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HomeMy WebLinkAboutPZ - Narrative Oo- 1W AIFO 11ift Skybreak Narrative The Skybreak Rim Neighborhood design team has submitted applications for rezoning, a development agreement modification, and a preliminary plat for the proposed community located south of Lake Hazel Road and east of Eagle Road. These applications reflect feedback received through Meridian City's pre- application process, neighborhood meetings, the comprehensive plan, and zoning code. The updated plan aligns more closely with the City's comprehensive plan and enhances connectivity for future homeowners by providing access to the full range of amenities within the Skybreak Neighborhood. The Skybreak Rim community is envisioned as an integrated residential design that ties directly into the existing Skybreak Subdivision. Residents will benefit from convenient access to neighborhood amenities including the pool, playgrounds, sports courts, pathways, and enhanced landscaping. Infrastructure improvements will build upon existing utilities and road networks, ensuring efficient service delivery while maintaining consistency with the broader Skybreak development. SUMMARY OF APPLICATIONS ZONING INFORMATION • Rezone • Current Zone— R-8 • Preliminary Plat • Comp. Plan Designation — MHDR • Development Agreement Modification • Proposed Zone— R-15 Table of Contents Exhibit A— Vicinity Map/ Comprehensive Plan Map 2 Exhibit B— Site Plan 3 -4 Exhibit C— Community Amenities 5 - 7 Exhibit D— Hillside Slope 8 - 9 Exhibit E— Open Space 10 Exhibit F— Home Design 11 - 12 Exhibit G - Rezoning/P.Plat/Comp. Plan Density 13 Exhibit H — Development Agreement Modification 14 Exhibit I - Comprehensive Plan Goals 15 - 17 Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 1 Oo- 1W AIFO 11JOK Exhibit A — Vicinity Map/Comprehensive Plan Map Skybreak Rim is proposed as a replat of the uppermost portion of the Pura Vida Preliminary Plat, originally approved in 2020. This portion of the site was effectively isolated from the main neighborhood of Pura Vida by a significant vertical bench that bisects the property. By removing this upper area from Pura Vida and incorporating it into the Skybreak subdivision, the land will now connect directly to an established neighborhood that features amenities such as pickleball courts, a community pool, a playground, and walking paths. This reconfiguration ensures the area will no longer be disconnected, but instead integrated into a broader, amenity-rich community. 1:.4�:L -- - kybr Rim of !of - i � 74r — ..... .. The project is consistent with the Medium High Density Residential (MHDR) future land use designation and will carry an R-15 zoning. This zoning allows for a balanced mix of residential densities and helps provide much-needed housing options in close proximity to commercial and retail centers along the Eagle Road and Lake Hazel corridors. The location promotes walkability, convenient access to services, and efficient land use. Residents of Skybreak Rim will benefit from a highly walkable and bikeable community with access to nearby shopping, employment centers, major transportation routes, and Discovery Regional Park. During the pre-application process, it was confirmed that City services are available to support the development, ensuring that infrastructure is in place and aligned with Meridian's growth plans. Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 2 Oo— Im Exhibit B - Site Plan The Skybreak Rim Neighborhood will include 9.625 acres of single-family for sale homes. The additional residences will help support nearby commercial and retail areas along the Lake Hazel and Meridian Road Corridor. Walkability is encouraged through pathways connecting to regional trails, parks, Plazas, amenities, and landscaped boulevards throughout the development will foster a welcoming sense of community. F - I i J i i N 4h� I 14 ;A I} ri k4� x i TM .� :a r w v ` r o � '} C o- I i n { r }i i] YI i5 h Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 3 00- Aw 010,E 4 1 kybreak Rim � r�■ i i r ■ r r r r ■ r i�■ ■ ■ t• �->t -- -„ -'-��•--•-yam_, - ��' '�*�-q1��� Existing Skybreak Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 4 001W - IFO'P Exhibit C — Community Amenities PROJECT AMENITIES As the developer, we have researched and interviewed past homeowners and used the City of Meridian ordinances as a guide to plan the most beneficial and productive amenities for the Skybreak Rim Neighborhood. By connecting Skybreak Rim to the existing Skybreak community, future residents will gain access to a robust set of amenities that go beyond the minimum code requirements. Notably, the community pool—while not a condition of the original application, was added by the developer after the first two phases of Skybreak were completed, as an additional amenity to enhance the neighborhood experience. In addition, residents will have access to pickleball courts, a playground, dog parks and walking paths that integrate Skybreak Rim with the existing subdivision. Consistent with the developer's approach in other communities, the amenity package for Skybreak Rim exceeds the City of Meridian Development Code requirement of one amenity point per five acres of development. This ensures residents enjoy a higher level of recreational and social opportunities, contributing to a stronger sense of community and quality of life. Existing Skybreak Amenities: • Community Pool and Clubhouse • Three Pickleball Courts • Fountain • Play Structure • Dog Parks • Walking Trails ` • Climbing Rock • Seating Benches POOL HOUSE • Attractive Landscaping Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 5 a 4 y r s t I �Y I; `i lll`I�i �lif nrylllfsfuf 1lfiflflFll lillJill lllllp 'lllYlp llcF . NeighborhoodSkybreak Rim —Narrative Oo- 1W AFO'h New Skybreak Rim Amenities: The main open spaces will have the following Amenities: - • Shade structure • Seating area • Attractive Landscaping Eon Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 7 001W - IFO'P Exhibit D — Hill Side Slope Slope and Pathway—The prior approval for the Pura Vida Subdivision included hillside pathways shown in the approved landscape plans. We understand that these pathways were a condition of the previous development approval. However, after further review with our civil and geotechnical engineers, it has been determined that these pathways are not feasible or safe due to slope and slope-stability concerns, with portions of the hillside exhibiting slopes steeper than 2:1. It does not appear that the original application evaluated these issues in detail. As part of our proposal to incorporate Skybreak Rim into the existing Skybreak Subdivision, we believe that the need for these hillside pathways is no longer present. The Skybreak community already includes an 8-foot-wide paved asphalt pathway that traverses the hillside at a gentler grade, providing a safer and more accessible route within a short walk or golf-cart ride for residents. Instead we propose a foothills type pathway that will switchback down the hillside. ,. 