CC - Narrative REVISED Kim ey>>> Horn JR Page 1
April 22, 2024
JACKSON RIDGE
Planning Division ESTATES
City of Meridian
33 E Broadway Ave, Ste. 102
Meridian, ID 83642
RE: Narrative in Support of Applications for Jackson (Burnside) Ridge Estates
On behalf of Linder Holdings (the"Developer"), we are pleased to present applications for Annexation,
Zoning, Development Agreement, and a Preliminary Plat for the Jackson (Burnside) Ridge Estates
Subdivision. Jackson Ridge Estates will be a single-family residential community consisting of 263
homes(the"Project").This project will help meet the City's need for housing with a first-class residential
community that offers significant open space and enhanced amenities.
Property Overview
The project includes the following addresses: 2365 W Victory Rd, 3605, 3801, and 4005 S Linder Rd
and the following parcel numbers: S1226120750, R0831430010, R0831430022, R0831430030,
S1226142251, R0831430025, and S1226110575 (the "Property"). The project totals approximately
121 acres spanning 7 parcels and is generally located southwest of the Victory and Linder Road
intersection. The project has been designed to reflect the Jackson's family heritage who was and
partially still is the longtime owner and current farmer of the property. This family legacy is a central
theme of the project through the retention of architectural elements from the Jackson Family Farm. The
project also includes Colleen Kelly the property owner at 3801 S Linder Rd. As will be detailed later,
she's agreeable to her property being part of the project and amenable to it being platted for eventual
development but would like to remain on her property with similar existing conditions on site until she's
found an ideal new place. In consideration of this request, waivers are included below.
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Entry Monument
The Property is currently zoned Rural Urban Transition (RUT) in unincorporated Ada County. Stetson
Estates, a large lot (5-10-acre parcels) county subdivision borders the Property to the west. Edgehill
Subdivision, a City of Meridian subdivision (0.18-acre parcels) is constructed to the northeast. To the
east, lies Brundage Estates, a City of Meridian Subdivision previously annexed and preliminary platted
with a recent time extension granted in September of 2022. Also, to the southeast across Linder Rd,
1100 W. Idaho Street, Suite 210, Boise, ID 83702
4895-0715-7118,v. 1.3
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|iaa Windrow Subdivision, a City of Meridian Subdivision (0.14 acre paroe|n) naoanUy approved for
annexation, rezone, preliminary plat and Development Agreement modification.
PROJECT BOUNDARY
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Area Subdivision and Development Map
Before discussing the proposed layout of the prujeot, it in
important to note some constraints that have been addressed
with our design. For example, the parcels directly adjacent to
this Property at the southwest corner of Victory and Linder
Road have not been developed for a key reason: a fuel
pipeline bisects these properties with a 75' wida eaeement,
making project design and improvements associated with
those parcels' redevelopment onot prohibitive. The Calkins
Lateral also bisects the Pnoporty, which will present certain
constraints but also creates opportunities, including
Kimley> Horn Page 3
completion of the 10' regional pathway with trees along both sides. Existing on the Property are 5
single-family residences that will eventually be removed as part of the development. The timing of this
removal has been included within the phasing plan for the project.
Project History
The Developer and its team have had considerable interaction with the City regarding this Property,
now coming up on four(4)years. Originally,the Developer held initial pre-application meetings with the
City beginning in November 2019 and follow-up staff meetings in May 2020 and March 2021. The
Developer conducted official Neighborhood Meetings in March and October 2021, including follow-up
meetings with individual neighbors throughout 2021 to 2022. These meetings led to a design in which
the Developer attempted to balance the farm heritage of the past with the current and future needs for
housing when creating this Project. City staff recommended approval of the project. The City's Planning
and Zoning acknowledged these efforts and gave a unanimous recommendation for approval in April
2022. Notwithstanding the Project's compliance with UDC standards and receiving the support of
neighbors who have historically opposed any development of the Property, City Council surprisingly
denied the project and subsequent reconsiderations in June of 2022 based largely on concerns of a
"Priority Growth Map" (not formally adopted or a part of the comprehensive plan)and the availability of
utilities in the area (which the record showed actually exist).
