Narrative Rezone - Oaks North V1`?oH Brothers-
LAND DEVELOPMENT
PAVING THE WAY FOR AMERICA'S LUXURY HOMEBUILDER
February 4, 2022
Planning & Zoning Department
City of Meridian
33 E Broadway Ave Suite 102
Meridian, ID 83642
RE: Narrative in Support of Rezone Application within the Oaks North Subdivision
Dear Planning Staff, Planning and Zoning Commission, Mayor and City Council:
We are pleased to present an application to rezone approximately 12 acres of property (the
"Property") from R-4 to R-8 within the Oaks North Subdivision. The purpose of this rezone application is
to allow the applicant, Toll Brothers, to complete the buildout of the Oaks North project with the number
of lots originally approved by the City in 2013. Figure I below shows the Property at issue. Following the
approval of this rezone application, the Property will be platted as part of final phase of the Oaks North —
Phase 12.
Oaks North Backiround
Oaks North is a large multi -phase residential project. In 2013, the Property was annexed and zoned
R-4 as part of the Oaks North annexation and preliminary plat (RZ-13-008 and PP-13-0013). The Oaks
North preliminary plat approved 653 single-family lots on approximately 252 acres.
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Planning & Zoning Department
City of Meridian
February 4, 2022
Page 2
To date, the City has approved eleven (11) final plats within Oaks North totaling 570 single-family
lots. One (1) phase remains. A summary of the existing and future final plats is below.
PHASE NUMBER
LOT COUNT
Phase 1
128 units
Phase 2
50 units
Phase 3
71 units
Phase 4
35 units
Phase 5
37 units
Phase 6
36 units
Phase 7
72 units
Phase 8
37 units
Phase 9
20 units
Phase 10
54 units
Phase 11
30 units
TOTAL PLATTED
570 units
Future Phase 12
83 units
TOTAL
653 units
The City's written decision approving Phase 11 states that the Oaks North project is down 5 single-
family lots based on the final plats approved to date and that Toll "may make up these lots in later phases
per code allowances." Toll plans to make up these 5 lots in Phase 12.
Oaks North Rezone — Phase 12
In order to gain back the 5 lots, Toll is rezoning the Property to R-8 for a modest increase in density
in Phase 12. The underlying Oaks North preliminary plat depicts 78 single-family lots on the Property.
Following the requested rezone, Toll will be submitting a final plat application for 83 single-family lots on
the Property. Phase 12 will have a gross density of 3.54 units/AC and 181,572 square feet of common open
space (15.2%). Although not at issue in this application, a conceptual plan for phase 12 is attached as Exhibit
A.
The requested rezone is warranted in this case because it is necessary to carry out the City's prior
approval of 653 single-family lots within the Oaks North preliminary plat and because each of the City's
four (4) rezone findings are met.
1. The map amendment complies with the comprehensive plan. The Property is designated as medium
density residential on the FLUM, which supports the requested R-8 zoning.'
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement by providing a range of housing opportunities within Meridian and Oaks
North specifically.2 In the R-8 area, Toll will be constructing its Garden style homes, a smaller
more affordable product type. This will complement the Woodland and Countryside product types
already built in the Oaks North.
' See Comprehensive Plan at pp. 3-9.
2 See UDC § 11-2A-1.
Planning & Zoning Department
City of Meridian
February 4, 2022
Page 3
The map amendment will not be materially detrimental to the public health, safety, and welfare
because the rezone is only proposed in order for the number of originally approved homes to be
constructed, the rezone will have no impact. The area west of the Property is already zoned R-8
and the City recently zoned the area immediately north of the Property as R-8 in connection with
the Prescott Ridge project. Toll's proposed rezone will provide a density transition to the north and
west, which is supported by the comprehensive plan.'
4. The map amendment will not result in an adverse impact upon the delivery of services by any
political subdivision providing public services. As noted above, the requested rezone will not have
any impact on the delivery of services. The City already approved 653 single-family homes in Oaks
North. No additional homes are proposed.
In addition to meeting the City's rezone criteria, rezoning the Property will enhance the Oaks North
project by providing a premier, livable, vibrant, and connected community consistent with community
vision established in the Comprehensive Plan.
Conclusion
Toll Brothers has a track record of constructing quality residential communities all around the
Treasure Valley, including Phases 1-11 of Oaks North. Phase 12 will continue this track record by providing
quality amenities and open space, fused with the attractive first-class homes, which offer an excellent
opportunity for both current and future residents of the City of Meridian. Thank you for your time in
considering the attached application. Please do not hesitate to contact us regarding any questions you may
have.
Sincerely,
Adam Capell
'See Comprehensive Plan § 3.07.0IA.
Planning & Zoning Department
City of Meridian
February 4, 2022
Page 4
Exhibit A — Phase 12 Conceptual Plan
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