1 r Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 8 00— 10 0 ''Ilk i �j � Foolhill Trail � A. •, I _ . New street '4.. connection and sidewalk Existing Pathway F411 Y � +. . n • .—pad ONW Iv"r�x:c •1... .. .t { w .. When this property was part of the Pura Vida development and relied on access to its amenities, the concept of hillside pathways made sense conceptually, though it was not practical in application. Now that Skybreak Rim will share in the full range of amenities within the Skybreak Subdivision, the original pathway requirement is unnecessary. It is also important to note that the existing Skybreak pathway will connect to the regional pathway system as future portions of the Pura Vida development are completed. Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 9 Oo- 1W AIFO 11ift Exhibit E — Open Space Open Space—The Skybreak Rim Neighborhood will provide approximately 0.479 acres of landscaped common area, featuring a neighborhood park with a picnic shelter and landscaped end caps at the termination of each block. In total, the area of qualifying open space equals 4.71 acres or 48.3%. The previously approved Skybreak Neighborhood included 14.54 acres of qualifying open space, representing 18.3% of the total project area—well above the 15% minimum open space requirement established by City code. The proposed Skybreak Rim Neighborhood continues this commitment to high- quality, functional open space that enhances neighborhood livability,promotes pedestrian connectivity, and provides meaningful recreation opportunities for residents. 3 oar■r 1 Z I + S _J i I E. F Pedestrian Connections—The original conceptual plans that were approved for the Pura Vida Development showed several tails traversing the steep hillside between the lower portions of the Pura Vida Subdivision and the upper portion that is now Skybreak Rim. In our review of the hillside our engineers have determined that the site is too steep for an asphalt pathway. Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 10 Oo- 1W A"� Exhibit F — Home Design The Adero Park Mixed Use Neighborhood will include 38 single-family homes that will include a mix of homes that will have two and three car garages. Photo Representations of the proposed home designs are included below: . r � - W Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 11 -� rt fr ll1A■ .,s. Skybreak Rim Neighborhood—Narrative 001W - iOIP Exhibit G— Zoning/Preliminary Plat/ Comprehensive Plan Density REZONING We are requesting to rezone the subject property from R-8 (Medium Density Residential) to R-15 (Medium High Density Residential). This request is consistent with the Comprehensive Plan's Medium High Residential land use designation, which envisions a range of housing types and densities that provide a transition between lower-density residential areas and more intensive mixed-use or commercial developments. The proposed R-15 zoning better reflects the development patterns and infrastructure capacity in the surrounding area, supporting the community's goals for efficient land use, housing diversity, and proximity to services. The site is adequately served by existing public utilities and transportation networks, and the proposed zoning will allow for a more balanced mix of housing opportunities consistent with current market demand. Overall, the requested R-15 zoning aligns with the intent of the Comprehensive Plan,promotes and supports the City's long-term vision for sustainable, well-connected residential neighborhoods. PRELIMINARY PLAT APPLICATION Skybreak Rim will provide much-needed housing in a highly desirable area of Meridian. The Skybreak Rim Neighborhood component of the project is designed with 38 residential lots and a proposed single- family density of 4 dwelling units per acre (DU/AC). The Meridian Comprehensive Plan designates this area as Medium High Density Residential,which supports densities ranging from 6 to 12 dwelling units per acre. While the proposed density is below the midpoint of this range, it appropriately reflects the site's physical characteristics. A significant portion of the property contains steep slopes that are undevelopable,naturally limiting the buildable area. As a result, the proposed density effectively aligns with the intent and objectives of the Comprehensive Plan, ensuring that development occurs in a manner consistent with the topography, infrastructure capacity, and neighborhood character of the area. This thoughtful approach provides quality housing in an in-demand location while respecting the site's environmental constraints and maintaining compatibility with surrounding development patterns. Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 13 Oo- 1W AIFO 11ift Exhibit H — Development Agreement Modification Proposed Amendments and Deletions to the Pura Vida Development Agreement In connection with the replat of the upper portion of Pura Vida into the Skybreak Rim Subdivision, the following amendments to Section 5.1 of the existing Development Agreement are requested: • 5.1.a—Future development of this site shall be generally consistent with the preliminary plat, landscape plan, site plan, qualified open space exhibit, site amenity exhibit and conceptual building elevations included in Section Vlll of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit "e"and the provisions contained herein. 4 Amend: Update to reference and align with the specific plans and exhibits included in the Skybreak Rim application (updated preliminary plat, landscape plan, amenity plan, etc.). • 5.1.b—Delete in its entirety • 5.1.c— No change (retain as currently written) • 5.1.d —Future development shall comply with the Wildland-Urban Interface Fire Safety Plan approved for this Skybreak Subdivision included in Section VIII.1 of the Staff Report. A copy of the plan shall be included in the Covenants, Conditions and Restrictions for the subdivision. 