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September 16, 2021
Sonya Allen, Planning Division Manager
City of Meridian
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642
Jackson (Burnside) Ridge Estates Subdivision — Residential Subdivision
Project Narrative
Dear Sonya and Meridian City Staff,
We have appreciated meeting with you over the past year leading up to the submittal
of this application. You, Bill, Caleb, Kim, Kyle, Tyson and other Staff have been very
helpful as we've worked through entitlement and preliminary engineering questions in
preparatory to this submittal. The plans and application for the Jackson (Burnside)
Ridge Estates Subdivision are attached for your review, processing and conveyance
to agencies. The Jackson (Burnside) Ridge Estates Subdivision is approximately one
hundred -seventeen (117) acres. It is located in the southwest corner approximately
one thousand five hundred (1,500) feet west of the intersection of Victory Road and
Linder Road. After receiving input from planning staff, meeting on a couple of
occasions with local neighbors and considering the City's Comprehensive Plan, as
well as Zoning Code, our planning and development team has thoughtfully designed
the Jackson (Burnside) Ridge Estates Subdivision to include 264 buildable lots and
24 common lots. The development provides 10% of its total area to open space with
a generous central amenity area. The development will also increase street
connectivity by providing stub streets to future developments.
We ask for your approval on the items stated below:
- Annexation and Rezone of the project site from RUT to R-2 & R-4
- Preliminary Plat of the Project Site
Please find the attached project narrative, legal descriptions, open space exhibit,
annexation and rezone application, preliminary plat application, and landscape
plans. Thank you for your time and consideration. We believe the Jackson
(Burnside) Ridge Estates Subdivision will be a great addition to the City of Meridian
and will complement existing neighborhoods in the area. Please feel free to contact
me if you have any questions or require additional information.
Sincerely,
Jay Walker, Principal
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION 0
PROJECT OVERVIEW
The proposed Jackson (Burnside) Ridge Estates Subdivision is located on
approximately one hundred -seventeen (117) acres, approximately one thousand five
hundred (1,500) feet west and south of the intersection of Victory Road and Linder
Road ("Project Site") as shown on Figure 1 below. The Project Site currently lies in
unincorporated Ada County and is within Meridian's area of city impact. Primary
access to the Project Site is provided directly from Victory Road. There are also
secondary access points on the east boundary of the site along Linder Road.
Additional access points are to be provided along the west and south boundaries for
future connectivity to future developments. ROW dedication and landscape
buffering (25' along Victory and Linder Roads) is provided. Per meetings with ACHD
and through the traffic analysis completed, the project provides an east/west
collector and north/south collector for area connectivity (both collectors will have 20'
landscape buffers per UDC 11-313-7C).
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JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION 9
The Project Site is currently zoned as Rural -Urban Transition (RUT). This application
proposes the annexation of the Project Site and a rezone to Low -Density Residential
(R-2) and Medium Low -Density (R-4). The proposed split zoning compliments the
Future Land Use Map designation of low destiny and medium density residential for
the Project Site, as shown in Appendix A. The Low -Density Residential (R-2) zoning
is applicable to Block 1; Lots 21 — 29 and Block 6; Lots 7 — 16, approximately 12
acres. The Medium -Density Residential (R-4) zoning is applicable to the remainder
of the site, approximately 105 acres.
The Jackson (Burnside) Ridge Estates Subdivision will consist of 264 single-family
detached dwelling units, generous open space areas, and an appealing amenity
package. The gross density of the project is 2.26 dwelling units per acre with 10% or
approximately 11.89 acres of qualified open space.
PROJECT AMENITIES ANL, OPEN SPACE
The Jackson (Burnside) Ridge Estates Subdivision is planned to incorporate an
appealing amenity package that will provide guest connectivity and recreation within
the community. The development will provide approximately 11.89 acres of qualified
open space, which is approximately 10% of its project area. Appendix B details the
open space provided by the project. The amenities selected are proven homebuyer
demands. The amenity package is also in compliance with and exceeding the
Uniform Development Code's common open space requirements and will include the
following:
1. Shade/Picnic Areas with picnic tables, bench, and bike parking
2. Community Clubhouse
3. A selection of Recreation Amenities including:
a. Swimming Pool
b. Children's Play Structure
c. Sports Courts
4. A selection of Outdoor Fitness Stations
5. A selection of Public Art displays and Informational Kiosks
6. Open grassy areas for active recreation purposes
7. Pedestrian and Bicycle Circulation Amenities providing connectivity
throughout the development in conjunction with the Meridian Regional
Pathways Master Plan.
The amenities discussed here are to be provided according to development phasing.
Appendix C further details the developments amenities.
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION 9
ARCHITECTURAL ELEMENTS AND SINGLE-FAMILY
HOUSING
The architecture style of the project will largely be a mix of contemporary forms and
modern farmhouse styles. An elegant and plentiful blend of materials ranging from
stone to stucco and board -and -batten siding materials is planned with stylish natural
colors. Home sizes are planned to be 2,200 square feet or larger, similar to the
homes in the surrounding developments. Maximum building height will be 35 feet.
