HomeMy WebLinkAboutCC - Narrative April 13, 2026
Meridian Community Development Department
Attn: Sonya Allen
33 E. Broadway Ave.
Meridian, ID 83642
RE: DA Modification for Burnside Ridge Estates Subdivision (H-2023-0055)
Dear Planning Staff, Mayor, and City Council:
We write to request a modification of the Burnside Estates Development Agreement dated
November 6, 2024 and recorded on November 7, 2024 as Instrument No. 2024-063338 (the
"DA").1 This request is narrow and only proposes modifying Section 5.1(e) of the DA to allow for
a segment of a collector roadway to have a 5' wide sidewalk instead of a 10' wide multi-use
pathway as discussed below. No other changes to the DA or to the Burnside Estates project are
proposed.
1. Burnside Ridge Estates Subdivision Background.
On June 11,2024,Meridian approved applications for annexation/zoning and a preliminary
plat for Burnside Ridge Estates, a detached single-family residential community on 123.28 acres
generally located southwest of the intersection of Victory and Linder (the "Project"). South
Farmyard Ave. ("Farmyard")is a collector road that runs north/south though the Project as shown
on Exhibit A.
The preliminary plat submitted with the application included two street sections for
Farmyard:
A. "Street Section A" is the portion of Farmyard through the center of the Project. Street
Section A includes a 10'wide multi-use pathway on both sides of Farmyard.
B. "Street Section B" is the northern portion of Farmyard near the intersection with
Victory Road. Street Section B includes a 10'wide multi-use pathway on the west side
of Farmyard and a 5'wide sidewalk on the east side.
Exhibit A shows Farmyard and the proposed locations of Street Section A and Street Section B on
the approved preliminary plat.
Despite proposing a 5' sidewalk on the east side of Farmyard, the decision approving the
Project requires 10-foot-wide pathways on both sides of Farmyard and Section 5(e) the DA
includes the following term: "A 10-foot-wide detached sidewalk/multiuse pathway shall be
provided within the required street buffers along all collector and arterial streets within and
abutting the site."This DA modification requests revising to the DA in order to permit approval of
1 The DA relates H-2023-0055 and Ordinance#24-2065 signed on November 6,2024.
a final plat and construction drawings consistent with the original Street Section B design to allow
a 5'wide sidewalk on the northern portion of Farmyard(Street Section B).
2. Proposed Development Agreement Amendment.
Applicant proposes the following amendment to Section 5.1(e)of the DA shown in redline
as follows:
A 10-foot-wide detached sidewalk:'multiuse pathway shall be provided within the required street
buffers along all collector and arterial streets within and abutting the site. Except that, along the
east side of the northern segiiient of South Farmyard Avenue, a 5-foot-wide sidewalk shall be
permitted_ The northern segment is that portion of South Farmyard Avenue from West Victory
Road south until South Farmyard Road curves to the west and is no longer adjacent to Ada County
Tax Parcel No. S1226110255.
3. The Proposed DA Modification Benefits the Project and Should be Granted.
Street Section B of Farmyard is an "adjacent collector" under ACHD's policy manual.
Developers are typically only required to construct a half street section of adjacent collectors.2
Instead of only constructing a half street section per AHCD standards, the developer in this case
wanted to provide safe pedestrian facilities on both sides of Street Section B, and also wanted to
create a tree-lined entrance into the community. The 5' wide sidewalk on the east side of South
Farmyard Ave. provides a design alternative to achieve both of these goals, while recognizing
additional right-of-way will be dedicated and developed when the property to the east—owned by
unrelated third parties—develops.
Additionally, accommodating a 10' wide multi-use pathway on the east side of Farmyard
is not feasible as the Burnside Estates project is currently designed and would negatively impact
the community design. In order to increase the overall width of Street Section B, lot depths along
the subject property's western border would need to reduced. These lots were intentionally
designed as large z20,000 SF lots with 144' lot depth to act as a buffer to the existing adjacent
homes. Likewise, lot depths along the west side of Farmyard would also need to be compressed,
putting homes closer the collector roadway.
Because the proposed modification to the DA is consistent with the preliminary plat and
because a 10' wide detached pathway along the east side of the northern portion of Farmyard is
not feasible due to site constraints and right-of-way width,the proposed DA amendment should be
granted. The developer should not be penalized for wanting to provide more than a customary half
street section. The design in this case significantly exceeds minimum standards, including full-
width roadway, enhanced streetscape with tree-lined frontage, and pedestrian facilities. This
2 See ACHD Policy Manual Section 7206.2.2("Required improvements to an adjacent collector street shall consist of
pavement widening to one-half the required width, including vertical curb,gutter, and concrete sidewalk(minimum
7-foot attached or 5-foot detached),plus 12-feet of additional pavement widening beyond the centerline established
for the street to provide an adequate roadway surface,with the pavement crowned at the ultimate centerline.A 3-foot-
wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the
unimproved side.")
segment of Farmyard will have dedicated striped bike lanes on both sides of the Road. The City
will also reserve the ability to require this section of 5' wide sidewalk to be widened into a 10'
wide pathway when the property to the east develops. If the proposed modification is not granted,
only a half street section will be provided.
We appreciate your consideration of this request.
Sincerely,
Adam Capell
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