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HomeMy WebLinkAboutNarrative - CUP V1601 W. Bannock Street PO Box 2720 Boise, ID 83701 Telephone: 208-388-1200 Facsimile: 208-388-1300 www.givenspursley.com Gary G. Allen Charlie S. Baser Christopher J. Beeson Jason J. Blakley Clint R. Bolinder Jeff W. Bower Preston N. Carter Jeremy C. Chou Michael C. Creamer Amber N. Dina Bradley J. Dixon Thomas E. Dvorak Debora Kristensen Grasham Donald Z. Gray Brian J. Holleran Kersti H. Kennedy Elizabeth A. Koeckeritz Neal A. Koskella Michael P. Lawrence Franklin G. Lee David R. Lombardi Lars E. Lundberg Kimberly D. Maloney Kenneth R. McClure Kelly Greene McConnell Alex P. McLaughlin Melodie A. McQuade Christopher H. Meyer L. Edward Miller Judson B. Montgomery Deborah E. Nelson W. Hugh O’Riordan, LL.M. Samuel F. Parry Randall A. Peterman Blake W. Ringer Michael O. Roe Cameron D. Warr Robert B. White Michael V. Woodhouse William C. Cole (Of Counsel) Kenneth L. Pursley (1940-2015) James A. McClure (1924-2011) Raymond D. Givens (1917-2008) November 17, 2021 City of Meridian Planning Division 33. E. Broadway Ave. Suite 102 Meridian, Idaho 83642 RE: UPDATED Vanguard Crossing Narrative Dear Planning Staff, Planning and Zoning Commissioners, Mayor and Council Members: LDK Ventures, in coordination with Meridian 118, is pleased to present Vanguard Crossing, a first-class and distinctly Meridian residential apartment community nestled just north of I-84 and in between S Black Cat Road, W Franklin Road and S Ten Mile Road. The 40.33-acre project November 17, 2021 Page 2 for multi-family residential use on the Site, and a request for alternative compliance for site design. Vanguard Crossing will provide needed residences to support and complement the planned commercial and employment uses in the vicinity, which are all part of the Ten Mile Interchange Specific Area Plan (“TMISAP”). Multi-family residential provides a nice transition between the single-family residential homes to our north and the industrial and commercial uses planned to the south along I-84. Residents will enjoy pedestrian access to shopping and employment opportunities nearby. We have aligned internal driveways and pathways to provide connectivity and integration to surrounding properties. The building arrangement and site design create an attractive, urban- feeling landscape consistent with the concept plans in the TMISAP cut sheets. The proposed multi-family residential use is also consistent with the Comprehensive Plan, compatible with surrounding uses, and adequately served by existing utilities and services. November 17, 2021 Page 3 SITE PLAN Vanguard Crossing proposes 552 multi-family residences for a density of 13.63 units per acre. The Site includes a mix of three-story apartment buildings and 1, 2, and 3-bedroom flats and townhome-style multi-family homes, all of which are easily walkable on the multipurpose path meandering throughout the Site. The site plan includes 1054 internal parking spaces for a parking ratio of 1.90. The provided parking is six spaces more than the 1048 parking spaces required by the UDC, plus the project will provide an additional 94 off-site on-street public parking spaces for guests, providing the project close to 100 spaces over the UDC requirement. RESIDENCES Vanguard Crossing will include a mix of 1, 2 and 3-bedroom units, ranging from 758 square feet to 1693 square feet. November 17, 2021 Page 4 Three-story apartment buildings are proposed along Vanguard Way and the western boundary of the site. These 1 and 2-bedroom units include contemporary architectural design and private balconies or patios and offer a more economical housing option within this highly-amenitized community. Parking is provided in surface lots behind the buildings and along the western boundary of the property and is not visible from the street. The location of these buildings is informed by the future adjacency of commercial and employment uses along Vanguard. The balance of the project will consist of 1, 2 and 3-bedroom flats and townhome-style multi- family homes arranged in two-story buildings of 4 to 8 units. These lower density structures offer more of a “single-family home” experience with direct access to private 1 or 2 car garages, dedicated front doors at the ground floor, and private patios. These residential buildings are situated throughout the project up to the project’s northern boundary shared with the current November 17, 2021 Page 5 Baraya single family home subdivision, providing a nice transition to the more intense mixed uses planned south of the site. Example of “Building 6” elevations: The interiors of the units will have a high-end modern finish with stainless steel appliances, tiled backsplashes, kitchen islands and other finishes consistent with a luxury residential product. The larger size of the flats and townhome units will allow for more flexible space in the units for residents to work remotely from home. The total numbers of each style of building is attached as Exhibit A. OPEN SPACE AND AMENITIES Vanguard Crossing will include approximately 9.64 acres (or 24%) of