Representative architecture elevations are shown in Figure 2 and Appendix D.
Figure 2. Jackson (Burnside) Ridge Estates Subdivision Representative Architecture
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION U
TRAFFIC AND ROADWAY DESIGN
A trip generation and distribution analysis was performed by CR Engineering, Inc. as
a part of the TIS submitted and review by ACHD to achieve appropriate planning of
the subdivision and street network. According to the traffic analysis, this Project will
generate approximately 2,513 trips per weekday at full build out. Roughly 25% of
these trips will travel to Ten Mile Road on Victory Road, 10% will travel to Meridian
Road on Victory Road, 45% of these trips will travel to Overland Road on Linder
Road, 15% will travel to Amity Road on Linder Road, and the remaining 5% will
travel to Meridian Road on Harris Street as shown in Figure 3.
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JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION
UTILITIES
In discussions with City Staff, the project will meet all code requirements utilizing
best engineering and design practices. Water and sewer service for the project is
provided by the existing City of Meridian water and sewer facilities in Victory Road
and Linder Road. Gravity irrigation is provided by Boise Project Irrigation District via
the Calkins Lateral. A pump station and adequate storage for peak demand will be
constructed onsite for pressure irrigation service with the review and appropriate
permitting/license agreement process. Excess irrigation water will be routed
downstream to the existing, historic outfall location.
STORMWATER MANAGEMENT
A geotechnical evaluation was performed by Materials Testing & Inspection to
identify the infiltration rates for existing soils across the site. According to the
geotechnical evaluation, well -draining soils, with infiltration rates of 8 in/hr, are
present on site. Additionally, groundwater observation has been conducted by
Materials Testing & Inspection to evaluate the presence of groundwater across the
project site. Groundwater was not encountered in any monitoring well throughout the
observation period from October 2019 to December 2020. Due to the absence of
groundwater and the existence of well -draining soils, subsurface storage facilities
appear to be feasible for stormwater management within the development.
CONCLUSION
As shown, the Jackson (Burnside) Ridge Estates Subdivision will produce an
additional attractive & well -designed community to the area. The development will
provide a blend of appealing single-family homes and open space areas. The
proposed R-2 and R-4 zoning classification aligns with the Comprehensive Plan's
Future Land Use Map designations. Compelling open space and amenities will work
together to create an active and interconnected recreational community. Our design
team has carefully considered the input of existing neighbors and service providers.
With these positive characteristics, approval of the Jackson (Burnside) Ridge
Estates Subdivision is in the best interests of the City and the developer and design
team respectfully request your approval of the Annexation and Rezone and
Preliminary Plat applications for the Jackson (Burnside) Ridge Estates Subdivision.
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION N
APPENDIX A - FUTURE LAND USE
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Future Land Uses
Citywide
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Adjacent Land Use
Adjacent Zoning
North
Low -Density Residential
RUT
South
Medium -Density Residential
RUT
East
Low -Density Residential
RUT
West
Low -Density Residential
RUT
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION 9
APPENDIX 6 - OPEN SPACE ANALYSIS
COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS
GROSS SITE AREA: 116.75 AC (5,086,937 SF)
OPEN SPACE REQUIRED (10% GROSS LAND AREA): 508,694 SF (5,086,937 SF "10% (116.78 AC))
OPEN SPACE PROVIDED (SEE CALCULATION BELOW): 517,736 SF
JALIFIED OPEN SPACE CALCULATIONS
1. ACTIVE OR PASSIVE IN INTENDED USE: 274,500 SF
2. FULL LANDSCAPE BUFFER ON COLLECTOR STREETS: 92,390 SF
3. 50% OF LANDSCAPE BUFFER ON ARTERIAL STREETS: 26,919 SF
4. CALKINS LATERAL MULTI -USE PATHWAY OPEN SPACE: 123,927 SF
TOTAL OPEN SPACE PROVIDED: 517,736 SF
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JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION u
TOTAL ACRES 116.78 A C.
TOTAL OPEN SPACE AREA 12.52 AC.
QUALIFIED OPEN SPACE 11.89 AC.
QUALIFIED OPEN SPACE PERCENTAGE 10.18%
TOTAL LOTS 288
SINGLE FAMILY LOTS 264
COMMON LOTS 24
ZONING
EXISTING: RUT
PROPOSED: R-2 & R-4
MINIMUM LOT SIZE (SF)
SINGLE FAMILY 8,750 SF
AVERAGE LOT SIZE (SF)
SINGLE FAMILY 10,125 SF
DENSITY (DU/AC)
GROSS DENSITY 2.26 DU/AC
NET DENSITY 2.30 DU/AC
*NOTE DATA SUBJECT TO CHANGE UPON COMPLETION OF SURVEY
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION u
APPENDIX C - AMENITIES
Figure 4: Shade Structure
Ramada —
• Manufacturer & Model: TBD
Figure 5: Grass Amenity Area
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION N
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APPENDIX D -ARCHITECTURE
JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION
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JACKSON (BURNSIDE) RIDGE ESTATES SUBDIVISION