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Home My WebLink AboutPZ - Narrative SXYR,AWCHN 11CH 23 0 RHO 0 D 'j l l 1'1 i Narrative The applications for the Skyranch Neighborhood, located north of Lake Hazel Road and east of Meridian Road, are attached for your review and favorable consideration. We respectfully request approval of our Annexation and Zoning, Development Agreement and Modification, and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre-Application Meetings, Neighborhood Meetings, the Comprehensive Plan, and Zoning Code as the policy basis for the design of the Skyranch Neighborhood. We have thoughtfully designed 284 single-family residential dwellings on 43 acres that will be added to the surrounding neighborhood. Located north of Lake Hazel Road and west of Meridian Road, Skyranch Neighborhood will add to the mix of Meridian's available housing opportunities. Homeowners will access on-site amenities such as a pool facility, two pickleball courts, a playground, two dog parks, pathways, and attractive landscaping. Off-site amenities include access to the Meridian Road/HWY 69 Corridor with its proposed retail and commercial businesses. This project will provide homes that people can afford on a property that will utilize existing utilities and roads that have been planned for development in this area. SUMMARY OF APPLICATIONS ZONING INFORMATION • Annexation/Zoning • Current Zone—R-4 (existing DA) & RUT • Preliminary Plat • Comp. Plan Designation—MU-RG & MHDR • Development Agreement/Modification • Proposed Zone—R-15 Table of Contents Exhibit A- Vicinity Map/Comprehensive Map 2 Exhibit B - Site Plan 3 Exhibit C- Community Amenities 4 Exhibit D- Pedestrian Connectivity 7 Exhibit E - Open Space 8 Exhibit F- Home Design/Apartment Design 10 Exhibit G - Preliminary Plat/Comprehensive Plan 11 Exhibit H - Transportation 13 Exhibit I - Schools/ Fire Response/ Utilities and Infrastructure 14 Exhibit J - Parking 15 Exhibit K- Required Findings/Comprehensive Plan Findings 16 Skyranch Neighborhood—Narrative 6/5/2024 Page 1 SXYR,AWCHN 11CH 23 0 RHO 0 2) Exhibit A — Vicinity Map/ Comprehensive Plan Map Skyranch Neighborhood is a residential community located in the City of Meridians Comprehensive Plan. The two western parcels were annexed and zoned by the city in 2018 as part of the South Meridian Annexation, which crucial for the construction of Discovery Park. For this reason, we are requesting a modification of the existing Development Agreement. This property is designated Medium-High Density Residential (MHDR) and Mixed-Use Regional (MU-RG) on the future land use map. The Skyranch Neighborhood will provide a mix of single-family home sizes that fit the R-15 Zoning designation. This project is approximately a mile from the City's regional park, Discovery Park. This will achieve a perfect mix of densities for the area and create additional residential housing near the commercial and retail developments proposed near the Meridian Road/Highway 69 corridor. Residents of Skyranch will enjoy a walkable/bikeable community near shopping, healthcare services, employment opportunities, and regional transportation arteries. Our pre-application meetings determined that the Skyranch Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve the project. Mixed Use Regional Med - High Density Residential E Lae Hazel R-O—Ff Lake -- Rd San3r`. F Skyranch Neighborhood—Narrative 6/5/2024 Page 2 SXYR,AWCHN 11CH 23 0 RHO 0 2) Exhibit B - Site Plan Skyranch Neighborhood will consist of 284 single-family residential homes. Skyranch will provide much- needed housing options for future residents looking to live in the Southeast Meridian Area in a highly amenitized neighborhood. Additional rooftops in this quickly developing area of Meridian will help support the commercial and retail uses along the Meridian Road/HWY 69 Corridor. Pathways and sidewalks within the development will encourage walkability through the community and along regional pathways that connect to the neighborhood on the south side. The project has a pool facility, two pickleball courts, a playground, two dog parks, pathways, generously landscaped boulevards and endcaps, and other amenities distributed throughout the development. These will welcome residents' homes and create a sense of place and a feeling of community. This existing home at 6255 Tarrega Lane on 2.5 acres will remain but be part of the preliminary plat. The