PZ - Narrative OAKWIND ESTATES SUBDIVISION
Development Agreement Modification
and Preliminary Plat Applications
Written Narrative
Introduction
BB Living, a division of Toll Southwest LLC, seeks the City of Meridian's approval of Oakwind
Estates Subdivision, located northeast of the intersection of W. McMillan Road and N.
McDermott Roads in Meridian, Idaho. Formerly approved as a portion of The Oaks North
preliminary plat approvals, the applicant is requesting a development agreement modification
and new preliminary plat which includes 94 single-family residential lots, 92 townhomes lots, 3
common driveway lots, 1 alley lot and 26 common lots on 24.54 acres. The property is zoned
R-15 (Medium-High Density Residential) and is currently vacant.
Project Overview
This portion of The Oaks was formerly proposed as a future multi-family residential and mini-
storage area within the original preliminary plat. A second preliminary plat was submitted for
the subject site, also called Oakwind Subdivision, to develop the area as all single-family
dwellings and with a rezone to R-8 and R-4. The applicant withdrew the application from the
City. Changing market conditions over the past six years have caused the developer to
reevaluate the best uses within this area of The Oaks North project. It was determined that
incorporating detached patio homes and attached townhomes would provide a component that
was not represented within The Oaks North development. The original Oaks North Subdivision
was designed as a mixed-density residential community, providing an assortment of housing
types and lot sizes within each individual neighborhood and significant amenities for all
residents. Amenities at The Oaks North include multi-use pathways, a central park with a
swimming pool facility, a pond,barbeque area and playground, and gathering area. Numerous
smaller parks are designed into the project with gazebos and play equipment comprising more
than 27 acres of open space.
Oakwind Estates Subdivision will continue the high-quality design and mixed-density synergy of
the overall development. Providing a variety of housing types and sizes offered at a series of
price points. Regardless of size, all homes will exhibit thoughtful design and distinct
architectural features. All homes constructed in the community must be approved by an
architectural committee through an internal design review process to ensure consistent quality.
Oakwind Estates Subdivision is designed with internal access through existing phases of The
Oaks North development. Primary access will be from the residential collector,N. Trident Way
and secondary access from the local street portion of N. Trident Way.
The subject parcel is designated as Medium Density Residential (3 to 8 dwelling units per acre)
on the Meridian Comprehensive Plan Land Use Map. The gross density of the proposed
preliminary plat is 7.58 dwelling units per acre, with a net density of 10.13 dwelling units per
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acre, which complies with the City's designation of Medium Density Residential and is less than
the allowable 8 dwelling units per acre. The requested density is consistent with existing zoning
designation of R-15 (Medium-High Density Residential).
Community Amenities
Recreational and open space amenities within The Oaks North and South Subdivisions will be
available to all residents of the Oakwind Estates Subdivision, which includes an expansive
pathway and park system, including a multi-use pathway along Five Mile Creek, neighborhood
parks, active recreation opportunities such as biking and jogging, which will allow residents to
enjoy a walk throughout the community. The pathways include distinctive road crossings to
facilitate a pedestrian-friendly and interconnected system. The pathway system will connect
amenities within the community including a central park and community center, several smaller
neighborhood parks providing an abundance of open space, and the Five Mile Creek greenbelt.
The Oakwind Estates development includes 4.97 acres of common area consisting of 20.25
percent of the site. The proposed qualified open space includes 4.16 acres or 16.95 percent of
the subdivision. The amenities include a 1.07 acres central common area that includes an
outdoor kitchen,barbeque area, seating area and playground equipment within a central plaza.
Pedestrian pathways have been incorporated to provide convenient access to the primary
amenity, to the future 10-foot-wide path along McDermott Road and to the Creason Lateral
pathway corridor.
Residential Product Types
Oakwind Estates Subdivision includes proposed elevations that complement the styles of
previous phases of The Oaks North and South Subdivisions. Elevations of the patio homes and
townhomes have been included with this application. The homes in the community include
front-loaded, alley-loaded and shared driveways, which will appeal to a variety of residents.
Traffic Impact Study and Transportation
A detailed Traffic Impact Study (TIS) for The Oaks was completed. Ada County Highway
District indicates that further traffic study is not necessary for the Oakwind Estates Subdivision.
