CC - Updated Narrative
Skybreak – Narrative
6/14/2021
Page 1
Skybreak Neighborhood
Narrative
Attached for your review and favorable consideration are the applications for the Skybreak Neighborhood located
south of Lake Hazel on the east side of Eagle Road. We respectfully request approval of our Annexation and
Zoning, Development Agreement, Alternative Compliance 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
Skybreak Community. We have thoughtfully designed a single-family residential community on 80 acres that will
add to the housing mix within the surrounding neighborhoods and will add diversity to Meridian’s available
housing opportunities. A portion of the neighborhood will be gated to create a more intimate feel and sense of
place within the neighborhood. Homeowners will have access to on-site amenities such as well-appointed parks,
a golf cart path that connects to the Boise Ranch Golf Course and access to the playgrounds, walking pathways
and attractive landscaping. Off-site amenities include access to Eagle and Lake Hazel Roads, retail, and
commercial businesses along the Highway 69 Corridor. This Project will provide well-appointed homes on a
property that will utilize existing utilities and roads that have been planned for developments in this area.
Table of Contents
Exhibit A – Vicinity Map / Comprehensive Plan Map 2
Exhibit B – Site Plan 3
Exhibit C – Community Amenities 4 - 9
Exhibit D – Pedestrian Connectivity 10
Exhibit E – Open Space 11 - 13
Exhibit F – Housing Mix/Home Design 14 - 18
Exhibit G – Preliminary Plat / Comprehensive Plan Density 19
Exhibit H – Transportation 20
Exhibit I - Development Timeline 21
Exhibit J - Schools / Fire Response / Utilities and Infrastructure 22
Exhibit K - Parking Plan 23
Exhibit L –
Exhibit M –
Transition
Private Street Application / Alternative Compliance
24 - 25
26 - 27
Exhibit N - Comprehensive Plan Goals 28 - 33
SUMMARY OF APPLICATIONS ZONING INFORMATION
• Annexation/Zoning • Current Zone - RUT
• Preliminary Plat • Comp. Plan Designation – MDR
• Development Agreement
• Private Street Application /
Alternative Compliance
• Proposed Zone – R-8, R-15 (3.95 Unit/Ac.)
Skybreak – Narrative
6/14/2021
Page 2
Exhibit A – Vicinity Map/Comprehensive Plan Map
Skybreak is a Planned Golf Course Community designed and marketed to the active adult buyer located
south of The Lake Hazel and Eagle Road intersection. This property is designated Medium Density
Residential (MDR) on the future land use map. The Skybreak Neighborhood will provide a mix of single-
family homes, ranging in home size and lot area. This will achieve a perfect mix of densities for the area,
that will transition between the future Medium-High Density Residential (MHDR) on the north along
Lake Hazel Road and the existing Low-Density County Subdivision Vantage Point to the south. Residents
of Skybreak will enjoy a walkable/bikeable community that is within a short drive to shopping,
healthcare services, employment opportunities and regional transportation arteries. The Boise Ranch
Golf Course is located on the east property boundary of the Skybreak Neighborhood. A cart path will
provide easy access for the residents to the golf course and course amenities. In our preapplication
meetings it was determined that the Skybreak Neighborhood is wit hin the Mayor’s Priority Growth Area
and that City Services are available to serve the project.
Skybreak – Narrative
6/14/2021
Page 3
Exhibit B - Site Plan
The Skybreak Neighborhood will consist of 316 single-family residential homes. Skybreak will provide much
needed housing options for future residents who are looking for a premier golf course community that is highly
amenitized and designed for active adult living. Additional roof tops in this quickly developing area of Meridian
will help support the future commercial and retail uses along Eagle Road, Lake Hazel and Meridian Road (HWY 69)
and the newly approved Pinnacle Neighborhood Center.
Pathways and sidewalks within the development will encourage walkability through the community as well as
along regional pathways that connect to the neighborhood on the east and west sides. Parks and amenities will be
distributed throughout the development, generously landscaped boulevards and endcaps will welcome residents’
home and create a sense of place and feeling of community.
