PZ - Narrative CENTERVILLE SUBDIVISION
Annexation/Zoning and
Preliminary Plat Applications
Written Narrative
Introduction:
Challenger Development, Inc., hereby applies for annexation and zoning of 40.49 acres (13.35
acres to R-8 and 27.14 acres to R-15) along with a preliminary plat on 38.95 acres for 124 single-
family residential lots, 35 townhome lots, 2 multi-family lots, 1 daycare lot, 1 clubhouse and
pool lot, and 27 common lots for Centerville Subdivision. The subject site is located east of S.
Eagle Road and south of E. Amity Road. The subject property abuts S. Hillsdale Avenue - a
collector road - on the west boundary and E. Amity Road - an arterial roadway - on the north.
South Meridian YMCA, Hilldale Elementary School and Hill's Century Farm Commercial
Subdivision No. 1 are located west of the subject property. Rockhampton Subdivision lies
adjacent to the east boundary, Howry Lane Subdivision No. 2 is located on the south boundary,
and Shelburne South Subdivision is on the north side of E. Amity Road. The topography of the
property varies in elevation from 2595 along the north boundary at E. Amity Road to 2608 along
the south boundary, a difference of 13 feet.
Existing Use on the Property:
The property is occupied by a single-family dwelling and accessory building. A manufactured
home located at the southwest corner of the parcel was removed in 2021. The property is
currently in agricultural production. A portion of the subject property was previously platted as
Garoutte Acres Subdivision in Ada County in 1992. Lots 1 and 2, Block 1 of Garoutte Acres
Subdivision and an unplatted parcel are included within the proposed development.
Neighborhood Meetings:
The applicant held a neighborhood meeting at the site on June 3,2020. A significant number of
residents attended and provided concerns and comments. The initial proposal included 355
dwelling units which consisted of 125 single-family dwellings, 26 townhomes, 204 multi-family
units and a daycare. The proposed overall gross density was 9.11 dwelling units per acre. The
primary concerns were the number of dwelling units, cut-through traffic, transportation impact,
multi-family three-story buildings next to Howry Lane Subdivision No. 2, school capacity, safe
route to Hillsdale Elementary, and building elevations.
A second neighborhood meeting was held on June 23, 2021, at the subject site. A revised site
plan was presented which included the following modifications:
1. The number of single-family dwellings was reduced from 125 to 124.
2. The number of multi-family units was reduced from 204 to 168. Two multi-family
buildings were eliminated.
3. The proposed multi-family structures located north of W. Rockhampton Street at the
southwest corner of the project were replaced with 9 two-story, front-loading townhomes.
The townhomes will be in pods of three units to reduce the size and bulk of the structure.
4. The street interconnectivity to Rockhampton and Howry Lane Subdivision was modified
to discourage cut-through traffic and a pedestrian connection was utilized between S.
Bleachfield Avenue and W. Macumbo Street.
5. New elevations for the multi-family buildings and townhornes were presented.
6. Additional detached sidewalks with 8-foot-wide landscape parkways were added along S.
Odell Way to improve pedestrian safety and provide a softer look.
7. The applicant contacted West Ada School District about capacity and safe routes to
Hillsdale Elementary. The District representative indicated that there is a crosswalk and
crossing guard at Rockhampton Street and a crosswalk with RRFB flashers in front of the
school. Concerning the capacity of Hillsdale Elementary,the District has revised the
school's boundary to serve a smaller area. The District also indicated the overflow
elementary school for Hillsdale Elementary is Silver Sage Elementary, which has
additional capacity. The District has construction and building plans completed for Blue
Valley Elementary to be located within the Southridge Subdivision at Linder and
Overland Road. However,the District will need to pass a new bond to fund the
construction of the school. Currently, there is no estimated date for the bond due to
Covid.
Comprehensive Plan and Surrounding Land Uses:
The City of Meridian's Land Use Map designates the area as Mixed-Use Neighborhood and
Medium-Density Residential. The Mixed-Use Neighborhood designation should be primarily
residential in nature, providing for connectivity and access between non-residential and
residential uses. A mixture of housing types such as single-family,townhomes, alley-load
attached dwellings and multi-family are recommended with a density range of 6 to 12 dwelling
units per acre. The Medium-Density Residential designation allows for 3 to 8 dwelling units per
acre and encourages a variety of attached and detached single-family residential development.