The roundabout located at the mid-mile collector(Rustic Oak Drive) and McMillan Road has
been constructed and was operational in 2019. The recommended improvements discussed in
detail in the TIS, which included turn lanes and intersection improvements, were modified by the
Commission since ACHD needs to acquire right-of-way at the intersection of McMillan and
Black Cat Roads for installation of a traffic signal. The improvements will be installed when
ACHD deems it necessary, based upon buildout of the communities in the area and the Capital
Improvement Plan.
Merrill Sharp of the Idaho Transportation Department informed me that ITD was changing their
State Highway 16 Corridor Plan and EIS to reduce the amount of right-of-way necessary to
construct Phases 2 and 3 of the SH-16 Extension. Those changes included removal of the
McMillan Road overpass and the McDermott Road bypass. ITD determined the cost would be
significantly less if future State Highway 16 were constructed with an overpass of McMillan
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Road. Therefore, the additional right-of-way for a McMillan Road overpass and McDermott
bypass would not be necessary. The applicant revised the site plan accordingly to reflect the new
ITD plans.
Infrastructure and Phasing
Central sewer and water service are available from the City of Meridian. A regional sewer lift
station and pressure sewer line were installed with Oaks South Subdivision, extending east on
McMillan Road and then south on Black Cat Road to the North Black Cat Lift Station.
Oakwind Estates will connect to an existing 15-inch gravity sewer main line in N. Trident Way.
An 8-inch sewer main line will be constructed within Oakwind Estates and will be stubbed
through a common lot to McDermott Road for future service to the west. A 12-inch and 8-inch
water main lines are located within N. Trident Way. The applicant will be required to extend the
12-inch water main located at the intersection of McMillan and McDermott Roads north along
the developments McDermott frontage.
Development Agreement Modification
The original file numbers for The Oaks North and South Subdivisions are AZ-13-008, RZ-13-
008, PP-13-013, PP-13-014 and MDA-13-015. The Oakwind parcel was formerly approved as
part of the overall The Oaks North preliminary plat. The annexation ordinance (Ordinance No.
14-602, recorded as Instrument No. 114030973) and Development Agreement(Instrument No.
114030972) were approved by the Meridian City Council on April 22, 2014, and recorded on
April 25, 2014. We respectfully request that an addendum to the development agreement be
entered into that modifies the multi-family component allowing for townhomes and detached
patio homes (Conditions of Approval 5.1.4, 5.1.12 of the Development Agreement and Planning
Department Conditions of Approval 1.1.I.D. and 1.1.I.L.).
Oakwind Estates Subdivision- Preliminary Plat
In addition to the modification of the existing development agreement, BB Living, a division of
Toll Southwest LLC, requests preliminary plat approval of 94 single-family lots, 92 townhome
lots, 3 common driveway lots, I alley lot and 26 common lots on 25.54 acres, for a gross density
of 7.58 dwelling units per acre.
Oakwind Estates Subdivision will consist of detached single-family homes on lots ranging from
3,024 to 6,416 square feet. The average proposed lot size is 3,702 square feet. Home elevations
representative of those proposed in the neighborhood are provided with this application. The
attached townhomes are on lots ranging from 2,077 square feet to 3,471 square feet, with an
average lot size of 2,481 square feet. No waivers or variances are requested with this
application.
All proposed streets will be public, designed to Ada County Highway District Standards with a
47-foot-wide right-of-way and a 33-foot-wide street section. The primary entrance of W.
Daphne Street will have detached 5-foot-wide sidewalks along with the entrance at W.
Cherrybrook Drive. All other proposed local streets will have attached sidewalks. A public
alley is proposed as Apgar and will be improved with a 20-foot-wide travel lane. Those
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townhomes with frontage on the alley shall take access from the alley. The proposed setback
from the alley will be 20 feet to allow for off-alley parking.
The total common area proposed in Oakwind Estates Subdivision is 4.97 acres, equivalent to
20.25% of this phase of the project. Qualified open space equates to 4.16 acres, or 16.95%. The
overall The Oaks North open space and amenities need to be considered, which included a five-
acre central common area, swimming pool facility,playground, picnic facilities,pocket parks
with amenities, and multi-use pathways. Oakwind Estates also includes a 35-foot buffer along
N. McDermott Road since it is considered an entryway corridor and a 35-foot buffer along
McMillan Road. The proposed landscaping and fencing with the project will be consistent with
The Oaks North development. Landscape treatments along the arterial and collector roadway
corridors will match the landscaping installed to the east with The Oaks North.
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