GATED COMMUNITY
A portion of the Skybreak Community, 106 lots, will be gated and utilize private streets to create a more intimate
neighborhood setting within the larger Skybreak Community. For the gated portion of the property will be
requesting the R-15 Zone to meet the requirements for a gated community only. All setbacks and minimum lot
sizes will meet the R-8 zoning. The gates will not be used as a pedestrian barrier, as sidewalks and pathways will
not be gated. Private streets will provide both vehicular and pedestrian travel ways that will create the intimate
feel that our buyers are looking for. Through our extensive marketing and polling of our past and future
homeowners we have found that there is a demographic of senior home buyers that prefer the security that a
gated community can provide. The larger view lots located on the ridge will provide opportunities for large
custom homes with outstanding views of the Boise Foothills. This would provide for the “CEO Type” homes that
we have heard the City asking for in the Comprehensive Plan hearings over the last year.
Skybreak – Narrative
6/14/2021
Page 4
Exhibit C – Community Amenities
PROJECT AMENITIES
As the developer 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 Meridian City Development Code, which requires that
the application have one amenity for projects up to 20 acres, and an additional amenity for each 20
acres thereafter. We are proposing the four code required amenities in our large ¾ acre Playground
Park. We are also providing over 10 additional amenities throughout the neighborhood including: a
neighborhood park with a play structure, climbing dome, two (2) Dog Parks, passive open spaces, and
seating areas. The Skybreak Neighborhood will also include 5,167 LF of pathways that will provide
numerous opportunities for the neighbors and regional pathway users to walk and bike in the area as
well as an amazing golf cart path that will provide access to the Boise Ranch Golf Course. Please refer to
the renderings and a detailed list of amenities below:
Please find the written details of the amenity call outs on the map above listed on the following pages:
Skybreak – Narrative
6/14/2021
Page 5
Proposed Amenities:
A. Large 3/4-Acre, Tot Park (Block 9, Lot 52) – The 35,142 Sqft Skybreak Neighborhood park will
contain the following recreation facilities:
• Play Structure
• Seating Benches
• Shade Structure
• Climbing Rocks
• Large Grass play area
• Attractive Landscaping
• Playground fencing for safety
Skybreak – Narrative
6/14/2021
Page 6
B. Pathways – The Skybreak Neighborhood
will include the following pedestrian
pathways:
• 10’ Wide Regional Pathway
Along Eagle Road – 1,326 LF
• 10’ Wide Regional Pathway
Along the Farr Lateral – 1,120 LF
• 10’ Wide Regional Pathway
Along Ten Mile Creek - 526 LF
• 10’ Wide Golf Cart Path - 760 LF
• Natural Path – 1,435 LF
Pedestrian pathways within the
Skybreak Neighborhood will total
nearly one mile in length.
“Foothill” Type Trail
Skybreak will provide for a natural hiking trail on its
eastern slope that will be unique in Meridian. Similar
to The Boise Foothill Trail System.
Golf Cart Path
A cart path will traverse the eastern slope and allow
Skybreak residence to access the Boise Ranch Golf
Course.
Skybreak – Narrative
6/14/2021
Page 7
C. Dog Parks (Block 2, Lot 1 and Block 5, Lot 121) - The Skybreak Neighborhood park will contain two
(2) 1/4 Ac small dog, dog parks that will include the following:
• Open Vision Fencing
• Dual Gate System
• Seating Areas
• Attractive Landscaping
Skybreak – Narrative
6/14/2021
Page 8
D. Entry Park (Block 5, Lot 114) – The
main Collector Roadway will
terminate in an attractively
landscaped open space that will
provide for an aesthetically
appealing entry statement that
will convey a sense of arrival.
• Specimen Tree
Plantings
• Seating Areas
• Attractive Landscaping
• Pathway
E. Open Park (Block 5, Lot 170) – This park will include:
• Large 1/2-acre open sports area
• Pathway Connection
• Seating Areas
• Attractive Landscaping
Skybreak – Narrative
6/14/2021
Page 9
F. Landscaped Passive Open Spaces – Located throughout the Neighborhood:
• Attractive Landscaping
• Buffering of side yards
• Premier Signage and Entry Monuments
Skybreak – Narrative
6/14/2021
Page 10
Exhibit D – Pedestrian Connectivity
The Skybreak Neighborhood will include both regional and local pedestrian pathways as well as
internal sidewalks that will form a very connected and pedestrian friendly environment for the
homeowners and public. The following is a list of pathways that will be included in the Skybreak
development, these pathways total nearly one mile in length:
1,326 LF - 10’ Wide Regional Pathway Along Eagle Road
1,120 LF - 10’ Wide Regional Pathway Along the Farr Lateral
526 LF - 10’ Wide Regional Pathway Along Ten Mile Creek
760 LF - 10’ Wide Golf Cart Path
1,435 LF - Natural Pathway
Total 5,167 LF
A total of 5,167 LF of pedestrian pathway that will be constructed within the Skybreak
Neighborhood. This pathway system will provide a variety of opportunities for the residents of the
Skybreak Neighborhood to walk, bike or connect to the Boise Ranch Golf Course via a 10’ wide golf
cart path as indicated by the blue pathway below.