Since June of 2022 our client has taken considerable time to research potential entitlement paths
forward, better understand the City's goals for implementing orderly growth, and modified the project
to confirm alignment with the existing infrastructure available today to the site—both through the City's
own efforts in completing its sewer master plan, and as a result of recent entitlements bordering this
Property. After receiving preliminary staff comments on November 11, 2023, and January 3, 2024, our
client has amended the plans at the direction of City staff, changes are noted below.
Annexation and Zoning Application Future Land Use Map (FLUM)
The Developer requests annexation of
the Property (123.28 acres) with R-2
(11.91 acres), R-4 (89.66 acres), and 0R-y
R-8 (21.82 acres)zoning designations. W
The Property meets the annexation
standards set forth in Idaho state law
and the UDC because it is contiguous W
to Meridian city limits and has the W `
consent of the landowners. The 1 1
requested zoning designations are
harmonious and in accordance with the
Comprehensive Plan and future land ,
use map ("FLUM") (collectively, * AMID
"Comprehensive Plan"), which Schools Parks
designates the Property as partially NEW
• • 1100 W. Idaho Street, 1 Boise, 1
4895-0715-7118,v. 1.3
Kim ey>>> Horn Page 4
Low Density Residential (see green on FLUM) Split Zoning Exhibit� l - -- -�J
and partially Medium Density Residential (see I �I
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yellow on FLUM). Low Density Residential is
generally suitable for single-family homes on 1 -
large and estate lots with gross densities below
RA ZONING 1
3 du/acre—this Project will be 2.6 du/acre
(excluding the Holding Area, defined below)
overall. Medium Density Residential is — \ '/ ✓�Ty� �w —__��
generally suitable for gross densities between
3-8 du/acre. The Comprehensive Plan explains
these areas often transition between existing
rural residential properties like Stetson Estates
to the west and urban properties like Edgehill
a
Subdivision to the east. It also states
"developments need to respect agricultural
heritage and resources, recognize view sheds ^�^
and open spaces, and maintain or improve the
overall atmosphere of the area.The use of open
spaces, parks, trails, and other appropriate
means should enhance the character of the area." Given the combination of LDR and MDR density
designations, we believe an overall 2.6 du/acre density is appropriate today (excluding the Holding
Area). We are confident the Project as designed honors the agricultural heritage while incorporating
extensive open space, trails, and other enhancements to the character of the area. Compliance with
the specific policies of the Comprehensive Plan is included below.
R-2, R-4 and R-8 zoning designations are compatible with existing and planned surrounding uses and
strategically located for best density transitions. All existing subdivisions to the east have been
designated with R-4 and R-8 zoning. The R-2 designation is strategically placed along the west
perimeter of the site as the project transitions to the existing large county lots. R-8 has been carefully
located internal to the site adjacent amenity areas and higher traffic roadways, providing additional
buffer to the adjacent existing property owners.
The R-2 and R-4 designations are also utilized within a "Holding Area"for the southwest corner of the
site (21.05 acres) which requires sewer infrastructure expansion to service. This has been modified
from the initial submittal at the direction of City staff. The"Holding Area" has specifically been excluded
from further divisions in the preliminary plat in order to assure only existing infrastructure available to
the site today will be utilized and additional growth will require future separate permitting. The decision
to include a "Holding Area" in this application came at City staff's direction. Staff did not want the
"Holding Area" to become a county enclave if it were left out of the Project's annexation request.
Annexing the Property, including the "Holding Area," will ensure the City of Meridian decides when
infrastructure should be extended for future development beyond this Project. At the request of City
staff a Conceptual Development Plan has been provided for the "Holding Area".
1100 W. Idaho Street, Suite 210, Boise, ID 83702
4895-0715-7118,v. 1.3
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Area Zoning Map
Services
Jackson (Burnside) Ridge Estates is adequately served with all public services and utilities.A summary
of each service is available below followed up an updated utility map. Additional existing sewer and
water photos are provided within the included Infrastructure Photos exhibit.
