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PZ - Narrative Revised CENTERVILLE SUBDIVISION Annexation/Zoning and Preliminary Plat Applications Written Narrative (Revised October 14, 2021) Introduction: Challenger Development, Inc., hereby applies for annexation and zoning of 40.50 acres (13.38 acres to R-8, 24.17 acres to R-15, and 2.95 acres to C-C) along with a preliminary plat on 38.95 acres for 124 single-family residential lots, 79 townhome lots, 4 four-plex lots, 1 daycare lot, 3 commercial/flex-space lots, 1 pool facility/amenity lot, 4 private alleys/drives, and 33 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 currently under construction on the north side of E. Amity Road. Existing Use on the Property: The property is occupied by a single-family dwelling and accessory building which are being moved. A manufactured home located at the southwest corner of the parcel was removed in 2021. The property was previously used for agricultural purposes. A portion of the subject property was platted as Garoutte Acres Subdivision in Ada County in 1992. The subject site consists of Lots 1 and 2, Block 1 of Garoutte Acres Subdivision and an unplatted parcel. 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 townhomes 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. Planning and Zoning Commissioner's Recommendations on August 12, 2021: The Planning and Zoning Commission deferred the applications to provide the applicant an opportunity to redesign the development. The Commission instructed the applicant as follows: 1. Eliminate the proposed high-density apartments. They were convinced that this area was not appropriate for apartments based on the impact to traffic and schools. 2. Incorporate more townhomes which would have less impact on the existing neighborhoods and transportation system. 3. Provide a larger commercial component anchored at the intersection of S. Hillsdale Avenue and E. Amity Road. 4. Reduce the overall residential density of the development. 5. The primary amenity should be centrally located and available to all residents. 6. Limit the residential structures to two-story. 7. Improve the transition from the commercial component to the townhomes. 8. Provide a more blended and integrated commercial component that provides a better mixed-use project. 9. Improve the diversity of the residential uses with less impact on the existing neighborhoods, school, and transportation network. 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), R-15 (Medium-High-Density Residential District) and C-C (Community Business 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 6.01 dwelling units per acre; the calculation excludes the 1.66 acres of net commercial area. The proposed gross density within the R-8 zoned portion of the development is 3.45 dwelling units per acre, with 7.44 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 commercial flex-space along with a day care and 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 commercial/flex space, two types of single-family lots, front-load and rear-load townhomes, four-plex units and a daycare will provide the additional use components to this area. Annexation and Rezone: The applicant is requesting annexation and rezone of 13.38 acres from RUT (Rural Urban Transition)to R-8 (Medium-Density Residential District), 24.17 acres to R-15 (Medium-High- Density Residential District) and 2.95 acres to C-C (Commercial Business District). The R-8, R-15 and C-C 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 townhome lots ranging from 2,304 square feet to 4,734 square feet. The average single-family residential lot size within the development is 5,550 square feet, and the average townhome lot size is 3,104 square feet. The proposed overall gross density of the project is 6.01 dwelling units per acre, with a net density of 9.87 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 56 rear- load townhomes lots and 23 front-load townhome lots. All townhomes will have two-car garages and provide for a 20'x 20' parking pad in front of the garage. The townhome lot widths vary from 24 to 37 feet and the depths are 96 to 120 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. Commercial/Flex-Space and Daycare Area: The development has a commercial component consisting of 1.66 acres, or approximately 4.26 percent of the project. The commercial designated area is anchored at the arterial and collector corner with good visibility. A right-in/right-out driveway has been incorporated at S. Hillsdale Avenue to provide improved access for a sustainable commercial area. The approach is in alignment with an existing commercial driveway on the west side of the S. Hillsdale Avenue. The commercial flex space will be residential-compatible, with no outdoor storage, and would provide for another commercial use not planned within the Hill's Century Farms Commercial project. The commercial component will complement the existing and proposed commercial uses in the area. The size of the lots and buildings would be supportive of small businesses and provide an employment component within the development. The daycare use has been retained in the original planned location at the entrance of the Centerville development, providing an essential service to the future and existing residents in the area. A landscape buffer 35 to 54 feet in width will be located east of the commercial area, providing a transition to the townhomes. Parallel parking spaces (12) have been added along the landscaped area including walkways and covered sitting areas to better integrate the commercial with the residential uses. The commercial area will have 61 parking spaces for the four future businesses. Townhome and Four-plex Area: Four(4) four-plex