The applicant is requesting annexation and rezone to R-8 (Medium-Density Residential District)
and R-15 (Medium-High-Density Residential District) with a development agreement, which are
supported by the Mixed-Use Neighborhood and Medium-Density designations. The proposed
overall gross density of the project is 8.40 dwelling units per acre. The proposed density within
the R-8 zoned portion of the development is 3.45 dwelling units per acre, with 10.88 dwelling
units per acre within the R-15 zoned area.
The location of the property -- along an arterial roadway (E. Amity Road) and adjacent to a mid-
mile collector (S. Hillsdale Avenue) -- makes it ideal for medium to medium-high density
residential development. The property is considered an infill parcel with commercial, civic and
residential developments surrounding the subject property. The land uses within the immediate
area are as follows: North—Medium-Density Residential (Shelburne South Subdivision, zoned
R-8); South—Low-Density Residential (Howry Lane Subdivision No. 2, zoned R-8); East—
Suburban Residential—Boise (Rockhampton Subdivision, zoned R-4); and West—Mixed-Use
Neighborhood and Civic (Hill's Century Farm Commercial Subdivision No. 1, Healthy Living
Condominiums, Hillsdale Elementary and South Meridian YMCA,zoned C-N). The
development of the property with a mixture of two types of single-family lots, front-load and rear
load townhomes, multi-family buildings and a daycare will provide the additional development
components to this area, supportive of the neighborhood commercial area to the east.
Annexation and Rezone:
The applicant is requesting annexation and rezone of 13.35 acres from RUT (Rural Urban
Transition)to R-8 (Medium-Density Residential District) and 27.14 acres to R-15 (Medium-
High-Density Residential District). The R-8 and R-15 zoning designations are supported within
the Mixed-Use Neighborhood and Medium-Density Residential designations of the
Comprehensive Plan Land Use Map.
Residential Lots and Density:
Centerville Subdivision provides single-family lots ranging in size from 3,416 square feet to
15,543 square feet and townhomes ranging from 2,334 square feet to 3,704 square feet. The
average single-family residential lot size within the development is 5,550 square feet, and the
average townhome lot size is 3,036 square feet. The proposed overall gross density of the
project is 8.40 dwelling units per acre, with a net density of 12.54 du/acre. The development has
a variety of single-family lot widths (36, 64, 74, 80 and 90 feet) and depths of 95 to 123 feet to
accommodate different house plans and resident lifestyles. The development proposes 26 rear-
load townhomes lots and 9 front-load townhome lots.
All townhomes will have two-car garages and provide for a 20'x20' parking pad in front of the
garage. The townhome lot widths vary from 24 to 34 feet and the depths are 98 to 108 feet. A
phasing plan for the project has been provided with the application,reflecting four phases. The
applicant respectfully requests phasing flexibility to adjust the number of lots, combination of
lots and number of phases to reflect changing market conditions.
Multi-Family and Daycare Development:
The development has a multi-family component consisting of 7.83 acres, or approximately 20
percent of the project. The multi-family is a good transition from the neighborhood commercial
and civic uses located on the west side of S. Hillsdale Avenue. The applicant proposes 12
apartment buildings which are three-story. Ten of the structures are smaller 12-unit buildings,
with only two larger buildings accommodating 24 units. The placement of the buildings has
been modulated to orient the end of structures along S. Hillsdale Avenue to provide visual
interest and reduce monotony. The two larger 24-unit buildings are internalized within the
project. An entrance collector roadway separates the two multi-family areas with a 20-foot-wide
landscape buffer and detached sidewalks. A clubhouse, pool facility and tot lot are located along
the entrance collector roadway, providing an open and inviting entrance into the multi-family
area.
A daycare facility has been incorporated into the multi-family area north of the entrance collector
to provide a neighborhood commercial component that complements the development and
provides essential services to residents of the entire Centerville community. A playground area
and picnic area are provided within the northern portion of the multi-family area. Pedestrian
pathways link the amenities to the eastern portion of the project.
