PZ - Applicant's Response to Staff Report Kimley>>> Horn
April 28, 2022
Joseph Dodson
Community Development
City of Meridian
33 E. Broadway Ave.
Meridian, Idaho 83642
Re: Burnside (Jackson) Ridge Estates Comment Response
On behalf of Linder Holdings, we are submitting a response to comments received from the
City of Meridian Staff Report for the April 28, 2022 Planning & Zoning Commission hearing.
We respectfully request outstanding comments should they arise be conditioned where
possible.
Regarding the project report received on April 22, 2022 for the project referenced above,
please see the responses below. Comment numbers correspond to the original report. Any
items not referenced below we are in agreement with at this time.
II. SUMMARY OF REPORT
A. Project Summary
Neighborhood Meeting Date: June 18, 2021
Response: The June 18, 2021 neighborhood meeting was scheduled and canceled
due to COVID-19. Neighborhood meetings were held on March 18, 2021 and October
19, 2021. Several additional individual meetings were also held. We request these
dates be added to the report.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this
property. Prior to approval of the annexation ordinance, a DA shall be entered
into between the City of Meridian, the property owner(s) at the time of
annexation ordinance adoption, and the developer. A final plat will not be
accepted until the DA is executed and the Annexation and Zoning ordinance is
approved by City Council.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning
Division prior to commencement of the DA. The DA shall be signed by the
property owner and returned to the Planning Division within six (6) months of
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the City Council granting the annexation; The DA shall, at minimum,
incorporate the following provisions:
Response: We agree to enter into a development agreement subject to
agreement on the final conditions to be included. We also agree to pay the
associated$303 fee.
b. Future development shall be substantially consistent with the proposed
phasing plan with the modification to include the clubhouse and pool and the
entirely of Lot 1, Block 12 with the first phase of development.
Response: We have met with staff and agree to compromise by including the
pool, clubhouse and Lot 1, Block 12 within the second phase. This is in response
to our concerns with a limited number of homes from Phase 1 paying the high
HOA fees associated with these large amenities once divided amongst few
residents. We request this condition be modified.
d. The required landscape street buffer, detached pedestrian facilities, and road
improvements along W. Victory Road and S. Linder Road shall be constructed
and vegetated with the first phase of development.
Response: We agree to construct and vegetate all road improvements along
Victory and Linder Road within the first phase of development, except for the
Linder improvements adjacent the existing home (3801 S Linder Rd) which are
currently planned for Phase 5. This is based on the existing homeowners desire
to remain until Phase 5. Improvements during Phase 1 would interfere with their
existing horse corral. We request this condition be modified.
e. The existing home at 3801 S. Linder Road shall connect to City services within
60 days of the City Council approving the Annexation ordinance per UDC 9-1-
4 & UDC 9-4-8, unless City Council grants a different timeline of service
connection—the home's existing access to Linder may remain until phase 3
when the property will have access to Linder through internal local streets and
the first leg of E. Holstein, as shown on the approved phasing plan.
Response: We request City Council consider a waiver or modification on the
timeline for service connection of the existing home and removal of access to
Linder. Sewer is not available from Linder Road adjacent the existing home and
would require costly extension of sewer. We request a waiver be considered as
the expense to connect to utilities and construct a new driveway to Phase 3 is
not reasonable as the home and new driveway will be demolished during Phase
5. We request this condition be modified.
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PRELIMINARY PLAT CONDITIONS:
2. The preliminary plat included in Section VII.B, dated February 3, 2022, shall be revised
as follows at least fifteen (15) days prior to the City Council hearing:
a. Revise Blocks 2 & 3 to include R-8 compliant lots and add additional building
lots to comply with the minimum gross density requirements west of S.
Farmyard Avenue (at least 2.5 du/ac).
Response: Discussion with staff elaborated that Comprehensive Plan Map
Amendments are only accepted twice a year with the next submittal deadline
closing on June 15, 2022. This would require a hearing before the Planning &
Zoning Commission (likely August 2022) and a hearing before City Council
(likely October 2022). This timeframe extends our entitlement period
significantly. We would prefer to add units with R-8 zoning to meet the minimum
gross density requirement of 2.5 du/ac. We believe the most logical placement
of these units to be adjacent the open space areas internal to the development.