qualified open space, which exceeds City Code requirements. November 17, 2021 Page 6 The development will be landscaped with native and adapted plants and will showcase plants found within the Treasure Valley region. Vanguard Crossing proposes 928 trees in total and includes 158 trees proposed along the streets, which exceeds the number required by the UDC. Open space is integrated throughout Vanguard Crossing. Internal pathways and sidewalks are linked throughout the Site, including a meandering pathway bisecting the Site from the northwest to the southeast, and connecting sidewalks and pathways abutting each of the buildings. There is one large, central open space area and multiple other areas scattered throughout the Site. These open space areas provide access to outdoor, grassy space for residents to recreate, gather and relax. The pathway amenity bisecting the property contains more than 119,000 square feet of open grassy space, supports a range of uses, is highly visible and is easily accessible to all residents. Vanguard Crossing will provide at least fourteen (14) qualified amenities, representing each of the three categories listed in UDC 11-4-3-27(D): A. Quality of Life Amenities: 1. Clubhouse. The project’s clubhouse includes a large community swimming pool, hot tub, cabanas, outdoor BBQ and kitchen, fire pits, lawn game area, various interior and exterior lounge areas, mail room, and package delivery room. The Clubhouse will also have a November 17, 2021 Page 7 creative co-working space with a conference room, small private huddle rooms, and a co-working lounge to accommodate those residents who desire to work remotely. 2. Fitness facility. The fitness facilities are located in the clubhouse. These facilities will include a cardio and weight room, a spin and yoga room, and a covered outdoor workout area. 3. Public art. The project will include artistic features and wayfinding through the central open space spine. This public art will create points of interest along the pathways and speak to the nexus of the region’s heritage and its future. 4. Dog park with waste station. The project includes two dog parks with waste stations. B. Open Space Amenities: 1. Picnic area including tables, benches, landscaping and a structure for shade. The project includes picnic areas with shade. One is located next to the clubhouse, a second is adjacent to the second swimming pool, and a third picnic area is located by the children’s play structure in the southern quadrant of the development. C. Recreation Amenities: 1. Pool. The project includes two swimming pools. One is located adjacent to the central clubhouse; the other is located close to the northern edge of the development near the townhome-style residences. 2. Walking Trails. A meandering, paved 1600 linear foot, trail bisects the property, providing residents an area to walk, run and sit, as well as smaller secondary paths to explore the native and adaptive landscape. 3. Children’s Play Structures: The project will include 2 areas with children’s play structures throughout the community. 4. Sports Courts. A pickle ball court is located near the clubhouse. D. Additional Amenities: 1. Outdoor kitchen and dining area. 2. Fire pit and outdoor lounge area. 3. Second Residential Amenity Cluster. This area includes the second swimming pool along with a picnic shelter and second fire pit and BBQ lounge. 4. Third residential Amenity Cluster. The area includes a children’s play area and a BBQ lounge. Extensive amenities available to all residents of the community are provided in a centralized location at the corner of the two major internal roadways. The clubhouse will serve as a community center for the residents providing opportunities for gathering, meeting or using the remote work spaces, fitness center, outdoor barbeques, indoor and outdoor lounges with fireplaces and extensive outdoor open recreation spaces for organized fitness activities or general recreation. November 17, 2021 Page 8 COMPATIBILITY WITH SURROUNDING USES Vanguard Crossing is compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The project will not adversely change the essential character of the area and provides a crucial buffer between the single family residences to the north of the development and the proposed commercial, industrial, and employment zones and uses to the south and east of the development. Residents of Vanguard Crossing and other surrounding neighbors can safely walk through the development to retail and employment uses. The pathway network provides social gathering nodes and seating in a park-like setting with benches for seating scattered throughout. The residential buildings adjacent to Vanguard Way are set back 60 feet from the street, and screened from Vanguard Way with a sidewalk and other landscaping features. The residences along Sunset Point Way are likewise buffered from the road with trees and sidewalks. These landscape buffers will provide attractive screening in addition to many mature trees on the property. There is a 7 foot landscape buffer on the north boundary that also helps screen the single