Skybreak – Narrative
6/14/2021
Page 11
Exhibit E – Open Space
Open Space – The Skybreak Neighborhood will provide 14.5 acres of landscaped common area, including
a large neighborhood park (3/4 AC.) and an amazing 5,167 L.F. of pathway that will extend and connect
the City of Meridian Regional Pathway System, landscaped interior pathways, landscaped end caps on
each block, and landscaped arterial and collector street frontages. The area of Qualifying open space
equals 14.5 AC. (18.2%), which far exceeds the City Code requirement of 10%.
Please refer to the open space calculation chart on the next two pages for the detailed breakdown.
Skybreak – Narrative
6/14/2021
Page 12
Qualified Open Space Calculations
Project: Skybreak Neighborhood Date: 6.17.2021
Block Lot Sqft Open Space Dimensions Description Code
Section
1 1 29,890 - Arterial/Collector Frontage B,C,D
2 1 12,225 50’ x 200’ Dog Park A
2 11 4,934 28’ x 200’ End Cap - Parkway B,E
3 1 6,761 50’ x 100’ Landscaped Open Space A
3 7 2,203 20.13 x 100' End Cap - Parkway B,E
4 1 5,010 24.97’ x 200’ End Cap - Parkway B,E
4 10 6,152 31.26 x 200’ End Cap - Parkway B
5 2 20,548 15' min.
width Collector Frontage C
5 41 2,670 20’ x 120’ Pedestrian Pathway Connection B
5 46 193,336 - Open Space - Pathways A
5 62 3,107 24’ x 100’ End Cap B
5 72 3,543 20’ x 150’ Pedestrian Pathway Connection B
5 84 6,072 35.40' x 172' End Cap B
5 85 6,925 29.5' x 200' End Cap B
5 90 6,541 29.5' x 200' End Cap B
5 95 4,126 20' x 100' End Cap B
5 98 13,230 29.5’ x 200’ Park, Pathway, Seating Areas A
5 104 12,373 - Dog Park A
5 114 4,092 20’ x 200’ End Cap - Parkway B,E
5 130 6,047 29.42’ x 200’ End Cap - Parkway B,E
5 162 8,344 38.42’ x 200’ End Cap B
5 170 19,925 - Park, Pathway, Seating Areas A
5 178 27,697 - Collector Buffer C
6 1 2,722 23.50' x 100' End Cap B
6 13 7,975 40.00’ x 200’ End Cap - Parkway B,E
7 1 8,665 - Park, Seating Area A
9 1 44,269 - Arterial/Collector Frontage B,C,D
9 50 35,142 - Tot Lot/Sport Court/Seating Area/Open
Vision Safety Fencing A
9 53 2,898 20' x 100' Pedestrian Pathway Connection B
9 78 26,637 - Landscaped Open Space/Park A
9 51 87,488 - Open Space - Regional Pathway A,B
10 1 10,350 - Landscaped Open Space/Park A
Subtotals Acres Percent of Total
Skybreak – Narrative
6/14/2021
Page 13
Total Sqft 631,897
Qualified Open Space Ac. 14.50
Total Project Acres 79.69
Percent of Qualified Open
Space 18.20%
Arterial and
Collector
Frontage
122,404 2.81 19.38%
Buffers &
Endcaps 67,709 1.55 10.72%
Hillside 193,336 4.44 30.60%
"Useable" 248,448 5.70 39.32%
Page 1
Code Section Description
A 11-3G-3B-1A Open grassy area of at least fifty feet by one hundred feet (50' x 100') in
area;
B 11-3G-3B-1E
Linear open space area that is at least twenty feet (20') and up to fifty
feet (50'), has an access at each end, and is improved and landscaped as
set forth in subsection E of this section.