Multi-Family Site Data:
(North Portion)
Total Number of Dwelling Units: 108 - (12) One-Bedroom Units and(96) Two-Bedroom Units
Required Parking Spaces: 210 (108 Covered Spaces)
Parking Spaces Provided: 214 (108 Covered Spaces and 9 Handicap Spaces)
Open Space Required: 250 SF x 108 Units: 0.62 acre
(South Portion)
Total Number of Dwelling Units: 60 Two-Bedroom Units
Required Parking Spaces: 120 (60 Covered Spaces)
Parking Spaces Provided: 144 (60 Covered Spaces and 6 Handicap Spaces)
Open Space Required: 250 SF x 60 Units: 0.34 acre
Total Open Space Required for the 168 Multi-family Units: 0.96 acre
Total Open Space Provided: 1.19 acres
Daycare Lot:
Total Lot Area: 0.46 or 1.18 percent
Parking Spaces Provided: 8 spaces
Sewer and Water Facilities:
The development is currently serviceable with central sewer and water by the City of Meridian.
The property lies within Pressure Zone 4 and has access to two 12-inch water mains. The
existing water mains are located within E. Amity Road and S. Hilldale Avenue, thereby
providing for redundant service. The property lies within the South Black Cat Sewer Trunk Shed
and is intended to sewer into a proposed 8-inch sewer main located on the north side of E. Amity
Road and west into the 8-inch sewer main in S. Hillsdale Avenue. Meridian Public Works staff
indicates sewer and water capacities exist for service of the development.
Transportation:
S. Eagle Road and E. Amity Road are designated as residential arterials on the Ada County
Highway District Master Street Map. A dual-lane roundabout is under construction at the
Amity/Eagle intersection, along with significant widening of Eagle Road to accommodate the
proposed Albertson's Commercial Center at the northwest corner. A single-lane roundabout was
proposed at the intersection of E. Amity Road and S. Hillsdale Avenue; however, ACHD was
unable to acquire additional right-of-way on the north side of Amity to accommodate the
improvements. Therefore, a signalized intersection is planned for the Hillsdale and Amity
intersection.
The applicant will provide an additional 12 feet of right-of-way for a total of 37 feet from
centerline along E. Amity Road. The applicant will be required to widen Amity Road to 17 feet
from centerline and install a 10-foot-wide detached sidewalk within the landscape buffer.
Meridian's Future Land Use Map delineates the E. Amity Road frontage as an entryway corridor.
Therefore, a 35-foot-wide landscape buffer is provided along Amity Road.
No additional right-of-way was required by Ada County Highway District for S. Hilldale
Avenue,which is designated as a mid-mile collector road. The applicant is providing a 20-foot-
wide landscape buffer along Hillsdale Avenue as required by the UDC, along with a 5-foot-wide
detached sidewalk.
The proposed Centerville development has an entrance collector road, E. Hill Park Street, which
aligns with the public street to the east within Hill's Century Farm Commercial development.
The collector entrance will be tree-lined with detached sidewalks and terminate at the primary
open space area. S. Odell Avenue will have an 8-foot-wide landscaped parkway along both sides
of the street with detached walks and no front-on housing. The multi-family areas of the project
have two aligned approaches to the collector road. A second entrance is proposed to E. Amity
Road in alignment with the proposed entrance of Shelburne South Subdivision. These two
primary accesses will provide ingress and egress alternatives for the future residents. There are
two existing stub streets to the subject parcel from Rockhampton and Howry Lane Subdivisions.
Public street connections have been made to W. Macumbo Street and S. Bleachfield Avenue. A
circuitous connection has been made to both stub streets to discourage cut-through traffic and
slow traffic speeds.
The alley-loaded townhomes are integrated into the multi-family area, sharing a 26-foot-wide
drive aisle. The local residential street in front of the townhomes will have an 8-foot-wide
landscape parkway and 5-foot-wide detached sidewalks. The front-load townhomes are also
integrated into the multi-family drive aisles and provide a transition from the Rockhampton
collector street to the multi-family dwellings.
