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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.