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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 Oakwind Estates Subdivision 1 of 4 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 Oakwind Estates Subdivision 2 of 4 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 Oakwind Estates Subdivision 3 of 4 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. Oakwind Estates Subdivision 4 of 4