All proposed streets within the development will be public with a 47-foot-wide right-of-way, a
33-foot-wide street section and a combination of 5-foot-wide attached and detached walks.
Traffic Impact Study:
A traffic impact study was prepared for the project by CR Engineering, Inc in January 2021. The
traffic impact study was approved by Ada County Highway District in May 2021. At buildout in
2025, the Centerville development will generate approximately 2,599, daily net new trips per day
—213 trips during the AM peak hour, and 266 trips during the PM peak hour. The estimated
distribution of trips on the roadway network is estimated with 70 percent north of the site, 10
percent south of the site, 10 percent westbound and 10 percent eastbound.
The proposed full access to E. Amity Road is located approximately 1,010 feet east of S.
Hillsdale Avenue and aligns with Shelburne South Subdivision's future entrance. The access
meets ACHD Policy Manual standards for spacing and alignment. The Amity Road entrance
meets the warrant for an eastbound right-turn lane when the project generates 250 peak hour
trips, which is equivalent to full construction of the daycare facility, full build of the 168 multi-
family dwellings and the 124 single-family dwellings. The development will meet the warrant
for a westbound left-turn lane when the project generates approximately 85 peak hour trips,
which is the equivalent to approximately 80 of the 124 single-family dwellings or full build of
the 168 multi-family dwelling units.
The proposed approach to S. Hillsdale Avenue will be a full movement approach located
approximately 310 feet south of the Hillsdale commercial access and in alignment with E. Hill
Park Street to the west. S. Hillsdale Avenue is a 25-mile-per-hour collector street and will not
require any turn lanes for the proposed project.
The S. Eagle Road and E. Amity Road single-lane roundabout is currently being improved to a
dual-lane roundabout along with widening of S. Eagle Road north of the roundabout. The
intersection of E. Amity Road and S. Hillsdale Avenue currently meets the MUTCD signal
Warrant 1 and Warrant 2 with the existing background traffic. However, the intersection meets
the ACHD minimum operational threshold as an unsignalized intersection. The intersection by
2025 will operate at a LOS F for the northbound left-turn movement. Therefore, the traffic study
recommends installation of a traffic signal in the future which would allow the intersection to
operate at a LOS B.
The Cloverdale Road and Amity Road intersection was analyzed in the study. At the 2025 build-
out and including background traffic, the intersection will operate at a LOS F. The intersection
is programmed in the Five-Year Work Plan to be widened/reconstructed as a multi-lane
roundabout with two entering and exiting lanes on the Cloverdale Road approaches and one
entering and existing lane on the Amity Road approaches. Another option would be to construct
right-turn lanes on the southbound and westbound approaches with the existing signal. These
improvements would improve operations to LOS D.
The estimated site traffic generated as a percentage of the 2025 total traffic volumes at the
intersections are as follows:
1. Eagle Road and Amity Road—AM Peak= 5% and PM Peak =4.5%
2. Hillsdale Avenue and Amity Road—AM Peak= 8.9% and PM Peak= 10.2%
3. Cloverdale Road and Amity Road—AM Peak= 3.7% and PM Peak=4.3%
4. Amorita Avenue and Amity Road—AM Peak= 6.5% and PM Peak= 7.9%
The site evaluation determined that E. Amity Road between Eagle and Cloverdale Roads should
be widened to three lanes to accommodate the background traffic and build-out in 2025.
Currently, Amity Road is identified for widening in the ACHD Capital Improvement Plan and is
programmed between 2036 and 2040. The analysis recommends ACHD should investigate
designating the Amity Road between Eagle and Cloverdale as a Priority Corridor Fund area.
This would allow for additional funding to accelerate the widening of the roadway.
Irrigation, Drainage and Pressure Irrigation Facilities:
The subject property lies within the service area of New York Irrigation District and is under
jurisdiction of the Boise Project Board of Control. The property has water rights with the New
York Irrigation District. The Cunningham Lateral traverses the southwest corner of the subject
property. Construction plans for piping the Cunningham with a 27-inch pipe were submitted and
approved by the Boise Project Board of Control. The gravity irrigation plans were also
submitted to the Bureau of Reclamation to pipe and relocate the ditch. Approval has been
received, and we anticipate piping the Cunningham in the winter of 2021.