buildings have been added along the E. Amity Road corridor,providing a good transition from the commercial flex space to the single-family dwellings. The four-plex buildings will allow for 16 rental units within the development,providing housing diversity. Parking for the multi-family units consists of 30 spaces, 16 of which will be covered. The applicant proposes 79 townhomes within the project utilizing private drives and alleys. The townhomes are mixed with front- and rear-loaded units. The townhomes south of the collector entrance street will have 0.92-acre of linear open space. Improvements in the linear open space include a tot lot, gazebo, and pathways. Guest parking consisting of 9 spaces along Rincon Lane will be provided. All townhomes within the southern section adjoin open space lots. The townhomes within the northern portion of the development provide for a transition from the commercial uses to the single-family lots. Interconnecting north-south and east-west pathways create pedestrian linkage to the open space and central amenity. 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 has been completed 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 14 feet of right-of-way for a total of 39 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 west within Hill's Century Farm Commercial development. The collector entrance (E. Hill Park Street)will have an island and be tree-lined with detached sidewalks and terminate at the central open space and primary amenity area. S. Stockport Way will have an eight-foot-wide landscaped parkway along both sides of the street with five-foot- wide detached sidewalk and no front-on housing. The townhome and commercial areas of the project will have approaches to the collector road ,with the westerly access being a right-in/right- out driveway and the easterly approach as a full access. The alley-loaded townhomes will take access from a 28-foot-wide private alley. The four-plex units and commercial uses will utilize a 28-foot-wide private drive. A second entrance to the Centerville development is proposed to E. Amity Road in alignment with the proposed approach to Shelburne South Subdivision. These two primary streets 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. All proposed collector and local streets within the development will be public. The local streets include consist of 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 original site plan for the Centerville development was anticipated to generate approximately 2,599, daily net new vehicle trips per day (vt/day). Recalculating the traffic generation, the 124 single-family dwelling units will generate 1,267 vt/day, the 79 townhomes will generate 506 vt/day, the 16 four-plex units will generate 88 vt/day, and the daycare will generate 194 vt/day, which equates to 2,055 vehicle trips per day. The three commercial flex- space building would generate approximately 148 vt/day, which would be a total traffic generation of 2,203 vehicle trips per day at buildout. 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. 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 intersection has been upgraded to a dual-lane roundabout along with the 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, Ada County Highway District is requiring the applicant design and install a traffic signal at the 61St dwelling unit with the district providing the signal hardware. This 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 buildout 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 6.00 acres, or 15.40 percent. This calculation excludes the 8-foot-wide landscape parkways along the local streets. The proposed amenities within the project include a 1.93-acre central common with a plaza area, swimming pool facility,playground equipment, pickleball court,pathways, and off-street parallel parking for four vehicles. A pocket park consisting of 0.28-acres is located at the E. Amity Road entrance and will be improved with a plaza area, public art/landscaping, 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 0.45-acre mew area is provided in the northern portion of the townhome and commercial area with covered sitting areas and pathways. A 0.92- acres linear open space lot is planned for the townhome area south of the collector entrance. The area will be improved with landscaping,pathways, a tot lot, and gazebo. A 0.62-acre parcel at the southwest corner of the development will accommodate the piping of the Cunningham Lateral and will be improved with grass and gravel nature pathway providing pedestrian linkage to the south. Two micro-paths are proposed through the townhome area to provide pedestrian interconnectivity from east to west. 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: 5.63 acres (14.45%) Four-plex Area: 0.75 acres (1.93%) Daycare Area: 0.42 acres (1.08%) Commercial/Flex-space: 1.24 acres (3.18%) Right-of-Way Area: 6.09 acres (15.64%) Private Drive/Alley Area: 1.64 acres (4.21%) Shared Driveway Lots: 0.13 acres (0.33%) Parking Lot: 0.06 acres (0.16%) Common Area: 7.09 acres (18.46%) Average Single-Family Lot Size: 5,550 square feet Average Townhome Lot Size: 3,104 square feet Single-Family Lots: 124 Townhome Lots: 79 Four-plex Lots (16 Units): 4 Daycare Lot: 1 Pool Facility/Central Amenity Lot: 1 Commercial/Flex Space Lots: 3 Private Alley/Drive Lots: 4 Common Lots: 33 Total Residential Lots: 207 (Total Residential Dwelling Units: 219) Total Commercial Lots: 4 Total Lots: 249 Gross Residential Density: 6.01 du/ac (excludes commercial area) Net Residential Density: 9.87 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, four- plex units, commercial/flex space, 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 McKay, Partner and Chief Planner