current owner plans to stay in the home but wants to have the opportunity to develop at some point in the future. sw 7. i Skyranch Neighborhood—Narrative 6/5/2024 Page 3 SXYR,AWCHN 11CH 23 0 RHO 0 2) Exhibit C — Community Amenities PROJECT AMENITIES As developers, we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. As typical of our developments, the amenity package exceeds the requirement of the Meridian City Development Code, which requires that the application have one amenity point per every 5 acres of development acre. We are providing 30 points worth of amenities when only 9 would be required, which is 333%greater than code. Proposed Amenities (30 points/code required 9) A. Park (Block 7, Lot 1) -The one-and-a-half-acre park will contain the following recreation facilities: - Community Pool and Changing Rooms - Fenced Play Structure - Swing Set ' _- - Seating Benches I - Climbing Dome - Attractive Landscaping o� 1 o= MCI-. r'• �c t-C3 �. �Y ram.'•. ,� b ns 'IQ Skyranch Neighborhood—Narrative 6/5/2024 Page 4 SXYR,AWCHN 11CH 23 0 RHO 0 2) B. Pickleball Courts (Block 1, Lot 1) -the entrance to Skyranch will feature: -Two pickleball courts } ' - Attractive landscaping r s�r s - r:, r C. Dog Parks (Block 4, Lot 1 & Block 10, Lot 1) - rV both parks will be over one-third of an acre and + feature: - Fenced Area --�- - Waste Station - Sitting benches - Attractive landscaping Low& r.. )cK 6 zz �� NOW— Skyranch Neighborhood—Narrative 6/5/2024 Page 5 SXYR,AWCHN 11CH 23 0 RHO 0 2) D. Pathways—The Skyranch Neighborhood will include the following pedestrian pathways: 10 ' Regional Pathways will be constructed along Lake Hazel (1,200 ft), S. Meridian Road (500 ft), and Future Collector (600 ft) for approximately 2,300 L.F. total. M a i fir....y w4 Skyranch Neighborhood—Narrative 6/5/2024 Page 6 SXYR,AWCHN 11CH 23 0 RHO 0 2) Exhibit D — Pedestrian Connectivity The Summerlin Neighborhood will include pedestrian pathways and internal sidewalks, forming a very connected and pedestrian-friendly environment for the homeowners and the public. Along S. Meridian Rd, the project's western border, one-tenth of a mile will be constructed, connecting to the Meridian Pathway system. At the project's southern border, along Lake Hazel Rd, nearly a quarter mile will be constructed, connecting to the Meridian Pathway system. A quarter mile will be constructed along the eastern border when the new collector will be constructed. J - J�1 ,__Iil -�-� - - - — ----11 Regional Pathway I n Pedestrian Connectivity I Ui Skyranch Neighborhood—Narrative 6/5/2024 Page 7 SXYR,AWCHN 11CH 23 0 RHO 0 2) Exhibit E — Open Space Open Space—The Skyranch Neighborhood will provide over 7 acres of landscaped common area, including two pickleball courts, two dog parks, a playground, a pool facility, landscaped interior pathways, landscaped end caps on each block, and landscaped arterial and collector street frontages. The total area of the landscaped common area equals 7.49 AC. (17.1%) of qualifying open space, which exceeds the City Code requirement of 15%, which is a full acre of additional open space than required. - � I - I I I vl l � ITITIIF_� +) N I - -W �� SKYRANCH SNRDIVISION OPEN SPACE EXHIBIT TOTAL AREA=±43.82 AC LI I I I rl I I I I IT7 cjuANEYfNG OPEN SPACE=±]49 AC(1]_1%) -- ----- —�-�- --- OVNJUING OPEN SPACE Cps �7W NIXJ-Ol1ALIFYING OPEN SPPCE ...... Z = Skyranch Neighborhood—Narrative 6/5/2024 Page 8 SXYR,AWCHN 11CH 23 0 RHO 0 2) Open Space Calculations Project: Skyranch Sqft Open Code L Space Dimensions Description Section Park(Two Pickleball Courts) 1 1 43173 /Arterial Frontage A,E 1 20 2000 Pathway B 2 1 9313 Collector Frontage E 2 24 1940 End Cap E 3 1 4131 Pathway Strip E 3 4 7200 Park A 3 8 3964 Pathway Strip E 4 1 13463 Park(Dog Park) A 5 17 12825 Park A 5 22 17442 Park A 5 53 2202 Endcap E 5 70 2136 Endcap E 6 1 98020 Park/Waterway A 6 14 2164 Endcap E 6 37 10181 Arterial Frontage E 6 39 2287 Arterial Frontage E 6 49 2942 Endcap E Park(Playground, Pool 7 1 47394 Facility) A 8 1 4813 Endcap E 8 18 4813 Endcap E 9 1 4711 Endcap E 9 18 4813 Endcap E 10 1 17774 Park(Dog Park) A 10 11 3734 Endcap E 11 1 6, 2936 Endcap E Percent of Subtotals Total Total sqft 326371 Qualified Open Space Acres 7.49 Total Project Acres 43.82 Non-Qualifying Open Space Acres 0.72 Percent of Qualified Open Space 17.1% ualified Open Space/AC 7.49 17.1% Non-Qualified Open Space End/AC 0.72 1.6% "Useable" 25.54 58.3% Skyranch Neighborhood—Narrative 6/5/2024 Page 9 SXYR,AWCHN 3 RHO 0 Exhibit • - Design two- story • single-story detachedhomes. Y' 1 if 11 L2 LEA _.ter„'.