This will ensure adequate transition to the existing parcels adjacent this project
is maintained. We request this condition be modified.
b. Shift E. Holstein at least 12 feet to the north to allow for the standard
requirement of constructing half of the street section plus 12 additional feet of
pavement for safe vehicular access—the stub location of this collector street
along the west project boundary should also be shifted this distance to mitigate
future connectivity issues with the adjacent county residence to the west.
Response: After discussion with staff regarding our coordination with the
adjacent landowner and potential development to the south, we agreed an
agreement would be an acceptable alternative to relocating Holstein Dr. The
agreement will allow the placement of Holstein in its current position and ensure
the construction of safe vehicular access occurs with our development. We
request this condition be modified.
c. Add an additional stub street to the north boundary near Lot 11 or Lot 12, Block
5 for future connectivity and to break up the block length of E. Pivot Drive.
Response: We agree to this condition with the latitude to determine the exact
location which will work best on the site and with adjacent neighbors.
d. Add an additional cross street from S. Red Angus Way heading northeast to
S. International Way across the Calkins Lateral in alignment with E. Drawbar
Street to create a compliant block length, provide better interconnectivity, and
provide an additional access to the multi-use pathway along the Calkins
Lateral.
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Response: After further discussion with staff, it was clarified we intend to pipe
the Calkins Lateral. This will remove the grade limitations for pedestrians from
Red Angus Way to Drawbar Street, meaning they can utilize the existing micro-
paths which provide the break in block length. We request this condition be
removed.
f. Add the following additional micro-path lots at least 15 feet in width with a 5-
foot wide pathway: 1) south side of E. Pivot in line with the recommended stub
street location to head south between pivot and E. Drawbar and; 2) along the
west boundary from S. Agronomy Avenue to the west property line near the
shared property line of Lots 10 & 11, Block 6.
Response: We agree to add the micro-path as dimensioned above to the south
side of E. Pivot in line with the recommended stub street. We have concerns
with the addition of a micro-path from S. Agronomy Ave. to the west property
line near Lots 10 & 11, Block 6. This was a significant concern to adjacent
neighbors and feel the existing west bound pedestrian connections on Holstein,
Calkins Lateral and Victory Road are sufficient. We request this condition be
modified.
g. Depict the correct width of the Calkins Lateral easement and depict whether
any buildable lots are encumbered by said easement.
Response: After further discussion with staff, it was clarified we intend to pipe
the Calkins Lateral which has been approved by the irrigation company. We'll
confirm the notes and irrigation company comments are in alignment prior to
City Council. We request this condition be modified.
3. The landscape plan included in Section VII.D, dated January 31, 2022, shall be revised
as follows at least fifteen (15) days prior to the City Council hearing:
d. Replace a lot in each of the two southern quadrants (southwest third and
southeast third) with an additional open space lot—Staff recommends Lot 21
or 22, Block 13 in the southeast third and Lot 7 or 8, Block 7 in the southwest
third.
Response: The lot sizes of this development ensure adequate open space is
available within each lot. Micro-paths and detached sidewalks encourage
walking to the central community open space and amenity area, which are a
sufficient size for all residents to enjoy. We request this condition be removed.
f. Remove the micro-path common lots of Lot 7, Block 12 & Lot 10, Block 11 in
lieu of the recommended new cross street noted in VIII.A.2d.
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Response: See response to Condition #2d above. We request the micro-paths
as drawn remain. We request this condition be removed.
16. Applicant shall tile all irrigation facilities within the development area per UDC 11-3A6,
unless waived by City Council. The applicant is seeking a waiver to leave the Calkins
Lateral open as linear open space.
Response: The proposal includes tiling the Calkins Lateral. We request this
condition be modified.
If you have any further questions, please contact me at 208-207-8477 or by email at
Nicolette.Womack@kimley-horn.com.
Sincerely,
Kimley-Horn and Associates, Inc.
Nicolette Womack, AICP
Planner
00208-207-8477