• Sewer: The Project will be served by City of Meridian Sewer via the existin 8-inch sewer stub
on Linder Road to the Property. The Developer has confirmed with the City that adequate
capacity exists to serve the Project. Although servicing the southwest corner of the Project will
require an expansion of sewer services, this will not present an issue because that area is
proposed to be annexed with a holding area which will ensure additional permits are required
before infrastructure is expanded beyond today's capabilities. The Project is consistent with
00
4895-0715-7118,v. 1.3
Kimley>Morn Page 6
the Wastewater Master Plan/Facility Plan and lies within the Phase 2 Area of the South
Meridian Utility Concept Plan and Annexation (shown below). Furthermore, the recently
approved Windrow subdivision will be installing an additional piece of sewer infrastructure on
Linder Road by adding an additional stretch of sewer main going south and a lift station just
before Amity Rd.
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• • 1100 W. Idaho Street, 1 Boise, ti 83702
1i 1 i�
4895-0715-7118,v. 1.3
Kimley>Morn
• Domestic Water: Water service is available from the City of Meridian via existing water mains
on both Linder and Victory Road to the property. The Developer has confirmed with the City
that adequate capacity exists to serve the Project. The Project is consistent with the Water
Master Plan.
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• Irrigation: 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.
• Schools: The Project is in the West Ada School District. School children from Jackson
(Burnside) Ridge Estates will attend Mary McPherson Elementary, Victory Middle School, and
Meridian High School, all of which had available capacity at the time of previous submittal.
Confirmation of current capacity will be confirmed through the application review process.
1100 W. Idaho Street, Suite 210, Boise, ID 83702
4895-0715-7118,v. 1.3
Kim ey>>> Horn Page 8
Additional school options in the area also include Christine Donnell Elementary (Arts) and
Spalding Elementary (STEM).
• Fire: The project is approximately 1.4 miles from Fire Station #6 and well within the Meridian
Fire response time goal of 5 minutes.
• Police: The project is approximately 4.3 miles from Meridian Police Department Headquarters
and will have an approximately 3 minute 14 second response time to an emergency within this
reporting district. Preliminary Plat
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Preliminary Plat Application I
Jackson (Burnside) Ridge Estates is a residential
community with 263 single-family residential lots, I
33 common lots and 1 holding area lot. The
dimensions of the project meet all City code
standards set forth in Title 11 of the Meridian
Unified Development Code.
General Project Overview
Buildable Lots 263
Common Lots 33
HOLDING _
Holding Area 1 AREA I
Gross Density 2.6 DU/Acre =
Where possible lots have been oriented to match like-yards with the existing perimeter homes. Impacts
to the adjacent properties will be minimal as the project is intentionally designed to transition lot sizes
to be more compatible with the adjacent existing lots. Jackson (Burnside) Ridge Estates will be built in
four phases (excluding the holding area), which are expected to be final platted by 2025 and built out
by 2030. The lot sizes per zoning designation are available below.
R-2 Lots
Number of Buildable Lots 12
Minimum Lot Size 18,993 sq ft/0.44 acres
Average Lot Size 22,168 sq ft/0.5 acres
R-4 Lots
Number of Buildable Lots 177
Minimum Lot Size 8,003 sq ft/0.18 acres
Average Lot Size 11,023 sq ft/0.25 acres
1100 W. Idaho Street, Suite 210, Boise, ID 83702
4895-0715-7118,v. 1.3
Kim ey>>> Horn Page 9
R-8 Lots
Number of Buildable Lots 74
Minimum Lot Size 5,508 sq ft/0.12 acres
Average Lot Size 7,628 sq ft/0.17 acres
Colleen Kelly Waivers (3801 S Linder Rd)
At the request of the current property owner and longtime resident of 3801 S Linder Rd we are
requesting the following waivers for the project.
• The property owner's preference is to remain on well and septic until their parcel develops
within Phase 4. It is important to note utilities are not accessible to the site until at minimum
Phase 3.
• The property owner's preference is to keep the existing Linder Rd. access until their parcel
develops within Phase 4 due to the circuitous route through the subdivision once Linder access
is removed from the Property. The property owner is amenable to the installation of the Linder
Rd. street improvements with the landscape buffer, and sidewalk during Phase 1.
Inclusion of this parcel within the development will ensure consistent streetscapes on Linder Rd. and
prevent an outparcel within the Project. Approval of the waivers will ensure this homeowner can retain
a similar way of life with similar existing conditions until such time that they secure a more ideal new
home, and their parcel develops with Phase 4.
Block Face Length Waivers
We are requesting the following block face waivers from City Council for the following block faces.