••ti:-Y_•.�4.,_.:,. { wi�i�nLJ=��1�q►_ �. '�iia■■■ ■�� lie 0 0 , A Skyranch w �Fa Neighborhood—Narrative SXYR,AWCHN 11CH 23 0 RHO 0 D Exhibit G - Preliminary Plat/ Comprehensive Plan PRELIMINARY PLAT APPLICATION Skyranch Neighborhood will provide homes that people can afford in a very desirable part of Southern Meridian. The proposed single-family residential density is 6.5 DU/AC. The Comprehensive Plan calls for medium-high and high density in this area. This proposed density is on the lower end of the density allowed within the comprehensive plan. ANNEXATION: A portion of the Skyranch Neighborhood, approximately 24 acres (Parcels S1131336050 and S1131336031), was annexed and zoned by the city in 2018 as part of the South Meridian Annexation. For this reason, we are requesting a modification of the existing Development Agreement. That annexation allowed for the construction of Discovery Park and sewer and water mains in the area. We are requesting that four additional parcels (S1131346920, S1131346941, S1131347001, S113134710) totaling 18.46 acres are proposed to be annexed into the City of Meridian. REZONING We are requesting that all parcels be rezoned R-15 per the preliminary plat. • 11.5% of the 219 acres of Mixed Use. • No access to HWY 69. • Limited frontage due to Rawson Canal. Parcels S1131336050 and S1131336031 are designated mixed-use (MU-RG) in the Meridian Comprehensive Plan. The Meridian Comprehensive Plan designated over 219 acres in ----------------- this area as mixed-use (MU-RG). Sky Ranch - 25 Ac. COMPREHENSIVE PLAN 79 Ac. The Comprehensive Plan states that mixed-use 9 A>y (MU-RG) is to have a significant residential or component. .�n n "Residential uses are expected to comprise 41 Ac. between 10% and 30% of the development area, with gross densities ranging from 6 to 40 units/acre (of the residential area)." 65 Ac. The proposed Skyranch Neighborhood in the MU- RG would cover 11% of the 219 acres, have a 6.5 unit/acre density, and comply with the Mixed Use Regional Comprehensive Plan's vision. 219 Total Acres Skyranch Neighborhood—Narrative 6/5/2024 Page 11 SXYR,AWCHN 11CH 23 0 RHO 0 D COMPREHENSIVE PLAN (continued) We have explored numerous options to build a mixed-use development. After discussions with commercial real estate experts and site locators, we determined that the site is problematic as a mixed- use development because it lacks frontage visibility and access to HWY 69. Idaho Transportation Department will only grant access to a highway at the mile and mid-mile points, so frontage access is not possible. 1 J Full Access Intersection No Access -- Limited Access Right-in; i - I - Future ~ Commercial U-turn In addition, the Rawson Canal prevents access to the intersection at HWY 69 and E Lake Hazel Road and limits visibility, which is crucial for commercial use. The two commercially viable parcels south of Rawson Canal, which are approximately nine acres and have access to HWY 69 and E Lake Hazel, will still be able to develop as commercial properties. Preliminary talks with the owner of those properties indicate that they envision a commercial development. INFRASTRUCTURE INVESTMENT The investment in the Southwest Meridian Area has been considerable. Public and private partnerships over the last decade have provided new recreational opportunities and municipal infrastructure. With a large amount of infrastructure investment in this area and the proximity to schools, regional parks, and services, the Skyranch neighborhood will be a perfect addition to the City of Meridian. Skyranch Neighborhood-Narrative 6/5/2024 Page 12 SXYR,AWCHN 11CH 23 0 R Exhibit H — Transportation The Skyranch Neighborhood is located on the northeast corner of the intersection of Meridian Road and Lake Hazel Road. Per the traffic study, most traffic will travel north on Meridian Road/HWY 69 to access Interstate 84 and east of Lake Hazel Road. A small percentage will travel south on Meridian Road to access Kuna and west on Lake Hazel Road to Nampa. Traffic planning in this area has already considered the development of the Skyranch Property at the housing densities that have been proposed with this project. ROADWAY CONSTRUCTION The Ada County Highway District is currently widening Lake Hazel to five lanes. The new Lake Hazel Road will have a traffic