family residences from this development, and a similar 5 foot landscape buffer on the November 17, 2021 Page 9 western edge of the project. SERVICES Sewer and water are available at the Site. The Site is served by the Chaparral Elementary School, Meridian Middle School, and Meridian High School, and is less than one mile from Compass Public Charter School. The development will have an estimated 56 school-aged children. Neither Meridian Fire nor Meridian Police had concerns with the site plan in our pre-application meetings. TRANSPORTATION Access to the Site is planned via Vanguard Way to Ten Mile Road, and via Coral Reef and Sunset Point Way to Franklin Road. A traffic impact study (“TIS”) was completed on Project Vanguard and has been accepted by AHCD. COMPLIANCE WITH TMISAP GOALS Vanguard Crossing has been designed to exemplify the vision and goals of the Ten Mile Interchange Specific Area Plan (TMISAP). It will be a place with character and vibrancy – a place where people can live together in a thoughtfully conceived and amenity rich environment. The core basis for the design of Vanguard Crossing is to adapt the public space principles of the TMISAP into the circulation and common area spaces of a multi-family housing community. The project design includes two major internal roadways, one running north-south between Vanguard Way and Coral Reef Drive and a second major roadway that will run east-west through the project site, adjacent to the clubhouse and then turn south to provide a second connection and access point to Vanguard Way. Both of these primary internal circulation elements are proposed consistent with the design principals promoted by the Specific Plan “Street Oriented Design” (3- 33). Residential buildings will be placed with front doors entering from the public or primary private streets. Porches and/or covered patios located on the street facing side of the residential buildings and landscaping will serve to define the break between public and private space as well as to promote a pleasant, safe and efficient experience for pedestrians, bicycles and motorized vehicles. The internal primary private streets will include parallel parking, attached sidewalks with street trees and landscape buffers. Beyond the proposed primary internal roadways, the design of November 17, 2021 Page 10 Vanguard Crossing maintains the “Streetscape” design principles of the TMISAP (3-25) and more specifically of Traditional Neighborhood Design (TND) (3-36 and 3-37) by placing buildings along the public and private roadways. Structures are placed with minimum setbacks to create a strong urban edge while still providing for entrances, private patio areas and generous landscape buffers at the interface with the street. Please note that we are requesting alternative compliance for setbacks for the residential buildings located on Sunset Point Way and Coral Reef. The streetscapes and setbacks are designed in large compliance with the TMISAP, and do not meet the street setbacks for an R-15 district. They do, however, meet the ten (10) foot minimum setback required in the Multifamily Development specific use standards. UDC § 11-4-3-27.B.1. Alternative compliance to the Structure and Site Design Standards is permitted if “strict adherence to such standards would create inconsistency in the design objectives of the proposed development.” UDC § 11-3A-19. The TMISAP recommends the streetscape designs set forth Street Section C for collector roads. Street Section C depicts an 8 foot landscape buffer from the curb, a 6 foot sidewalk, and a 10 foot building setback, which places the building 24 feet from the road. (3-21). Vanguard Crossing, on Coral Reef and Sunset Point Way, proposes an 8 foot landscape buffer, a 5 foot sidewalk, and a 17 foot building setback, which places the building 30 feet from the curb. Required parking within the project is located along the internal roadway as parallel parking, on secondary private streets, in alley accessible garages, or in surface parking lots located on the rear side of the residential buildings consistent with the guidelines of the TMISAP (3-26 thru 3- 27). Along Vanguard and Sunset Point Way, parking is placed behind the residences and is screened from view from these roads (3-27). Gateway elements and welcoming landscape plantings are proposed for the major project entries on Vanguard Way to establish a strong image for the community and to provide a unique identity and sense of place for the development (3-35). Pedestrian circulation is a strong and important element of the design of Vanguard Crossing and consistent with the TMISAP (3-27 thru 3-28) there is a highly defined connectivity system between the public way, the housing units, and the site amenities and common areas. Additionally, although not required by the Meridian Pathway Master Plan, the project design includes a meandering pathway thru the site providing connectivity between the public streets at the northwest corner of the site and to Vanguard Way to the south. These meandering connector pathways will create easy connections to the various site amenities