• West block face of Moline Way
o Justification: The west block face of Moline Way includes only 15 single family
detached lots, of which 8 are 0.5-acres or larger. A block face of similar length in an
R-8 zoned area could include up to 30 single family detached lots. The developer has
worked closely with the neighbors (a large lot County subdivision)and those neighbors
have specifically requested that this development not include an ACHD stub street to
the west, and the ACHD Staff Report did not condition the project to provide one. The
project provides a pathway connection within Lot 29 between the Calkins Lateral and
Moline Way.
• North block face of Pivot Drive.
o Justification: Pivot Drive intersects International Way at a 90d angle —955-ft west of
Siphon Avenue, and we believe this is a break in the Pivot Drive block face.
Additionally, Lot 5 will front Pivot Drive and Lot 4 will front International Way.
• North block face of Pivot Drive.
1100 W. Idaho Street, Suite 210, Boise, ID 83702
4895-0715-7118,v. 1.3
Ki m ey>>> H o r n Page 10
o Justification: Pivot Drive intersects International Way at a 90d angle --955-ft west of
Siphon Avenue, and we believe this is a break in the Pivot Drive block face.
Additionally, Lot 5 will front Pivot Drive and Lot 4 will front International Way.
• South block face of Pivot Drive.
o Justification: Block 10, Lot 9 is a common lot connecting to Block 10, Lot 24 and
ultimately to Drawbar Street. A public roadway connection between Pivot Drive and
Drawbar Street is impractical considering the location of the Phase 3 & Phase 4
boundary which coincides with an existing property line. A public street connection
does not benefit the Drawbar Street block face since Drawbar Street is significantly
shorter Pivot Drive.
• South block face of Red Angus Way
o Justification: Block 7 Lot 29 is a common lot with a pathway. There is a considerable
grade change beginning at Red Angus as you move further southwest which makes
including a road stub impractical.
Access and Transportation
Jackson (Burnside) Ridge Estates will be a positive addition to the roadway network by expanding
connectivity within the general area. Linder and Victory Road are designated as minor arterial
roadways. Access will be consolidated with the creation of Farmyard Ave, a collector roadway from
Victory Road. Access will also include Pivot Drive, a local roadway and Holstein Drive, a collector
roadway from Linder Road. Five existing driveways on Linder and four existing driveways on Victory
will be closed, greatly improving the safety of these corridors. Stubs to the east, north, south, and west
are included to provide access for future development, which would allow the future closure of
driveways from the high-capacity roadways. Linder and Victory Road will be widened and improved
with detached sidewalks, street trees and 25' wide landscape buffers. Turn lanes on Linder Road will
be extended and a left turn lane on Victory will be constructed.
Holstein Drive will be constructed as a half-plus 12'street section.All streets will be designed to include
curb,gutter,detached sidewalks,and street trees.Traffic calming will be included throughout the project
by providing chokers,stamped concrete and bulb-outs at four-way intersections on the internal collector
roadways.
A trip generation and distribution analysis was performed by CR Engineering, Inc. as part of the original
TIS submitted and reviewed 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 depicted below.
00 W. Idaho Street, :-
4895-0715-7118,v. 1.3
Ki m ey> Horn Page 11
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Estimated Site Traffic Distribution Patterns
It's important to note several ongoing agency roadway projects in the area. These projects are listed
within either the Capital Improvements Plan (CIP)or Integrated Five Year Work Plan (IFYWP)as noted
below.
2022— Design of Intersection at Overland and Linder Road to be widened (IFYWP).
2023 - Intersection of Ten Mile Road and Victory is currently being reconstructed as a multi-lane
roundabout (IFYWP).
2026— Design of Victory Road widening to 3-lanes from Linder to Meridian Road (IFYWP).
2026-2027 - Linder overpass currently expected to begin construction collaboration between ACHD
(CIP) and ITD.
2036—2040—Victory Road to be widened to 3-lanes from Ten Mile Road to Linder Road. Linder Road
to be widened to 3-lanes from Victory Road to Amity Road and Victory Road to Overland Road.
Intersection of Victory Road and Linder Road to be reconstructed as a single-lane roundabout(CIP).