capacity similar to Chinden Blvd. A north/south collector road will be constructed along the project's eastern boundary, starting at Lake Hazel and going north. Future Collector 1 � # 1 4 .1 I_ Lake Hazel is being widened to five lanes EMERGENCY ACCESS Emergency access will be provided during all six phases of the project per the phasing plan submitted with this applicant. Traffic planning in this area has already considered the development of the Skyranch Neighborhood at the housing densities that have been proposed with this project. For this reason, ACHD did not require a full traffic study to be completed. Trip Generation and an Access Evaluation were completed and approved by ACHD. Skyranch Neighborhood—Narrative 6/5/2024 Page 13 SXYR,AWCHN 11CH 23 0 RHO 0 D Exhibit I — Schools / Emergency Response Times / Utilities WEST ADA SCHOOL DISTRICT The Skyranch Neighborhood school-age children will attend the following West Ada School District schools. We understand they have adequate capacity, and the district plans to mitigate any impacts. In the 2024 session, the Idaho Legislature allocated additional school funding for constructing new facilities. West Ada School District will receive over $150 million in school facilities funds over the next ten years. Skyranch Schools Mary McPherson Lake Hazel Middle School Mountain View High School Gem Prep: Meridian South Charter School (K-12) is less than one mile from Skyranch. Another public charter school, Falcon Ridge (K-8) is in Kuna. In addition, a third public charter school, Valor Academy, will open in 2025. Valor Academy will be located at Cloverdale Rd and E Reining Horse Dr in Kuna. It will open in 2025 as a K-6 and expand yearly until it becomes a K-12. In addition, a private school, Anchor Academy, is located at 7910 S Meridian Road, Meridian, approximately one mile from the Skyranch Neighborhood. EMERGENCY RESPONSE TIMES The Skyranch Neighborhood will be located one mile from Meridian Fire Station #7 and is within the emergency response time goals for the fire department and other first responders. UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Skyranch Neighborhood. The developer will pay to extend these public utilities to and through the Skyranch Neighborhood. Extending these public utilities will benefit other properties in the area and help facilitate additional development. Dry Utilities such as electrical power, natural gas, telecom, and cable are also available. Skyranch Neighborhood—Narrative 6/5/2024 Page 14 SXYR,AWCHN 11CH 23 0 RHO 0 D Exhibit J — Parking Plan PARKING The Skyranch Neighborhood will have an additional 170 on-street parking spaces above the 4 per-home off-street parking requirement. That will equal over half of an additional parking space per lot. �-TITI-TT17-M ---I---�-- i � ----5�I 4 I I 8 8 i 4 10 _17 - - - ---- -- -� i g 13 I I 1 - � I � �V, JI� 22 - - I, Skyranch Neighborhood—Narrative 6/5/2024 Page 15 SXYR,AWCHN 11CH 23 0 RHO 0 D Exhibit K — Comprehensive Plan Goals The following table describes how the Skyranch Neighborhood design and meets the City of Meridian's Comprehensive Plan Goals: Section Goal and Response 2.01.00 Support a balance and integration of diverse housing and neighborhood types. • The Skyranch Neighborhood will incorporate three distinct housing types that will provide both for sale housing. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Skyranch Neighborhood will provide housing at a price that Meridian residence can afford. By providing housing for various income levels, household sizes and lifestyle preferences will be accommodated. 2.01.01H Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. • With an overall density of 6.5 units per acre the Skyranch Neighborhood will provide much needed roof tops and housing density near the Meridian Rd/HWY 69 corridor. 2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. • The Skyranch Neighborhood will provide over 17%qualified open space, 30 additional amenities beyond the 9 that the UDC requires, and a+/-2,300'long pathways. The community park will feature a playground that will be fully fenced to keep children safe, pool, dog parks, pickleball courts and other amenities. 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. • The Skyranch Neighborhood will provide a+/-2,300'long pathway that will connect to the region pathway system. This pathway will provide a safe way for residents to walk or bike to the commercial and employment areas of Meridian Rd/HWY69 corridor. 