C 11-3G-3B-3 Full Area of Buffer: The full area of the landscape buffer along collector
streets may count toward the required common open space.
D 11-3G-3B-4 Percentage of Buffer: Fifty percent (50%) of the landscape buffer along
arterial streets may count toward the required common open space.
E 11-3G-3B-5
Parkways Along Collector and Local Residential Streets: Parkways along
local residential streets that meet all of the following standards may
count toward the common open space requirement:
Skybreak – Narrative
6/14/2021
Page 14
Exhibit F – Home Design
The Skybreak Neighborhood will include 316 single-family homes. There will be a variety of different
home options in varying sizes and price points. The Skybreak Community will have a variety of housing
types for active adults that will be located in the following neighborhood areas Single-family Attached,
Gated, Non-gated, Custom Homes, and Rim View Lots (CEO Housing). The Gated Community of 106
homes will feature private streets that will be walkable and provide for a close intimate neighborhood
feel. Custom Home sites will add to the diversity of homes within the gated community and large Rim
View lots will provide the “CEO Type Housing” that we have heard City Leaders Requesting. The Non-
gated neighborhood will also provide a variety of homes that will be single story homes near walking
paths and highly amenitized open spaces. All homes will have access via the walking and cart paths to
the Boise Ranch Golf Course. Photo Representations of the proposed home designs are included below:
Housing Diversity
The following breakdown of the variety of lots and housing options that will be available in the Skybreak Golf
Community:
• 1 – Existing Large Estate Home
• 20 - Large Rim Lots +/- ½ acre 6.3%
• 15 - Two Story Golf Course Homes = 4.7%
• 13 - Large lot homes 80’ x 120’= 4.1%
• 30 - Attached Single Family Homes = 9.5%
• 72 - 45’ – 55’ x 110’ Gated Single-Story Homes = 23%
• 165 - 40’ – 55’ x 105’ Single-Story Homes = 52%
Skybreak – Narrative
6/14/2021
Page 15
Existing Home to remain (above) Existing Home to remain (above)
Skybreak – Narrative
6/14/2021
Page 16
Skybreak – Narrative
6/14/2021
Page 17
Skybreak – Narrative
6/14/2021
Page 18
Skybreak – Narrative
6/14/2021
Page 19
Exhibit G - Preliminary Plat/ Comprehensive Plan Density
PRELIMINARY PLAT APPLICATION
Skybreak will provide homes that are in very high demand in a very desirable part of Southeast
Meridian. The Skybreak Neighborhood has a proposed single-family residential density of 3.95 DU/AC.
The Meridian Comprehensive plan calls for 3 to 8 units per acre in the medium density designation. The
proposed density is on the lower end of the density range allowed within the comprehensive plan.
ZONING
Initially, we had planned to develop the Skybreak property entirely as an R-8 zoned development, upon
further discussions with City Staff it was determined that gated communities were no longer allowed in
an R-8 zone. For that reason, we have elected to request an R-15 zone for the gated portion of the
development. All other R-8 zoning requirements will be met, including setbacks and lot sizes.
INFRASTUCTURE INVESTMENT
The Southeast Meridian Area has had a considerable amount of public and private investment over the
last decade. With the large amount of infrastructure investment in this area, the proximity to schools,
regional parks, and services the Skybreak Neighborhood will be a perfect addition to the City of
Meridian.
Skybreak – Narrative
6/14/2021
Page 20
Exhibit H – Transportation
The planned widening of Eagle Road and Lake Hazel Road is an integral part of the transportation
network for the Southeast Meridian Area. The road widening and intersection improvement projects
shown on the map below will be under construction just as the first homes begin to be occupied in the
Skybreak neighborhood in early 2022, with completion of the majority of the transportation
improvements in 2023. It is projected that less than 40 homes will be occupied by the time all of the
Eagle Road
improvements are
completed.
Traffic planning in this
area has already
considered the
development of the
Skybreak Property 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.
A traffic trip
generation study was
completed and
approved by ACHD
Staff.