00 W. I d a h o Street,
4895-0715-7118,v. 1.3
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Central Amenity Area
Open Space and Amenities
Jackson (Burnside) Ridge Estates includes 13.36
acres of open space, which is approximately 11.0%
percent of the Property and exceeds that required by
City Code. Amenities are spread throughout the site
and include shade/picnic areas with tables, benches
and bicycle parking, a community clubhouse,
swimming pool, children's play structures, sports
courts, outdoor fitness stations, public area and
informational kiosks, and open grassy areas for active
recreation. The project is required to provide 6 amenity
points, this has been far exceeded by providing 8
amenity points. A regional pathway will be provided
along both sides of the Calkins Lateral, this will include
a 10' wide pathway with trees. At the request of City
staff Drawbar St was extended across the lateral to
provide an additional block face break.
Architecture and Housing Styles
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 below.
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Concept Elevations
1100 W. Idaho Street, Suite 210, Boise, ID 83702
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Comprehensive Plan Compliance
Jackson (Burnside) Ridge Estates is in accordance with many of the Comprehensive Plan's policies
and objectives focused on providing a variety of housing types, all of which cannot be listed here, but
include:
• Policy 2.01.00 Support a balance and integration of diverse housing and neighborhood types.
• Policy 2.01.01 Encourage diverse housing options suitable for various income levels,
household sizes, and lifestyle preferences.
• Policy 2.01.01 C Maintain a range of residential land use designations that allow diverse lot
sizes, housing types, and densities.
• Policy 2.01.01 G Avoid the concentration of any one housing type or lot size in any geographical
area; provide for diverse housing types throughout the City.
• Policy 2.01.02C Explore ways to encourage diversity of housing tenure and price points.
• Policy 2.01.02D Encourage a variety of housing types that meet the needs, preferences, and
financial capabilities of Meridian's present and future residents.
Jackson Ridge Estates provides varied lot sizes ranging from 5,668 sq ft (0.13 acres) to 22,168 sq ft
(0.5 acres)which contributes a diverse housing product and in turn a range of income levels, household
sizes, and lifestyle preferences to the area.This Project is distinctly different than the 5-1 0-acre County
parcels and 0.18-acre City parcels in the immediate area and brings a needed blend of lot sizes to
bridge this lot-size disparity gap.
As noted above, significant open space and related amenities are provided. In addition,the Project will
continue the regional pathway along the Calkins Lateral, which is being developed to the east through
already-approved projects. The Project is in accordance with numerous policies on this point, all of
which cannot be listed, but include:
• Policy 2.01.02D Plan for safe, attractive, and well-maintained neighborhoods that have ample
open space, and generous amenities that provide varied lifestyle choices.
• Policy 2.02.01 Elevate and enhance the quality and connectivity of residential site and
subdivision planning.
• Policy 2.02.01A With new subdivision plats, require the design and construction of pathways
connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the
incorporation of usable open space with quality amenities.
• Policy 2.02.01 D Require pedestrian access in all new development to link subdivisions together
and promote neighborhood connectivity.
• Policy 3.07.01A Require all new development to create a site design compatible with
surrounding uses through buffering,screening,transitional densities,and other best site design
practices.
• Policy 3.07.02H Integrate the Meridian Pathways Master Plan into the site development review
process to ensure planned paths are built out as adjacent land develops.
• Policy 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to
implement the proposed pathway network along canals, ditches, creeks, laterals and sloughs.
1100 W. Idaho Street, Suite 210, Boise, ID 83702
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Ki m ey>>> H o r n Page 14
• Policy 4.02.02 Provide a variety of park types(neighborhood parks, community parks, regional
parks)with a diversity of uses and activities interspersed throughout the community.
• 4.04.00 Develop a connected, comfortable, and comprehensive network of multi-purpose
pathways.
• 4.04.01 Seamlessly connect local pathways with regionally significant pathways.
• 4.04.01A Ensure that new development and subdivisions connect to the pathway system.
• 4.04.01 B Provide options for passive recreational opportunities not typically supplied by parks
and facilities, such as jogging, walking, and bicycling.
• 4.04.01 C Establish and enhance regional pathway connections to the adjacent communities of
Eagle, Nampa, Boise, Caldwell, and Kuna.
• 4.04.02C Continue partnerships with area irrigation districts to continue to expand pathway
system along existing waterways.
