owner post to the City a warranty surety in the ainouni of
20%of the total construction cast 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 niust file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more i ii fo rin at i o n at 587-2211,
S. 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-SC-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.
K 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 Array 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 canformancc with MCC 11-1-4I3-
14. Compaction test results shall be submitted to the Mendian Building Department fur all building
pads rece1ving cngi.ncered backfi11, whcre 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 elevadon. This is to ensure that the bottom
elevation of the crawl spaces of hotncs 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 ACAD, The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be-inquired before a certificate
of occupancy is issued for any structures within the praicct.
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 6-7 of the Improvement Standards for Street
Lighting (http:l/www.mendiancl-(y.orgfpublic_wurks_aspx?id=272)- All street lights shall be
installed at developer's expanse. Final design shall be submitted as part of the development plan
sot for approval, which nyust 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 strcot lighting.
19, The applicant shall provide easement(s) for all public water/sewer mains outside of public night of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, cr 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 eridian'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 1 I" map with bearings and distanccs (marled EXHIBIT- B) for
review. Both exhibits must be scaled, sighed and dated by a Professional Land Surveyor. DO
NOT RECORD, Add a dote to the plat referencing this document_ All casements 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 NPDB permitting that
may be required by the Envtronmen(a] Protection Agcncy-
21. Any wells that will not continue to be used must be properly abandoncd according to Idaho Well
Construction Standards Ruies administered by the Idaho Department of Water Resources
(IDWR). The Developer, Owner, or project Engineer, shall provide a statement addressing
whether there are any existing wells in the development, and if so, haw they will continue to be
used, or provide record of their abandonment. If wells are to be abandon cd, the project owner or
their representative must contact the IDWR Groundwater Protection Section (Aaron Skinner.
Hydrogeologist 209-287-4972) BEFORE any work is done to decommission an existing well
(even if it is believed that the well is less than 18 fi deep). Proof of communication with ID R
must be submitted to the City prior to any work being done to decommission the well. Failure to
communicate with iDWR may result in additional work and expense to decommission the well.
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(UDC 11-3B-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 th,c culinary %%-atcr system shall be required, 1f 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 watetmays, 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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