within Vanguard Crossing creating a strong sense of community, as they pass through varying plant communities to signify the transition from residential to shared space (3-25 thru 3-26). These plant communities will bring strong representation of native and adaptive Idaho landscapes and reinforce the character of the architecture and site layout (3-25 thru 3-26). November 17, 2021 Page 11 COMPLIANCE WITH COMPREHENSIVE PLAN GOALS The rezone of the Site to R-15 and the DA modification carrying out the rezone fulfill the City’s planning goals and objectives outlined in the TMISAP and the Comprehensive Plan. The majority of the Site is designated as Medium High Density Residential on the FLUM. 2 The R-15 zoning designation is supported by the TMISAP’s zoning compatibility matrix (2-4) and by the Comprehensive Plan (3-10). In areas designated as Medium High Density Residential both the Comprehensive Plan (3-10) and the TMISAP (3-6) provide that densities should range from 8 to 15 units per acre. The R-15 zoning designation in this case supports the project’s 13.63 units per acre, which is squarely in the range called for by the Comprehensive Plan and the TMISAP. The R-15 zoning also allows for quality, walkable, compact development, which the TMISAP recognizes is needed in the City and can result in higher property values (5-4). Like the rezone of the Site to R-15, Vanguard Crossing also carries out the City’s Comprehensive Plan goals as follows: Section Comprehensive Plan Goal and Project Compliance 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. Vanguard Crossing will include a mix of 1-bedroom and 2-bedroom in a traditional apartment setting and 1-bedroom, 2-bedroom, and 3-bedroom units in a townhome-style multi-family setting, providing diversity with the project and also diversity from nearby single-family detached residences. Vanguard Crossing will offer a variety of amenities to cater to different recreational hobbies of residents and to foster a strong sense of community. 2.01.01E Encourage the development of high quality, dense residential and mixed- use areas near, in, and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. This project provides high quality, dense residential units that complement and provide a transition between the commercial and employment areas to the south and the single family residential to the north. This area is slated to be developed with a mix of employment and retail uses that will benefit from the addition of higher density residential homes. 2.02.01A With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools and the incorporation of usable open space with quality amenities. 2 “Future Land Use designations are not parcel specific. An adjacent, abutting designation, when appropriate and approved as part of a public hearing with a land development application, may be used. A designation may not be used however, across planned or existing collector or arterial roadways, must not be used on a parcel not directly abutting the designation, and may not apply to more than 50% of the land being developed.” Comprehensive Plan at 3-9. November 17, 2021 Page 12 Vanguard Crossing is a connected community with pathways that connect the residential development to the north with the more intensive commercial and retail uses to the south. The project includes 0.62 miles of pathways and sidewalks, and quality amenities including public art, benches strategically placed along the pathways, a pickle ball court, two swimming pools, three children play areas, and two dog parks. 2.02.01D Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. The meandering pathway that bisects the development provides a connection between the single family residences to the north and the more intensive uses to the south and east, and provides a walkable and bikeable connection between Vanguard and Coral Reef. 2.09.03B Promote Ten Mile, Downtown, and The Village as centers of activity and growth. Vanguard Crossing sits squarely within the TMISAP and provides much needed housing in the area to support the proposed businesses and jobs in this area. The development provides housing that is within walking distance to the commercial development that will occur within the next few years. 3.03.00 Direct and prioritize development in strategic areas and in accordance with corridor and special area plans. Vanguard Crossing exemplifies the vision and goals of the TMISAP by providing a well-designed, interconnected living space where people can live, work, and raise a family adjacent to proposed retail and commercial spaces. 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability. This multi-family project helps create a mixed-use environment by complementing the surrounding commercial and retail uses. Within walking distance from the Site, are planned and developed commercial and employment centers. Vanguard Crossing residents can shop, dine, play and work in close proximity and reduce vehicle trips in the area. This project will increase the overall livability and sustainability of the surrounding area by providing much needed residential housing that will help nearby businesses thrive and will create a permanent customer base. 