Skybreak – Narrative
6/14/2021
Page 21
Exhibit I – Development Timeline
The following timeline for the development of the Skybreak Community illustrates the cumulative
number of homes that will be occupied each year of the lifetime of the development process. Important
dates such as completion of a new City of Meridian Fire Station and the projected completion of major
transportation projects such as Eagle Road and Lake Hazel widening, and intersection construction are
also listed below:
PROJECTED PROJECT TIMELINE
Milestone Date
2021 -
▪ City Council Approval (est.) April 2021
▪ Eagle Road – Amity to Victory Road Widening to 5 Lanes 2021
2022 -
▪ 20 Homes Occupied (1st home available April 2022) August 2022
2023 -
▪ Lake Hazel Road and Eagle Road Intersection Construction 2023
▪ Eagle Road – Victory to Amity Road Widening to 5 Lanes 2023
▪ Fire Station #8 – Completed and Staffed December 2023
▪ 50 Homes Occupied September 2023
2024 -
▪ Lake Hazel Road – Eagle to Cloverdale Road Widening to 5 Lanes 2024
▪ 100 Homes Occupied June 2024
2025 -
▪ 150 Homes Occupied June 2025
2026 -
▪ 200 Homes Occupied June 2026
2027 -
▪ 250 Homes Occupied June 2027
2028 -
▪ 300 Homes Occupied June 2028
2029 -
▪ Completion December 2029
Skybreak – Narrative
6/14/2021
Page 22
Exhibit J – Schools / Emergency Response Times / Utilities
WEST ADA SCHOOL DISTRICT
The Skybreak Neighborhood will be designed and marketed to the more mature active adult
homeowners as a golf community. Due to this fact, it is anticipated to have low impact to schools due to
low numbers of school-age children in this neighborhood.
The few students who will live in Skybreak Community will attend Silver Sage Elementary which is
currently under capacity. Skybreak is also in the Lake Hazel Middle School and the Mountain View High
School Boundaries. The West Ada School District just completed an expansion on Mountain View High
School and are currently adding on to Mary McPherson Elementary to increase student capacity South
of the Freeway. The District is also working on a new Master Plan that will be available shortly . This plan
will incorporate both the current growth and redistricting of school boundaries and projected growth in
the area.
It is interesting to note that the Skybreak Neighborhood sits on the boundary between the West Ada
School District and the Kuna School District. The property directly south of Skybreak is in the Kuna
School District. This means that this project is the last property to the south that will attend the West
Ada School District.
EMERGENCY RESPONSE TIMES
In discussions with Joe Bongiorno, the City of Meridian Fire Marshal and review of the City Priority
Growth Area Map it has been determined that the Skybreak Neighborhood is within the emergency
response time goals for the fire department and other first responders and is also located within the
priority growth area. When the planned fire station near Discovery Park is constructed this
neighborhood will be less than a mile from first responders.
UTILITIES
Municipal water and sewer mains are available and of adequate size to serve the Skybreak
Neighborhood in Eagle Road adjacent to the proposed project. Water and sewer mains will be extended
to and through the Skybreak Neighborhood at the cost of the developer. Dry Utilities such as electrical
power, natural gas, telecom, and cable are also available.
Skybreak – Narrative
6/14/2021
Page 23
Exhibit K – Parking Plan
The Skybreak Neighborhood will meet or exceed all of the requirements of the City of Meridian’s Code
for off-street parking. All homes within the neighborhood will have a minimum of a two (2) car garage
and a driveway that will accommodate an additional two (2) parking spaces, for a total of four (4) off-
street parking spaces. As illustrated below, an additional 338 (over 1 additional per home) on-street
parking spaces will be available for use by the residence.
Skybreak – Narrative
6/14/2021
Page 24
Exhibit L – Transition
The design and lot layout decisions were made in an effort to master plan the entire 80-acre site and
arrange densities in a way that met MDR goal that covers the vast majority of the property, transitioning
densities North to South, and maximizing the high value, large lot rim area.
We shifted some density toward Eagle Road and away from the Rim for “CEO Housing”, because higher
densities are appropriate along Eagle Road, and larger lots are needed to maximize rim values, provide
transition to homes in Vantage Point to the southeast, and to provide consistency in design around the
pre-existing estate style home on our rim.
We did increase lot sizes in the southwest corner of our site per prior staff comments but feel that
current proposed density makes sense along Eagle Road and adjacent to SW properties that will likely
redevelop and are adjacent to Eagle Road.