2.02.01E Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. • The Skyranch Neighborhood will provide housing density and roof tops near employment, large shopping areas, and along major transportation corridors. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Skyranch Neighborhood is contiguous to the City of Meridian on its north, west and east sides. Construction of the Skyranch Neighborhood will provide for orderly extensions of Skyranch Neighborhood—Narrative 6/5/2024 Page 16 SXYR,AWCHN 11CH 23 0 RHO 0 D the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost- effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. • The Meridian Rd/HWY 69 corridor is a priority growth area for the City of Meridian. Providing much needed residential density in a location that the City of Meridian has planned for over a decade will help to spur retail, commercial, and employment growth in the area. 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. • The Skyranch Neighborhood will provide much-needed housing density and diversity within the Meridian Rd/HWY 69 corridor. This property has been planned Medium High Residential Development and Mixed Use on the Comprehensive plan since 2020. 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. • In designing the Skyranch Neighborhood layout, we have taken special care to provide transitions to differing uses. Rawson Canal on the southern boundary will form a natural barrier and transition zone to the more density mixed use developments. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Skyranch Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Skyranch Neighborhood will incorporate pathways along the eastern and western boundary and along Lake Hazel Road and will also incorporate pathways that connect to the City of Meridian Master Pathway Plan. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. • The extensive pathway system within the Skyranch Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Skyranch Neighborhood will also provide passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. Skyranch Neighborhood—Narrative 6/5/2024 Page 17 SXYR,AWCHN 11CH 23 0 RHO 0 D 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Skyranch Neighborhood utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED)strategies. • The Skyranch Neighborhood Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED)strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Skyranch Neighborhood walking paths, large open play areas with perimeter fencing, narrow streets with curb, gutter and sidewalks will promote a safe and healthy community. 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. • The Skyranch neighborhood storm drainage and site grading will meet all City, Highway District, State and Federal requirements and best practices. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Skyranch Neighborhood not only meets the City Code requirement for qualified open space it exceeds it with over 17% landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water wise. All arterial and collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural feel as one enters the neighborhood. 6.01.01H Require pedestrian access connectors in all new development to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Skyranch Neighborhood will provide numerous pedestrian connections to the major thorough fairs. 6.01.01J Encourage new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. • Skyranch Neighborhood will include separated sidewalks and planter strips on most arterials, collector roads, and landscaped endcaps of each block. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. Skyranch Neighborhood—Narrative 6/5/2024 Page 18 SXYR,AWCHN 11CH 23 0 RHO 0 D • The Skyranch Street network will provide transportation connections to all adjacent properties and will provide the eastern portion of the new Collector Roadway. 6.01.03B Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid-mile location within the Area of City Impact. • In developing the land plan for the Skyranch Neighborhood, the ACHD Master Street Map were utilized to determine the location of the new collector roadway. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Skyranch Neighborhood, the ACHD Master Street Map were utilized to determine the location of the new collector roadway. Skyranch Neighborhood—Narrative 6/5/2024 Page 19