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HomeMy WebLinkAboutCC - Department Report for 7-28 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 07/28/2026 DATE: - 73, TO: Mayor&City Council FROM: Sonya Allen,Associate Planner PROXCT LOCATION sallen@meridiancity.org APPLICANT: Kyle Prewett, Toll Brothers SUBJECT: Dayspring Subdivision No. 4 FP-2026-0016 tE3 LOCATION: Generally located south of W. Ustick Rd. te� and east of N. McDermott Rd., in the NW 1/4 of Section 4, T.3N., R.IW. I. PROJECT DESCRIPTION Final plat consisting of 29 buildable lots and 8 common lots on 4.64 acres of land in the TN-R zoning district for the fourth phase of Dayspring Subdivision. II. APPLICANT INFORMATION A. Applicant: Kyle Prewett, Toll Brothers—3103 W. Sheryl Drive,Meridian ID, 83642 B. Owner: Dan McCann—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 the same number of buildable lots as shown on the approved preliminary plat. There is an 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.Because the number of buildable lots have not increased and the qualified Page 1 open space has not decreased 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. An amenity exhibit is included below in Section V.D. The proposed final plat is consistent with the phasing plan approved with the preliminary plat,the provisions in the development agreement and the conditions of approval associated with the preliminary plat. 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) PFIL ARY PLAT FOR _ �« r�;,Mm:nan.orRcr+.ak�r��:a.on�nnw+o dd _ I ME MR aim . • Y. . — — — __ z _ r WAL. - wp allm >_ =�+ r —_ B. Final Plat(dated: 6/2/26) w mK a� $p e� a� -a ma wpm. �a =g �� e• ,Q� "ass w _ w.s _off cme d �589m. a� � ��_ • ;c=°z �A � w g =moo O 0 u7 >Y�h°:o = c E k 1 era �� l � � Im o Q w @a.aamy a � m�= ge tt g 2�� wa .w� a � eea =fag o c� H ® mb m 'i® y Z go 546�1gig M j M CD 16.flii Em m m 3 RM HM H ao mi 1 -10 a J o oa a Leo w = g me LU smyd NaOa L'ON HOShIa9n5 0Nlad KVG � } ® ® AOYf WSF .Up19 rmYC IACm�,9r.PU'L9r rPO�(£�005 AGBI AC81 L£*.gam • ® o II I d I II li II, 1 II & �i a VLL &fir Iv4I O�r�I I �SyyIIa '� ®#a s: h 6� O U— O p e L ip i0.seLIS9L ra I {onend}xmY o L..._...J J L..- 3 Ke LL� � � QOYT A04S--.WYf AOYf AOYY' POYC- .AOGc�LI 9` ��� O Z NO�dZx v _,'w£ • ,exas __— og LL 2 O yy _— O m m Zz �O F❑ t ri r3Nuf i r y,-p0 lA>:'6Lw_ m VJ W r �. .a JI Sv I.G9l ,ry 99 f Z�� -- �- Z {3nsnd)A3IIY r,oz�x �,.ow r r VL —xawar W r 0 ❑ �� � I __� n� � _liI� I m 'Z pQON fA ZQ-a O_ AirW.,36AF-� I r 3CVLl..lPELuif r. I S� a $ $ I i s Z Z $$$ al — O� O O❑ + r-arar a9rs .J 8_L- __UTe.-6.rim I n d Q a� I 1= ? r.°sr — m ❑= 3W AJHLYd'N ❑ WUJ �6 gI 3 � 3XX.a« ' s L ly I s�rs� o 1p£ m o0 a pX� J I $ (�r�nel Gear 3acn.Ax aLla L O° ..__i M1gsi n -il_- �.9----- $ j $ .AStldL---a W J g 'a A3Ttt � $� - i '18C66�•� F' _ 8 w w L ® >n .ce'ni ier.Grax si i 19 _ label 6� �N --- ___ 3nN34Y.SkUN_N..._ m ° Y1 \V/ 55 � 9 �.. 3.@t.86.ON ird pnz'. a I X1y'A1 �a�dp a'B� N &Sos9d .m ec w i =em ~W&n ., �[arr3e JO SEY9) ,h¢[oIL N g QYaa iYuna3row r Oil= 8 Page 3 C. Landscape Plan(dated: 5/28/2026) NV-1d DdVOSCINV-1 iVld-1VNI=J 0HV(3I'NVIC3I1ABh 17 'ON N01S1AK38nS !DN1HJSkV G W Z am b Cf) C\1 .0: < z 0 Co Fro EL Z Cill >--M < D CO It Col ojLLLLLLLLL JLLLH Mv.ue-uomgmiq o; A NV-1d DdV0S4N'd1 IV-1d-1dNld N a w ' iiBi� 0HV(31`NVIGIuBh - J ' !Iles, 8a 17 'ON NOISIAI(ions ONIUcASAd❑ a _ } 4 __ __ Atld A8110W1134'1J I I I III Il III IJ I I I I sfl II I, II � fl II . w L J L—J L—J L—J L- -T - I L ----- Oil — BIF A311V e - --t _-- s 0� ==- ..r � k qu ° e IF —` L----- - I © I r— —r =— L _- LU Up — 1 Page 5 NV_lJ�UVOSaNV-1 iV-1.A_lVNIml w 04 ".4 0HV(1l'NVlGlHaV4 V 'ON N0lSlAlC19ns0NlYASVG f ( . Ng 71,M4 tu lu HA IL / \; pe �° ) \ ,} (� i � } . \ . ] ! ARH A �T _;t N, 0 Min A 41 D. Amenty Exhibit EXAMPLES ONLY: �. gg _ W 30LA IL 3 DR DAYSPRING 5UBDIV15ION 4 PHA5E i _ �- Pop Or 3 7 ti �k 5-KF M f'. 1 .:H • ICF111 12-Ro I' I ® o al 4.033 SO FT 4,0.35 50 FT E 3 SO FT 4=90 FT 4AU 90 FT � F 5-KF - III I • • • Page 7 E. Emergency Access Exhibit op s �o 6 J A � O L ! T�6 AVIA Mdswc N — •TN4 G �NIadSJ,VO VVV M I ❑ I ❑ I�❑ ❑ I rl I I� I ?