The Skybreak Community is situated between Low-Density Designation of 3 or less units per acre to the
south and a Medium-High Residential Designation of up to 12 units per acre to the north. As the
developer of the Skybreak Community we have had numerous meetings with the adjacent southern
neighbors (Vantage Point Subdivision) to get an idea of what they would like to have for a transition to
their properties.
Skybreak – Narrative
6/14/2021
Page 25
We have incorporated the following changes into our original plan after receiving the neighbors’
concerns and comments.
Concessions Made:
1. We increased the size of the lots that abut the Vantage Point Neighborhood to be nearly ½ acre
in size.
2. The neighbors did not want a pedestrian pathway along their northern border as we had
originally designed. We adjusted our plan and moved the pathway to the north and decided to
bring it through Skybreak instead of along the border as you can see with the blue line above.
3. Along the other Vantage Point lots adjacent to the southern border of Skybreak we have placed a
large one-acre open park area, berming and attractive landscaping to create a buffer between
the existing lots and our future homes. Per City Council direction we have removed the park and
added large lots that back up to the neighboring Vantage Pointe Subdivision.
4. We have Doubled the required rear setbacks for the R-8 Zone along our Southern boundary with
the Vantage Point Neighborhood.
5. We have provided increased setbacks to lot 80.
6. We will designate a no build area on lot 80 in favor of the existing home directly south of lot 80 in
order to preserve some of their view.
The development design team has worked hard to come up with the best transition that will
meet the needs of both the existing and future residence. The illustration below depicts the
increased setbacks and non-build areas that we have proposed for the southeastern transition
lots to the Vantage Point Subdivision.
Skybreak – Narrative
6/14/2021
Page 26
Exhibit M – Private Street Application/Alternative Compliance
Private Street/Common Drives
Attached for your review and favorable consideration is an application for Private Streets and
Alternative Compliance for common driveways for the Skybreak Residential Community. As an addition
to our Preliminary Plat Application, we are requesting that private streets be allowed in the gated
portion of the Master Planned Neighborhood. This gated area will utilize private streets to create a more
intimate neighborhood setting within the larger Skybreak Community. The gates will not be used as a
pedestrian barrier as sidewalks and pathways will not be gated. Private streets will provide both
vehicular and pedestrian travel ways that will create the intimate feel that our buyers are looking for.
Through our extensive marketing and polling of our past and future homeowners we have found that
there is a demographic of senior home buyers that prefer the security that a gated community can
provide. The larger view lots located on the ridge will provide opportunities for large custom homes with
outstanding views of the Boise Foothills. This would provide for the “CEO Type” homes that we have
heard the City asking for in the Comprehensive Plan hearings over the last year.
Skybreak – Narrative
6/14/2021
Page 27
GATED COMMUNITY REQUIREMENTS
Meridian City Code requires that a gated community have no more than 50 dwelling units per gated
entrance to a gated community. The Skybreak Neighborhood will include four gated entry ways that will
serve the 106 residential units within the gated portion of the neighborhood. The red circles above
represent the location of each of the Three (3) gates. Two (2) of the gates will function as full-service
access for the homeowners and the other one (1) gate will serve as emergency access.
PRIVATE STREETS
Private streets are a key element to the overall design and feel of the Gated Golf Course Community that
we have designed within the Skybreak Neighborhood. This gated area will utilize private streets to
create a more intimate neighborhood setting within the larger Skybreak Community.
COMMON DRIVEWAYS – ALTERNATIVE COMPLIANCE
Meridian City Code does not allow for common driveways off of private streets. We are requesting
alternative compliance to allow for common driveways in two locations within the gated area of the
Skybreak Neighborhood. Common driveways serve a very important purpose as they allow for the
efficient use of space within the development and allow for uniform lot sizes. Common drives also
eliminate the need for large cul-de-sacs or eyebrows that require a lot of unusable space and require
large amounts of asphalt and concrete to construct. Larger amounts of asphalt require additional
maintenance costs over time and are not an efficient use of natural resources. Through the use of
common driveways, we are able to allocate more land area to common landscaped open spaces, instead
of wasting it on unusable and unnecessary roadways. Only 6 lots in 2 locations will rely on common
driveways within the gated private street section of the neighborhood. The maximum number of lots on
a common driveway will be three.