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. Multi-family residential provides an appropriate transition between the retail/commercial/employment uses to the south, the TN-C zoned property to the east, and the single-family residences to the north. The Site integrates higher density apartment buildings along Vanguard and provides town- home style residences along the north adjacent to the single-family homes. Over 900 trees screen this project from surrounding developments, and the November 17, 2021 Page 13 pathway bisecting Vanguard Crossing provides much needed access for the single-family residences to the north to walk to the proposed retail and commercial developments to the south and the potential community center to the east. The buildings are set back over 60 feet from the property boundaries, providing an event greater buffer between the more intense use and the single-family residences to the north. 3.07.01E Where feasible, encourage large transmission and pipeline utility corridors to function as transitional buffers, parkland, pathways, and gathering paces within and adjacent to their right of way. Vanguard Crossing takes full advantage of the pipeline easement bisecting the property by using it as the primary pathway meandering through the development. It provides residents and other community members an opportunity to enjoy native flowers and plants while either walking the property or sitting in one of the conversation nodes scattered along the pathway. 4.04.02B Preserve existing public rights-of-way and other easements for future pathways and accessways, particularly along powerline and utility corridors, railway corridors, and waterway or irrigation corridors. The pathway preserves the pipeline corridor while providing residents an opportunity to gather outside in a community setting and provides a direct route to many of the other amenities located on the project, including the club house and one of the two swimming pools. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. Vanguard Crossing will include active and passive recreational spaces, with a .62 miles of pathways for walking and jogging. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. The project exceeds the City Code requirement for qualified open space with 24% open space. Pathways will provide a pedestrian-friendly design within the site and connectivity to surrounding properties. 5.03.01B Encourage the integration of public art as an integrated component with new development. Public art will be included along the multi-use pathway in the center of the project. This public art will take the form of some pieces of sculpture that will create points of interest along the pathways and speak to the nexus of the region’s heritage and its future. 6.01.01H Require pedestrian access connectors in all new development to link subdivision together and to promote neighborhood connectivity as part of a community pathway system. With approximately .62 miles of pathways and sidewalks, including sidewalks on all sides of the development abutting public roads and the pathway bisecting the property, Vanguard Crossing provides a necessary November 17, 2021 Page 14 connectivity between current and future developments and uses on all sides of the property. COMPLIANCE WITH ZONING CRITERIA Vanguard Crossing complies with City’s rezone criteria in UDC Section 11-5B-3: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan, including the TMISAP, as described above. The majority of the Site is designated High Density Residential on the FLUM. Within this designation, R-15 zoning is supported by the TMISAP and the Comprehensive Plan. 2. Vanguard Crossing complies with the regulations outlined for the proposed district, specifically the purpose statement. The UDC explains that the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Comprehensive Plan. UDC Section 11-2A-1. Multi-family development is a conditionally approved use within this zone, and Vanguard Crossing meets the dimensional standards and density (at 13.63 units/acre) for the R-15 district. Vanguard Crossing includes a mix of three-story apartment buildings and 1, 2, and 3-bedroom flats and townhome-style multi-family homes, providing a range of housing opportunities. Vanguard Crossing is requesting alternative compliance for the setbacks for the residential buildings located on Sunset Point Way and Coral Reef as these streets and buildings were designed to closely conform to the design goals of the TMISAP. 3. Vanguard Crossing is not materially detrimental to the public health, safety and welfare. Rather, as discussed above, Vanguard Crossing supports the public health, safety and welfare by providing much-needed housing within this area of Meridian and a nice transition between the single-family residences to the north and the more intensive industrial and commercial uses to the south along I-84. 