CC - Updated Staff Report for Applicant's Response1
Charlene Way
From:Bill Parsons
Sent:Thursday, July 11, 2019 3:52 PM
To:Becky McKay; Bill Nary; Ted Baird; Andrea Pogue; Chris Johnson; Charlene Way; Michelle
Albertson
Subject:Updated Oaks North and South MDA staff report for 07/16/2019 CC MTG
Attachments:Oaks North and South MDA H-2018-0117.pdf
Attached is the updated staff report for the Oaks North and South Development Agreement Modification application (H-
2018-0117). This item is scheduled to be on the City Council agenda on July 16 th . The public hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Becky - Please submit any written response you may have to the updated staff report to the City Clerk’s office
(cityclerk@meridiancity.org ) and me.
Thank you,
Bill Parsons, AICP | Planning Supervisor
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0571
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HEARING
DATE:
7/16/2019
Continued from February 19, April 16
and June 18, 2019
TO: Mayor & City Council
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
SUBJECT: H-2018-0117
Oaks North and South
LOCATION: North and south side of McMillan Road
between N. McDermott and N. Black Cat
Roads, located in the NE ¼ and S ½ of
Section 28, Township 4N, Range 1W
AND the N ½ of Section 33, Township
4N, Range 1W.
I. PROJECT DESCRIPTION
NOTE: The applicant’s original request for a modification to the existing development agreement
included a portion of the western part of the Oaks North Subdivision known as Oakwind
Subdivision (File No. H-2018-0119). The Oakwind project included a preliminary plat consisting
of 82 building lots and rezone request from R-15 to R-8; the area was also proposed to change
from multi-family to single-family residential, which required a change to the concept plan tied to
the development agreement. The Oakwind project was heard by the Planning and Zoning
Commission on January 17, 2019. Recently, the City Council acknowledged the request by the
applicant to withdraw the Oakwind application.
However, the Oakmore Subdivision application (H-2018-0118) is still active and includes a request
for single-family residential, which requires a change to the existing development agreement. As
such, staff has modified the staff report in a strike-through and underline format to indicate
applicable changes.
The applicant is requesting a modification to the existing Development Agreement (DA) to modify
the overall boundary of Oaks North and Oaks South development AND to update the zoning district
boundaries, the concept plan and modify/remove certain provisions of the agreement that are no
longer relevant to the project.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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II. SUMMARY OF REPORT
A. Project Summary
B. Project Area Maps
Description Details Page
Acreage +/- 357 acres
Future Land Use Designation MDR
Existing Land Use Undeveloped, planned and constructed single family
residential
Proposed Land Use(s) Single-family residential subdivision
Current Zoning R-4, R-8, R-15
Proposed Zoning R-4, R-8
Lots (# and type; bldg/common) Approximately 750
Neighborhood meeting date; # of
attendees:
September 19, 2018; no attendees
History (previous approvals) AZ-13-008, RZ-13-015 (DA Inst. No. 114030972); PP-13-
013; PP-13-014
Future Land Use Map
Aerial Map
Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Toll ID I LLC
3103 W. Sheryl Drive, Suite 100
Meridian, Idaho 83642
B. Owner:
New Oaks LLC
5662 Calle Real #254
Galeta, California 93117
C. Representative:
Becky McKay, Engineering Solutions, LLP.
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
IV. NOTICING
City Council
Posting Date
Newspaper Notification 6/28/2019
Radius notification mailed to
properties within 300 feet 6/25/2019
Public hearing notice sign posted 7/5/2019
Nextdoor posting 6/25/2019
V. STAFF ANALYSIS
The development agreement modification proposes to omit two of the three multi-family
developments, office, WARD park and fire station components conceptually approved with the Oaks
North and Oaks South development. Additionally, the applicant is requesting to revise the overall
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boundary of the Oaks North and Oaks South, the zoning district boundaries associated with the
omission of the aforementioned components and modify the approved concept plan. Provisions that
are no longer relevant to this development are also proposed to be removed or modified. If approved,
the amended DA is required to be signed by the property owner and returned to the City within six (6)
months of the Council granting the modification.
The approved Oaks North preliminary plat included 653 single-family homes with two (2) multi-
family phases on approximately 252 acres of land. The Oaks South preliminary plat included 310
single-family lots, one (1) multi-family lot, six (6) office lots, one (1) park lot, two (2) other lots, and
33 common lots on approximately 136 acres of land. The Oaks South subdivision was proposed to
contain 20.29 acres of common open space and the following amenities: pool, children’s play
structure, integrated pathway system, extension of the Meridian Multi-Use Pathway system, two (2)
covered picnic areas, and 5% additional open space. In 2018, a new development agreement was
approved for the Oaks West project (H-2017-0170) which removed a portion of the property (SWC of
McMillan and McDermott Roads) from the Oaks DA.
