HomeMy WebLinkAboutZ - FP Approval STAFF REPORT E IDIAI ---
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 3/17/2026 '�
TO: City Council
FROM: Sonya Allen,Associate Planner I j
208-884-5533 '
sallen(&meridiancity.org
SUBJECT: FP-2025-0013
Burnside Ridge Estates No. 1
PROPERTY LOCATION: '
Generally located 1/3 mile south of W.
Victory Rd. on the west side of S. Linder i____—_____—_
Rd.,in the NE 1/4 of Section 26, T.3N., "`
R.1 W.
L PROJECT DESCRIPTION
Final plat consisting of 52 buildable lots and 15 common/other lots on 26.26 acres of land in the R-4
and R-8 zoning districts for the first phase of Burnside Ridge Subdivision.
II. APPLICANT INFORMATION
A. Applicant
Scott Kampfen,Kimley-Horn— 1100 W. Idaho St., Ste. 210, Boise, ID 83702
B. Owner:
TH Lost River,LLC—2973 N. Eagle Rd., Ste. 110,Meridian,ID 83646
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat(H-
2023-0055)as required by UDC 11-6B-3C.2. The proposed final plat depicts two(2)fewer
building lots and a greater amount of common open space (201,500 s.f. vs. 288,500 s.f.)in the
same area shown on the approved preliminary plat and includes some modifications as outlined
below,including changes to amenities. The configuration of this phase complies with the updated
phasing plan approved by Staff on 10/2/2025, included below in Section V.A.
A modification to the street layout at the northeast corner of the development,within Blocks 1
and 2,is proposed due to the presence of an existing cell tower and associated easement located
on Lot 2,Block 2,which was not identified at the time of the preliminary plat. As a result,the
Page 1
stub street extending to the west—W. Blue Downs Street(labeled as E. Guernsey Street on the
preliminary plat)—has been shifted further south. A stub street to the north is proposed with a
common driveway for access to Lots 2, 3, 5, and 8,Block 1.
The proposed common driveway serves four(4)homes—three(3)homes on the south side of the
driveway and one(1) at the end of the driveway. The proposed driveway will be located 5 feet
south of the northern property line, future development to the north will not be able to use the
driveway, ensuring future use is limited to four(4)homes in accord with UDC 11-6C-3D.1.
Staff discussed the proposed stub street locations with ACHD and they indicated a preference for
the stub street to be oriented to the west rather than to the north,citing greater development
potential for the property to the west. The adjacent property to the north is constrained by the
Northwest gas pipeline easement,which limits development opportunities as access over the
pipeline is limited. Because that property only has access via Linder Rd., an arterial street,UDC
11-3A-3A.3 requires local street access to be provided to that property. For this reason and
because right-of-way(ROW)was proposed to the north boundary with the preliminary plat, Staff
requested a stub street be provided to the north as proposed.
The amenities for this phase proposed with the preliminary plat consisted of a 9,500+/- square
foot clubhouse (6 points), swimming pool& spa(4 points), a commercial outdoor kitchen(2
points),a fire pit(1 point),two(2)paved sports courts(pickleball)(8 points),public art(heritage
garden grain bin&equipment sculpture) (2 points) and a fitness stations/course(2 points)totaling
25 points. These amenities fall within the Quality of Life and Recreation Activity Area Amenities
categories.
The Applicant proposes changes to the amenities consisting of the following: an orchard with
passive seating open space commons(3 points), swimming pool with kids pool(4 points),
clubhouse under 5,000 s.f. (3 points),pool changing rooms&restrooms(6 points),bike repair
station(1 point),half basketball court(4 points),two pickleball courts(8 points), shade pavilion
with BBQ and trash receptacle(aka picnic area) (3 points),multi-use pathways(2 points),and
dog waste station(0.5 point)totaling 34.5 points. These amenities fall within the Quality of Life,
Recreation Activity Area Amenities,Pedestrian or Bicycle Circulation System Amenities and
Multi-modal Amenities categories.
The following amenity standards are associated with some of the proposed amenities per UDC
11-3G-4C,D, E and F:
• Open space commons should be at least twenty thousand(20,000)square feet and
surrounded on all sides by the front yards of lots. Intervening streets may be located
between the open space and lots.Although the proposed open space commons are not
surrounded on all sides by front yards of lots, the orchard and seating area provides a
valued amenity that Staff supports.