The Bureau of Reclamation claims a 40-foot-wide easement for the facility and will only allow
grass and gravel to be installed within the easement. Therefore, the applicant proposes a
compacted gravel multi-use path be installed along the Cunningham Lateral corridor for
pedestrian and bicycle access and for maintenance of the facility by the BPBC. A pressure
irrigation pump station will be installed along the Cunningham Lateral,providing pressurized
irrigation water for the development. The homeowners will be assessed by the HOA for
operation and maintenance of the pressure irrigation delivery system. A small drainage ditch is
located along the east boundary. The applicant will be piping the ditch, which will be utilized for
overflow from the future pressure irrigation pump station.
Storm drainage will be retained on site, and any discharge into a wastewater facility will not
exceed pre-development flows. Local and collector streets will utilize underground retention
facilities within the common areas. All public storm drainage facilities will be designed in
accordance with Ada County Highway District and Department of Environmental Quality
standards. The private storm drainage for the day care facility and multi-family area will be
designed to Meridian Public Works Standards and will be retained on site. A geotechnical report
was prepared for the development by Site Consulting, LLC. The geotechnical engineer installed
8 test holes and piezometers to monitor the groundwater levels. No groundwater was
encountered at the site at depths of 14 to 15 feet.
Amenities:
The qualified open space within the development equates to 5.64 acres, or 14.48 percent. This
calculation includes the 8-foot-wide landscape parkways along the local streets. The proposed
amenities within the project include a 1.93-acre central common area with a plaza, playground
equipment,picnic area, gazebo and pathways. A pocket park (0.28-acre) is located at the E.
Amity Road entrance and will be improved with a plaza area, public art and a pathway. The
project has multiple pedestrian pathways connecting to the adjoining Rockhampton and Howry
Lane Subdivisions. A combination of detached sidewalks and pathways provide pedestrian and
bicycle paths from south to north and east to west, providing multiple opportunities for residents
to walk and exercise within the development. A clubhouse, swimming pool facility,picnic
shelter, and two tot lots are provided within the multi-family portion of the project. Two micro-
paths are proposed through the townhome area to provide pedestrian interconnectivity. A 35-
foot-wide common lot is provided along E. Amity Road and a 20-foot-wide common lot is
planned along S. Hillsdale Avenue and along the entrance collector, E. Hill Park Street.
Preliminary Plat:
Overall Preliminary Plat Data:
Total Site Area: 38.95 acres
Single-Family Residential Area: 15.80 acres (40.56%)
Townhome Area: 2.44 acres (6.26%)
Multi-Family Area: 7.83 acres (20.10%)
Daycare Area: 0.46 acres (1.18%)
Clubhouse/Pool Area: 0.37 acres (0.95%)
Right-of-Way Area: 6.12 acres (15.73%)
Shared Driveway Area: 0.13 acres (0.33%)
Common Area: 5.80 acres (14.89%)
Average Single-Family Lot Size: 5,550 square feet
Average Townhome Lot Size: 3,036 square feet
Single-Family Lots: 124
Townhome Lots: 35
Multi-Family Lots: 2
Daycare Lot: 1
Clubhouse/Pool Lot: 1
Common Lots: 27
Total Buildable Residential Lots: 159
Total Buildable Multi-Family Lots: 2
Total Lots: 190
Gross Residential Density: 8.40 du/ac
Net Residential Density: 12.54 du/ac
The proposed development includes significant useable open space, a variety of high quality
amenities, pathways and diversity with a combination of single-family homes, townhomes,
multi-family units and a daycare facility. This mixture of uses is not normally found within a
standard subdivision. Challenger Development wants to create a community within the City of
Meridian that will complement the surrounding neighborhoods and utilize the South Meridian
YMCA and the new Meridian Regional Park.
Submitted by:
ENGINEERING SOLUTIONS, LLP
Becky McKaVPartner and Chie lanner