MAINTENANCE AGREEMENT
Maintenance and repair of the private street will be provided by the Homeowners Association. An
account will be created with the CC&R’s to accumulate funds for future repairs and maintenance of the
private street. The developer has set up several of these in the past for other developments and
understands the financial obligation and structure that need to be placed in the CC&R’s.
We respectfully request that the City approve our application for private streets and alternative
compliance for common driveways. Thank you for your consideration of this matter.
Skybreak – Narrative
6/14/2021
Page 28
Exhibit N – Comprehensive Plan Goals
The following table describes how the Skybreak 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 Skybreak Neighborhood will incorporate several housing types 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 Neighborhood will provide 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 3.95 units per acre the Skybreak Neighborhood will add
residential density near the intersection of two of the Treasure Valley’s major
transportation corridors at Lake Hazel and Eagle Road. This intersection is planned to be
seven lanes in each direction at full buildout.
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 Neighborhood will provide over 18% qualified open space, 10 additional
amenities beyond the 4 that are required by the UDC, and a +/- 5,167 ft. long pathway
that will connect to the region pathway system. The community park will be fully fenced to
keep children safe. A golf Cart Pathway will connect Skybreak to the Boise Ranch Golf
Course.
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 Neighborhood will provide a +/- 2,972 ft. of 10’ wide regional pathway and
internal pathways that will connect two separate regional pathways. For a total of nearly
a mile of interconnected pathway system.
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 Neighborhood will provide housing density and roof tops along major
transportation corridors. The Skybreak Neighborhood will be on the low side of the
projected comprehensive plan density at 3.95 units per acre.
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 Skybreak Neighborhood is contiguous to the City of Meridian on its western and
northern boundary. Construction of the Skybreak 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.
Skybreak – Narrative
6/14/2021
Page 29
3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas.
• The Skybreak Neighborhood is in a priority growth area for the City of Meridian.
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 Skybreak Neighborhood will provide much needed housing density and diversity near
the Lake Hazel and Eagle Road Corridors, and near the Mixed-Use Regional
Comprehensive Plan designated properties along Lake Hazel and Highway 69 (Meridian
Road).
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 Neighborhood layout we have taken special care to provide
transitions to existing neighboring uses and future proposed uses. We have provided near
½ acre lots existing homes in the Vantage Point Subdivision to the south of Skybreak. Our
project transitions density to the future Medium-High Density properties to the north.
3.08.01 Plan and expand public utility facilities and services as part of the development process.
• Construction of the Skybreak 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.
3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed
pathway network along canals, ditches, creeks, laterals, and sloughs.
• The Skybreak Neighborhood will incorporate pathways along existing irrigation laterals
and drains on both east and west of the Neighborhood. These pathways will provide
connections to other pathways in the City of Meridian Master Pathway Plan.
4.04.01A Ensure that new development and subdivisions connect to the pathway system.
• The Skybreak Neighborhood will incorporate pathways along existing irrigation laterals
and drains on both east and west side of the Neighborhood. These pathways will provide
connections to other pathways in 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 Skybreak Development will provide for
recreational opportunities such as jogging, walking, and bicycling. The Skybreak
Neighborhood 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.
4.04.02C Continue partnerships with area irrigation districts to continue to expand pathway system along
existing waterways.
• The Skybreak Neighborhood will incorporate pathways along existing irrigation laterals
and drains on both east and west ends of the Neighborhood. These pathways will provide
connections to other pathways in the City of Meridian Master Pathway Plan.
4.05.02F Promote the increase of permeable areas through sound site design and use of materials that
limit stormwater runoff.
• The Skybreak 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.
Skybreak – Narrative
6/14/2021
Page 30
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 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 Skybreak 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 Skybreak 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 Skybreak Neighborhood not only meets the City Code requirement for qualified open
space it exceeds it with over 18% 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 Skybreak Neighborhood will provide numerous pedestrian connections to the major
thoroughfares and neighboring communities and will construct east/west pathway that
will connect to the regional pathway system when the property to the north develops.
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.
• Skybreak will include separated sidewalks and planter strips on all arterials and collector
Roadways 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.
• The Skybreak Neighborhood street network will provide transportation connections to all
adjacent properties were connections are possible.
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 Skybreak Neighborhood 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 Neighborhood the ACHD Master Street Map
was consulted.