• Picnic area includes tables,benches, landscaping,and a structure for shade.
• Swimming pool must be constructed in ground and meet all Building Code requirements.
• Bicycle repair station is a fixed installation with tools and an air pump.
• Sports court with markings,including benches for seating.
The multi-use pathway/sidewalk along the west side of S. Farmyard Way will be located entirely
within an ACHD public use/sidewalk easement.
Page 2
Because the number of building lots decreased and the amount of common open space increased,
Staff finds the proposed final plat in substantial compliance with the approved preliminary plat as
required by UDC 11-6B-3C.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval below in
Section VI.
Page 3
V. EXHIBITS
A. Approved Preliminary Plat(dated: 4/18/2024)&Phasing Plan
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Page 5
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D. Common Driveway Exhibit
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E. Emergency Access Exhibit
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F. Amenity Exhibit
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development [annexation/preliminary plat(H-2023-0055),Development Agreement Inst.
#2024-0633381.
2. The applicant shall obtain the City Engineer's signature on the subject final plat within
two (2)years of the City Council's approval of the preliminary plat(by June 11,2026);
or apply for a time extension,in accord with UDC 11-6B-7 in order for the preliminary
plat to remain valid.
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 Land Solutions Land Surveying and Consulting, stamped on
8/21/25 by Clinton W. Hansen, included in Exhibit B shall be revised as follows:
a. Note#10: Include the recorded instrument number of the development agreement
(i.e. #2024-063338).
b. Note#12: Include the recorded instrument number of the ACHD temporary license
agreement.
c. Note#16: Include the recorded instrument of the ACHD development agreement.
d. Legend: Include the recorded instrument number of the ACHD permanent easement
line.
e. Include the recorded instrument number of the ACHD temporary easement
graphically depicted on Sheets 3 and 4.
f. Include the recorded instrument number of the City of Meridian sewer easement
graphically depicted on Sheets 3 and 4.
g. Include the recorded instrument number of the ingress/egress easement graphically
depicted on Sheet 4.
h. The final construction drawings shall depict a 10-foot-wide detached sidewalk along
the northern portion of the east side of S. Farmyard Way, a collector street,in accord
with preliminary plat condition#2g, unless otherwise approved through a
development agreement modification. If a modification to the DA isn't approved to
reduce the width of the sidewalk to 5 feet, alternative compliance may be requested to
provide an attached 10 foot-wide sidewalk.
i. Extend S. Siphon Ave. as a stub street to the north property boundary for future
extension along with the sidewalks on either side (there appears to be a gap).
j. Break up Lot 9,Block 1 into two(2)lots—one for the street buffer and one for the
common driveway.
k. Depict traffic calming measures on the construction drawings for W. Smokey Lake
Dr. (shown as E. Pivot Dr. on the preliminary plat)in the form of bulb-outs, chokers,
stamped concrete,etc. due to the long block face;work with ACHD to determine an
appropriate means of traffic calming in accord with preliminary plat condition#2e.
Page 23
5. The landscape plan prepared by Jensen Belts Assoc., dated 8/7/25 included in Exhibit C,
shall be revised as follows:
a. Depict a 10-foot-wide detached sidewalk along the east side of the northern portion
of S. Farmyard Way, a collector street, in accord with preliminary plat condition#2g,
unless otherwise approved through a development agreement modification. If a
modification to the DA isn't approved to reduce the width of the sidewalk to 5 feet,
alternative compliance may be requested to provide an attached 10 foot-wide
sidewalk.
b. Where the unimproved street right-of-way is ten(10)feet or greater from the edge of
pavement to edge of sidewalk or property line along Linder Rd.,a ten-foot
compacted shoulder shall be depicted meeting the construction standards of the
transportation authority with landscaping(i.e. lawn or other vegetative ground cover)
in the remaining area,per UDC 11-313-7C.5.Landscaping improvements within the
right-of-way shall require a license agreement between the property owner and the
transportation authority.
c. Depict the future curb location as anticipated by ACHD along W.Victory Rd. and S.