Jackson Ridge Estates substantially elevates the quality of residential subdivision planning, which
several appointed and elected officials readily acknowledged in the previous application review. The
Project provides 13.36 acres of generous open space which exceeds the required 12.59 acres. The
Project also includes a first-class amenity package, including 8,500 linear feet of pathway connections
between open space amenity areas for pedestrians and bicycle access. In addition, all streets will
include detached public sidewalks promoting neighborhood connectivity. Neighborhood connectivity is
promoted through the extension of collector roadways with stubs to all perimeter property lines.
The project will allow Meridian to meet existing and growing demands for housing by locating additional
housing in an area with existing infrastructure and public facilities. This is in accordance with a lengthy
list of polices and objective, some of which are included below:
• Policy 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and
growing demands in a timely, orderly, and logical manner.
• Policy 3.02.01 Develop and implement master plans for all public facilities, services, and safety
to guide the growth of the City.
• Policy 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority
growth areas.
• Policy 3.02.01 B Protect investments in existing public facilities (water, sewer, streets, fire,
police, etc.)by ensuring extension of services by new development is in the best interest of the
City.
• Policy 3.02.01 E Phase-in developments in accordance with their connection to the municipal
sewer and water system and the provision of other necessary infrastructure and services.
• Policy 3.03.02 Prioritize growth and development where it furthers the City's vision and allows
for the efficient provision of services.
• Policy 3.03.03 Annex lands into the corporate boundaries of the City only when the annexation
proposal conforms to the City's vision and the necessary extension of public services and
infrastructure is provided.
• Policy 3.03.03A Ensure development is connected to City of Meridian water and sanitary sewer
systems and the extension to and through said developments are constructed in conformance
1100 W. Idaho Street, Suite 210, Boise, ID 83702
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with the City of Meridian Water and Sewer System Master Plans in effect at the time of
development.
• Policy 3.03.03F Permit new development only where it can be adequately served by critical
public facilities and urban services at the time of final approval, and in accord with any adopted
levels of service for public facilities and services.
• Policy 3.03.03J Encourage the assembly of parcels for master planning,design and entitlement
purposes; discourage piecemeal annexation and development.
• Policy 3.05.00 Ensure that all planning, zoning and land use decisions balance the interests of
the community by protecting private property rights for current citizens and future generations.
• Policy 3.08.01A Require that development projects have planned for the efficient provision of
all public services.
This project has confirmed all public services are available and adequate to accommodate the proposed
development.A detailed summary of each public service and its condition of service is provided above.
The development of several parcels within one cohesive high quality project ensures the goals of the
Comprehensive Plan to have growth and development happen in a consolidated fashion rather than on
a parcel-by-parcel basis.
Priority Growth Map
One item from the June 2022 proceedings deserves some attention as we move into the review of this
updated project. During the June 7, 2022, City Council hearing, elected officials recalled a "Priority
Growth Map" which they believed, based on their memory at the time, displayed designated areas of
high priority growth based around existing sewer systems and sewer trunk lines. The elected body
decided, without the aid of the actual Priority Growth Map, that the Project was outside of the areas
"prioritized" by the City for growth. These areas have not been identified in any document that has
undergone public hearing and formal adoption. In fact, to our knowledge, the Priority Growth Map
remains uncodified in the City's UDC nor has it been adopted into the Comprehensive Plan.
After the June 2022 public hearing, a copy of the Priority Growth Map was provided, which was dated
May 6, 2020. This Priority Growth Map, however, is problematic for evaluating the Project and should
not be a determining basis for at least the following reasons:
1. The Map has never been adopted.
2. The Map did not contain the current or accurate information when the City relied on it in June
2022. By then, the Map was more than two(2)years old with no revisions or updates to reflect
changes to-date.
3. The Map is even more inaccurate today. It does not accurately reflect crucial changes since
June 2022 such as current city limits, the actual location of utilities or emergency service
providers, and growth patterns in the immediate vicinity.
A corrected map would show the parcels along Linder Rd., including a long stretch of the Property, are
currently easily within fire and emergency response times. All parcels within the Project are only 1.4
miles (3-minute drive) to Fire Station #6 to the north. Sewer service is available to the Property. The
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1. The map amendment complies with the applicable provisions of the Comprehensive Plan.