� w I _ 3I18nd N U I IV _ ,fb Cj z= 0 ZX 1O C,� 0 0 Owv_ C 1¢7 0 (,)� E Co a.2 a IIIrN = U rq�7z � zw� 3AV A3ruVd N I ml m ? V v -- 0 aw 0 ❑ — ally AVM WltllNq N Apt f, �i F. Overall Updated Open Space Exhibit: OPEN SPACE C&CULATIONS LEGEND gwwneooven lFA¢ a1'�\ Y 115710E M I3 M InI �wcFwo RxrxxrMs qmm 22M II LOGV_€1NEErR+�I�WAY 129JE�71F7 276,96Q 5Ai IIIUIII [ElaJl:ES]2f 17Hymys a 209) COLLEMMLW04ChFE 8UFFE. 3M ARrF 1 V1.1AME 5MRF WjWFR 7.2d f53 OF 24.iS "F 1 I muLIAEn,I"im a2.10 MR[BAFUm" 1U4 laQxr olm>s�Q �7X •I II/�II 7 U 4 5 I 0 0 � 1 + 1 I I 717 lrJ rr- 201 '6S S7C �4'aNGi{N.E IE CONSULTAI'mys DAYSPRING SUBDIVISION IIB -ot to , OPEN SPACE EXHIBIT June 25,20215-Meridian,Idaho ArEbcus WKUMY mm I MLOW Page 9 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: 6/2/2026,included in Section V.B shall be revised as follows: i. Include the Book and Page numbers for Dayspring Subdivision No. 1 on Sheet 1. ii. Legend: Include the recorded instrument number of the ACHD permanent easement. iii. Include the recorded instrument number of the ACHD temporary easement graphically depicted on Sheet 1. iv. Include the recorded instrument number of the ACHD permanent easement graphically depicted on Sheet 1. v. Include the recorded instrument number of the City of Meridian sewer/water easement graphically depicted on Sheet 1. vi. Correct Plat Note#8: "Lot 3,Block 8; Lot 2-9 29,Block 9. . ." vii. Note#9: Include the recorded instrument number for the development agreement(i.e.#2026- 007562). viii.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 5/28/2026,included in Section V.C, shall be revised as follows: i. Include the required number of(residential lot) street trees in the Landscape Calculations table for the parkway strips along local streets that were counted toward qualified open space that demonstrates compliance with the standards listed in UDC 11-3B-7C.3. ii. Include the tree classifications in the Plant Schedule table that demonstrates compliance with the standards listed in UDC 11-313-7C.3b and 11-313-12C.7. iii. 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 TN-R district in UDC Table 11-2D-6. 7. Comply with all ACHD's staff report conditions of approval. 8. Stormwater integration shall comply with the standards listed in UDC 11-313-11C. 9. Prior to submittal of the final plat mylar signature application,the sewer shall be extended to Dayspring Subdivision per the Cooperative Development Agreement for construction of the sewer trunk line. 10. The rear of homes on lots (i.e. Lots 4-10,Block 8)that face N. Dayspring Way, 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. 11. 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 11-313-14. 12. 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 11-6B-7. 13. 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. Provided landscaping plan does not match up with civil plans. Applicant to provide an updated landscaping plan that matches the civil layout with the RSUB record. Ensure that no trees or deep-rooted bushes are within easements or within 5' for fire hydrants or water meters. GENERAL.CONDITIONS: I. 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. Watcr service to this site is availabkc 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 1-5C-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. Page 11 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 1251/c of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be vcrificd by a lino item cost estimate provided by the owncr 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 987-2211. 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 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 cast invoicing provided by the owner to the City. The surety can he 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 897-2211. S. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health improvcmcnts,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 Disabi Iities 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 situ 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 backfrll,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 I-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. l8, Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (hitp://www.meridiancity.org/publio_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 15PWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5S00 for information on the locations of existing street lighting. 19. The applicant shall provide easements)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 casement 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 casement(marked EXHIBIT A)and an 81/2"x 1 1" map with bearings and distances (marked EXHIETT 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. 2L Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources(1DWR). The Developer,Owner,or project 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. IfweIIi are to be abandoned,the project owner or their representative must contact the TDWR Groundwater Protecti on Section(Aaron Skinner,Hydrogeologist 208-287- 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 1DWR must be submitted to the City prior to any work being done to decommission the well_ Failure to communicate with TDWR 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 pressuriyecl 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 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 flitches, 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-l 207 and any other applicable law or regulation. Page 13