Linder Rd.; depict a minimum 25-foot-wide street buffer,measured from the ultimate
curb location, along both streets.
d. Depict landscaping with a variety of materials,including shrubs and vegetative
groundcover,within the required street buffer along S.Farmyard Ave.,a collector
street, in accord with the standards listed in UDC 11-3B-7C.3; include calculations
that demonstrate compliance in the Landscape Calculations table on Sheet L9.
e. The street buffers along S. Linder Rd.,W.Victory Rd., and S. Farmyard Ave. shall
include enhanced landscaping as set forth in 11-3B-7C.3f with enhanced amenities
with social interaction characteristics and enhanced context with the surroundings in
accord with the standards listed in UDC 11-3G-3B.3. Include call-outs for what
specific enhanced landscaping and amenities are proposed to meet these standards.
f. Depict landscaping with a mix of materials along each side of all pathways, in accord
with the standards listed in UDC 11-3B-12C; include calculations that demonstrate
compliance in the Landscape Calculations table.
g. Extend S. Siphon Ave. as a stub street to the north property boundary for future
extension along with the sidewalks on either side(there appears to be a gap).
h. The picnic area shall include tables,benches, landscaping, and a structure for shade
in accord with UDC 11-3G-4C.5; depict accordingly.
i. Depict a standard bus stop(size small)with a 10' x 10' concrete pad along N. Linder
Rd.just south of W. Smokey Lake Dr. (depicted as E.Pivot Dr. on the preliminary
plat) as requested by Valley Regional Transit(VRT). The purpose of the pad is to
provide an ADA compliance boarding/alighting area. The pad will allow VRT to
schedule a stop there as part of future route planning and place signage and a bench
onsite.
6. The existing home at 3605 S. Linder Rd. (Parcel#S 1226110575) on Lot 2, Block 1 shall
disconnect from the existing well and septic system and connect to City water and sewer
service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. The
well may be used for irrigation purposes.The driveway via S. Linder Rd. shall be removed
and access shall be taken internally from within the subdivision.
Page 24
7. The rear and/or sides of 2-story homes on lots that face collector(S.Farmyard Way—Lot
18, Block 3 and Lot 13, Block 7) and arterial (S. Linder Rd. —Lot 8, Block 1 and Lot 2,
Block 4) streets 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 streets.
Single-story homes are exempt from this requirement.
8. All irrigation ditches, laterals, sloughs or canals, crossing this site shall be piped or
otherwise covered as set forth in UDC 11-3A-6B.3.
9. All existing structures that don't comply with the dimensional standards of the applicable
district shall be removed from the site prior to submittal of the final plat for City Engineer
signature.
10. Future development of Lots 2, 3, 5 and 8, Block 1 shall be consistent with the common
driveway exhibit included in Section V.D and the standards listed in UDC 11-6C-3D.
11. The bicycle repair station shall be a fixed installation with tools and an air pump in accord
with UDC 11-3G-4F.2.
12. The sports courts shall include markings and benches for seating in accord with UDC 11-
3G-4D.5.
13. The swimming pool shall be constructed in-ground and meet all Building Code
requirements per UDC 11-3G-41).1.
14. The developer shall work with ACHD to provide traffic calming measures on W. Smokey
Lake Dr. (depicted as E. Pivot Dr. on the preliminary plat) in the form of bulb-outs,
chokers, stamped concrete, etc. as directed by City Council as a provision of the waiver to
the block face standards in UDC 11-6C-3F for Blocks 2 and 3. Traffic calming measures,
as approved by ACHD, shall be depicted on the construction drawings and/or landscape
plan, as applicable, submitted with the final plat signature application.
15. Future development shall substantially comply with the conceptual building elevations
included in the development agreement.
16. Comply with the Williams Developer's Handbook for any development and/or
improvements within the Williams pipeline easement on Lot 2,Block 1.
17. A public use easement shall be submitted for any multi-use pathways(or portions thereof)
within the site that lie outside of the adjacent right-of-way.
18. A Certificate of Zoning Compliance and Design Review application is required to be
submitted for the clubhouse site and structure to ensure it complies with the design
standards in the Architectural Standards Manual and UDC standards.
19. 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
https://weblink.meridianci, .ora/WebLink/DocView.aspx?id=431506&dbid=0&repo=Meridi
anCi
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C. Department of Environmental Quality
hops://weblink.meridianci, .org/WebLink/DocView.aspx?id=432259&dbid=0&repo=Meridi
anci
D. Idaho Transportation Department(ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=432223&dbid=0&repo=Meridi
anci
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Development Application Transmittal
Link to Project Application: Burnside Ridge Estates No. 1 FP-2025-0013
Hearin Date: March 17, 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(@rneridiancity.org
Built for Business, Designed for Living
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