The applicant has submitted two (2) separate a rezone and preliminary plat applications for the
Oakmore (H-2018-0118) and Oakwind (H-2018-0119) Subdivision located in the Oaks North; both
this applications were was heard before Planning and Zoning Commission on January 17, 2019.
Approval of both the rezone and preliminary plat applications are is contingent on the approval of the
subject MDA application. As part of this application submittal, the new concept plan depicts the
addition of 100 18 new single family lots to be constructed within the Oaks North development
consistent with the Commission’s recommendation on the aforementioned applications. The Oaks
South Subdivision is completed but has not been included in the updated concept plan, however, this
portion of the property still will remain subject to the amended DA.
Due to the reduction in density and the increase in single family homes, staff raised concerns with the
Commission that there may not be adequate open space and amenities commensurate to the large
single family development. With the approval of the Oaks West project, the Commission included a
condition to add more open space and amenities within that development to off-set the difference.
Further, the concept plan approved with the Oaks North preliminary plat indicated approximately
sixty (60) units where the Oakmore Subdivision is currently proposed and 208 multi-family units
where the Oakwind Subdivision is proposed. If developed as multi-family, both the subject phases
would have been required to provide at least 10% open space respectively; the phase where Oakwind
is proposed would have needed to provide at least five (5) qualified site amenities, while Oakmore is
would have been and at least one four (4) qualified site amenitiesy.
The Oakmore Subdivision is proposed to add eighteen (18) single-family homes, while the Oakwind
Subdivision will add eighty-two (82) single-family homes. With the substitution of 100 18 single-
family residences for the multi-family phases the total approximate build-out (as currently proposed)
of the Oaks North will include approximately 750 668 single-family residences, which is
approximately 100 18 more single-family residences than originally proposed and approved.
Without the added amenities that the multi-family developments would have been required to
construct, approximately 750 668 single family residences within the Oaks North development will
be utilizing the same amenities. During the hearing for the Oakmore project, the Commission did
require the applicant to incorporate more open space and amenities within the Oaks North
development. The revised plans for the Oakmore Subdivision have been included below that depicts
more open space to the west and the addition of a tot lot, per the recommendation of the Commission
(see Exhibit VII.D).
To mitigate the concerns from the Commission, the applicant has also provided an exhibit that depicts
the additional amenities proposed for the Oaks North which are proposed to develop on including the
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5.65 acre neighborhood park (see Exhibit VII.F). The exhibit depicts a lake with fishing dock, pool,
clubhouse, sports courts, children’s playground equipment and an on-site parking area. Staff
recommends that this exhibit be incorporated in the amended DA to ensure amenities proposed for a
development of this size is commensurate.
NOTE: The applicant has since revised the preliminary plats and landscape plans for both
subdivisions to include additional open space and site amenities including a micropath and pocket
parks. Staff believes these changes are adequate given the modifications that are proposed and
recommends the concept plan be tied to the amended development agreement.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed development agreement modifications and changes to
the concept plan with the conditions in Section VIII.
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VII. EXHIBITS
A. Area Subject to Amended Development Agreement (date: 12/3/2018)
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B. Existing Concept Plan
Page 8
C. Proposed Concept Plan
Oakmore Subdivision
No longer included in MDA request
[Oakwind (H-2018-0119)]
No longer included in MDA request
[Oakwind (H-2018-0119)]
Page 9
D. Oakwind Preliminary Plat and Landscape Plan (Application Withdrawn - No longer included in
MDA request)
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E. Oakmore Preliminary Plat and Landscape Plan
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F. Conceptual Central Amenity Site Plan
Page 12
G. Applicant’s Proposed Modifications to the Development Agreement
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Development Agreement Modification
1.1 The existing DA (Inst. #114030972, RZ 13-015, AZ 13-008) shall be amended to
reflect the new provisions and conceptual development plan for the subject
property. The agreement shall be signed by the property owner(s) and returned to the
City within six (6) months of the City Council granting the modification.
A. Include all the strike out and underline changes included in Exhibit VII.G above and
the concept plan depicted in Exhibit VII.D and VII.H, except for the following:
Modify DA provision 5.1.13 as follows: With the first phase of development, the
applicant shall construct the 5.65 acre neighborhood park, including the
proposed amenities as shown in Exhibit VII.F to be constructed with the first
phase.
1.2 Prior to drafting the amended DA, the applicant shall submit a revised concept plan for
the Oaks North portion of the development that includes the Oakmore project and the
multi-family portion of the development.
B. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/160276/Page1.aspx
C. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/160340/Page1.aspx