4 Retain as written • 5.1.e— Delete in its entirety Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 14 Oo- 1W AIFO 11JOK Exhibit I — Comprehensive Plan Goals The following table describes how the Skybreak Rim Neighborhood 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 Skybreak Rim Neighborhood will add to the mix housing types in the area that will provide for sale housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Skybreak Rim Neighborhood will add to a diverse range of housing sizes and price points. 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 4 units per acre the Skybreak Rim Neighborhood will add residential density near the intersection of Eagle Road and Lake Hazel Road. 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 Skybreak Rim Neighborhood will provide 4.81 acres of open space(and an additional .479 acres of qualified open space. It will have the 2 points of qualified amenities that are required by code. But will also has access to all of the amenities in the Skybreak Neighborhood such as the community pool, pickleball courts,dog parks and play grounds. 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 Skybreak Rim Neighborhood will provide pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 2.02.0113 Evaluate open space and amenity requirement and criteria for consistency with community needs and values. • The Skybreak Rim Neighborhood will provide 4.81 acres of open space(and an additional .410 acres of qualified open space. It will have the 2 points of qualified amenities that are required by code. But will also has access to all of the amenities in the Skybreak Neighborhood such as the community pool, pickleball courts,dog parks and playgrounds. 2.02.01D Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. • There are two pedestrian access point linking the project to the surrounding existing neighborhoods. 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 Skybreak Rim will provide housing density and roof tops along major transportation corridors. The Skybreak Rim Neighborhood will be near the planned Mixed-Use area at the Meridian Road and Lake Hazel Roads. Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 15 Oo- Im 2.0202F Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. • The Skybreak Rim will be comprised of single-family detached homes which is the same as the existing single-family neighborhood.The design and construction materials will be complementary so the neighborhoods will feel cohesive and connected. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely,orderly, and logical manner. • Skybreak Rim is contiguous to the City of Meridian and is the next in line to develop. Construction of the Adero Mixed Use 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. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. • The Skybreak Rim is in a priority growth area of the City of Meridian. 3.03.03E Require all development to be contiguous to the city • The Skybreak Rim is contiguous with the city. 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 Skybreak Rim layout, we have taken particular care to provide transitions to existing neighboring uses and future proposed uses. 3.07.02A Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments • The Greater Skybreak Neighborhood will have a mile of regional pathway and several miles of internal pedestrian pathways. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Skybreak Rim will provide for orderly use 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. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Skybreak Neighborhood incorporates pathways along the proposed transportation corridors and irrigation easements. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Skybreak will incorporate pathways along the proposed transportation corridors and irrigation easements. 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 Skybreak will provide recreational opportunities such as jogging, walking, and bicycling. The Adero Park Mixed Use will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Skybreak Rim 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. Skybreak Rim Neighborhood—Narrative 12.29.2025 Page 16 Oo- 1W 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. • The Skybreak Rim 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 Skybreak Rim walking paths, large open play areas with perimeter fencing, narrow streets with curb, gutter and sidewalks will promote a safe and healthy community. 5.01.01A Foster a walkable and bikeable community through good site and street design. • The extensive pathway system with both attached and detached sidewalks within the Skybreak Neighborhood will provide recreational opportunities such as jogging, walking, and bicycling. Regional pathways that are 1Oft wide will be designed along the new collector street. 5.01.01 G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. • The Skybreak Rim 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 deve o ments. • The Skybreak Rim meets the City Code requirement for qualified open space. Vegetated entries and endca s will create a peaceful natural eel as one enters the neighborhood. 5.01.03B Review and implement design guidelines for properties along entryway corridors and gateways to promote aesthetic features and clearly identify the community. • The Skybreak Neighborhood already has a prominent community entry feature at the entrance to promote the identity o the neighborhood. 6.01.01H Require pedestrian access connectors in all new developments to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Skybreak Rim Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west pathway that will connect to the neighboring developments. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Skybreak Rim street network will provide transportation connections to all adjacent properties where connections are possible. 6.01.0313 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 Skybreak Rim, the ACHD Master Street Map was consulted. 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 Skybreak Rim Neighborhood, the ACHD Master Street Map was consulted. 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