A detailed review of the Project's compliance with the Comprehensive Plan has been provided above.
In reiterate, the annexation of several parcels within one cohesive project ensures the goals of the
Comprehensive Plan to have growth and development happen in a consolidated fashion rather than on
a parcel-by-parcel basis. Connectivity is protected through the roadway extensions, stubs, and area
improvements. It is important to note that, in accordance with the Comprehensive Plan, the Project
has been redesigned to utilize only existing infrastructure available today and leave the
remainder of the parcel requiring expanded infrastructure within a holding area. Future projects
that may be contemplated in the adjacent area or Sewer Trunkshed will require separate reviews,
hearings, and analysis.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement.
The residential district purpose statement states: "The purpose of the residential districts is to provide
for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential
districts are distinguished by the dimensional standards of the corresponding zone and housing types
that can be accommodated."The rezone to R-2, R-4, and R-8 allows the project to effectively transition
between the high-capacity perimeter roadways, medium capacity internal collectors, and existing
county subdivision to the west.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
The map amendment is not materially detrimental to the public health, safety, and welfare as all public
services are adequate to serve the Project.A detailed summary of each public service and its condition
of service is detailed above.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to, school
districts;and
The zoning map amendment shall not result in an adverse impact to the delivery of services by any
political subdivision providing public services including school district. All utility/service providers
including schools have confirmed available capacity to serve the project.
5. The annexation (as applicable) is in the best interest of City.
The annexation is in the best interest of the City as the Project effectively addresses the City's goals in
a consolidated attractive fashion than on a parcel-by-parcel basis.The Project sets a high bar by which
other projects requesting annexation should be held by providing extensive open space, amenities, and
trails all within a common theme honoring the agricultural heritage of the area and the heritage of the
Jackson family.
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Below are the findings for approval for the Preliminary Plat application followed by a reasoned
statement detailing why the Project meets each standard.
A. The plat is in conformance with the comprehensive plan and is consistent with this Unified
Development Code;
A detailed review of the Project's compliance with the Comprehensive Plan is provided above. The
Project is complaint with the Unified Development Code including compliance with the dimensional
standards of the applicable zone, landscape buffering, amenity and open space requirements.
B. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Public services are available and adequate to accommodate the proposed development. A detailed
summary of each public service and its condition of service is provided above.
C. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
The plat is in conformance with the scheduled public improvements in accord with the city's capital
improvement program, this will be further verified through agency comments on the application.
D. There is public financial capability of supporting services for the proposed development;
There is public financial capability of supporting services for the proposed development, this will be
further verified through agency comments on the application.
E. The development will not be detrimental to the public health, safety or general welfare;and
The development is not materially detrimental to the public health, safety, and welfare as all public
services are adequate to serve the project.A detailed summary of each public service and its condition
of service is provided above.
F. The development preserves significant natural, scenic or historic features.
The Project preserves the existing Calkins Lateral which bisects the site. Existing significant agricultural
elements on site will be repurposed and incorporated into the central theme, celebrating the agricultural
heritage of the area and Jackson family.
Conclusion
This redesigned Project complies with the Comprehensive Plan's applicable policies and standards.
The Project likewise meets all the standards set forth in the City's UDC, including having available
sewer services and roads, all of which have adequate capacity for the Project. In total review, there is
no viable basis in the City's UDC or Comprehensive Plan on which to deny this Project, and adding
these homes and amenities to your community, we sincerely believe, would be in the best interest of
the City.
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The development team has a track record of planning and constructing high-quality residential
communities. The Developer has designed Jackson Ridge Estates in compliance with City Code and
the City's Comprehensive Plan to complement the surrounding neighborhoods.Jackson Ridge Estates'
first-class homes integrated with quality amenities and open space offer an excellent housing
opportunity for both current and future residents of the City of Meridian.
We greatly appreciate your time and review of our application submittal. In accordance with the
submittal checklists, we are submitting electronically with all required information. Please contact me
at(208)207-8477 or Nicolette.Womack(cDkimley-horn.com should you have any questions.
Sincerely,
Nicolette Womack, AICP
Planner
1100 W. Idaho Street, Suite 210, Boise, ID 83702
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