4. Vanguard Crossing does not result in an adverse impact upon the delivery of services by a political subdivision providing public services with the city including, but not limited to, school districts. Sewer and water are available to the Site. The Site is served by Chaparral Elementary School, Compass Public Charter School, Meridian Middle School, and Meridian High School. COMPLIANCE WITH CUP CRITERIA Vanguard Crossing complies with the CUP criteria in UDC Section 11-5B-6: 1. The Site is large enough to accommodate the proposed use. The project design meets all dimensional standards and development regulations in the R-15 zone. Vanguard Crossing meets November 17, 2021 Page 15 all setback, buffering, height and dimensional standards required by the UDC. The on-site parking, open space and number of amenities exceed the City’s standards. 2. Vanguard Crossing will be harmonious with the TMISAP and is in accord with the requirements of the UDC. Specifically, and as discussed in detail above, the project will further the Comprehensive Plan’s goal of providing diverse housing and neighborhood types (2.01.00), with a neighborhood that has ample open space and generous amenities (2.02.00), all as depicted on the Future Land Use Map. The project meets the Comprehensive Plan’s goals for promoting mixed-use living by adding needed residences into an area that has extensive non-residential uses approved and/or developed. 3. The design, construction, operation and maintenance of Vanguard Crossing will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity. The project will not adversely change the essential character of the area, which is largely being developed and approved with employment, commercial and retail uses and in general conformance with the TMISAP. The multi-family residential use creates a nice transition of higher-density residential between low-density, single-family homes to the north, the higher intensity employment and commercial uses to the south, and the traditional neighborhood center (TN-C) zoned property to the east. 4. The multi-family residential use will not adversely affect other property in the vicinity and, rather, enhances properties in the area by providing much-needed housing within the TMISAP area and a well-thought out pathway connecting the residential properties to the north with the commercial and retail properties to the south and the neighborhood center property to the east (2.02.01D). 5. Vanguard Crossing is adequately served by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water and sewer. The Site has frontage on Vanguard, and utilities are already adjacent to the Site. 6. The project will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Rather, Vanguard Crossing serves to stimulate the economic welfare of the community by providing much needed housing adjacent to planned commercial areas. 7. As a residential use, Vanguard Crossing will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 8. The Site does not have any natural, scenic or historic feature considered to be of major importance, and the project will not result in the loss of any natural, scenic or historic features. November 17, 2021 Page 16 CUP GENERAL CONDITION OF APPROVAL We are asking for a change to a General Condition of Approval so that we may apply for building permits prior to recordation of the final plat. Meridian’s standard language provides: Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. We request the following language: Prior to applying for building permits, the following minimum items shall be completed: street signs are to be in place, the installation of sanitary sewer and water systems (with the water system being fully activated), a compacted road base capable of supporting an 80,000 lb. fire truck shall be approved by design engineer, with written confirmation of such approval submitted to the Meridian Building Department. CONCLUSION Thank you for your consideration of this CUP application for the Vanguard Crossing apartments. The proposed development is generally consistent with the proposed R-15 zoning, the City’s TMISAP, the Comprehensive Plan, and applicable criteria in City Code. We are excited to bring this quality residential community to a great site in Meridian. Sincerely, Deborah Nelson on behalf of LDK Ventures November 17, 2021 Page 17 EXHIBIT A site (the “Site”) is located at 1085 S Ten Mile Road, Meridian, ID 83642 and includes Parcel No. S1215244200. INTRODUCTION Vanguard Crossing is the northwest part of a larger 115-acre mixed use development, Project Vanguard, which also includes the southern 74 acre Vanguard Village, described in a separate narrative. Applications for the overall Project Vanguard include a rezone, development agreement modification, preliminary plat, and a conditional use permits. This narrative focuses on LDK Ventures’ proposed development of Vanguard Crossing, in support of the request to rezone the 40-acre Site from R-40, M-C, and C-C to R-15 1 ,a conditional use permit application 1 As discussed in the separate narrative for Vanguard Village, we are requesting that the boundaries of the zoning districts be adjusted, but the overall mix of zoning districts will remain the same except that R-15 will replace R-40.