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HomeMy WebLinkAboutNarrative - Rezone V1Additional Narrative – Rezone Application – Project Vanguard - 1 Additional Narrative in Support of Rezone Application Project Vanguard is the updated 2021 name for the 115-acre project reviewed and approved by the City in 2009 as “Meridian Crossing” or the “Property.” The 2009 request for annexation and rezone was approved by the City as being in accord with the guidance of the then-applicable Comprehensive Plan1 and the Ten Mile Interchange Specific Area Plan (“TMISAP”). The Property is located within four general land use classifications identified on the TMISAP Land Use Map: Mixed Use Commercial; Mixed Employment; High Density Employment; and Medium High Density Residential. The zones approved by the City in 2009 reflect the TMISAP planning guidance for: C-C (Community Business); M-E (Mixed Employment); H-E (High Density Employment); and R-40 (High-Density Residential). Note that the R-40 zone was approved in 2009 but only with the caveat that the R-40 zone would be developed with medium high-density residential in keeping with the density promoted by the TMISAP.2 The zones proposed today remain the same as previously approved by the City, with the exception that the R-40 zone is being revised to R-15 for the northern 40 acres known as “Vanguard Commons”, which R-15 zone reflects the medium high-density residential promoted by the City in 2009 and in the TMISAP. The zoning boundaries proposed in 2021, however, are much less fragmented than those approved in 2009 and, as described below, flow with the street and pathway systems. The goal of the TMISAP is “to promote more organic and holistic development patterns, to mix uses more than to obey lines on a map.”3 As the TMISAP states: The lines in this Land Use Map, then, are flexible. These lines should adjust and evolve to create a place that is truly an integrated whole—mixing uses both vertically and horizontally…While proposed land uses are mapped to specific locations, the land use recommendations presented in the Land Use Map are still relatively broad, and the exact shape of many of the land use areas is somewhat conceptual. The Land Use Map recommends the general locations for specific types of land uses, and illustrates how these uses are related to each other geographically.4 The flexibility promoted by the TMISAP supports today’s modification of the 2009 zone boundaries. The revised zoning boundaries reflect the connectivity promoted by the TMISAP, and the open space and connectivity between zones offered with the greenway along the 1 In 2009, the applicable Comprehensive Plan was adopted by the City in 2002 (Resolution No. 02-382). Today, the applicable Comprehensive Plan is the Plan adopted by the City in 2019 (Resolution No. 19-2179). As described in the Narrative submitted with the Project Vanguard Applications, Project Vanguard continues to be in accord with, and guided by, the Comprehensive Plan as well as the TMISAP. 2 See, 2009 Development Agreement, Exhibit B, p. 11. 3 TMISAP, p. 3-15. 4 Id. Additional Narrative – Rezone Application – Project Vanguard - 2 Williams Pipeline easement that runs diagonally through Project Vanguard. The revised zoning boundaries include:  R-15 (Medium High-Density Residential; 40.33 acres) in the north of Project Vanguard (i.e., Vanguard Commons);  M-E (Mixed Employment; 29.07 acres) in the west of Vanguard Village and along I-84;  H-E (High Density Employment; 28.60 acres) in the south of Vanguard Village along I- 84; and  C-C (Community Business District; 17.27 acres) along Vanguard Way at the entrance to Project Vanguard.5 Overview of the Concept Plan in Relation to the Proposed Zoning The dynamic vision of the TMISAP -- integrating land use and transportation planning to position this area of the City for business, recreation, and a great place to live -- was reflected in the 2009 concept plan for Meridian Crossing. That concept plan was approved as being consistent with the vision and intent of the Comprehensive Plan as anticipated by the TMISAP, yet the City also recognized that the 2009 concept plan might change as properties in the surrounding Ten Mile area developed and street alignments were refined.6 In the 12 years since annexation of the Property, the City has seen a great deal of mixed-use development in the TMISAP area, especially east of S. Ten Mile Road. Streets have been built and realigned and, most importantly, for Project Vanguard, Vanguard Way has been identified (and public right-of-way obtained) as the main collector road for development west of S. Ten Mile Road. The concept plan presented today, in 2021, reflects the development pattern advanced with the location of Vanguard Way as well as the guidance of the most recent (2019) Comprehensive Plan and the TMISAP. Please refer to the Narrative submitted with the Applications for a thorough review of Project Vanguard compliance with the 2019 Comprehensive Plan. The TMISAP promotes a roadway network designed as a multimodal transportation system for all transportation users. The TMISAP was established to ensure connectivity within the planning area as well as to adjoining development, while controlling access onto arterial roads. The Project Vanguard concept site plan and zoning boundaries mirror the roadway network established in the TMISAP, which roadway network also reflects the 2012 annexation of property immediately east of Project Vanguard.7 5 The legal description for each zone has been provided with the applications. Note that the applications in connection with Project Vanguard also include an application for a Development Agreement Modification to reflect the revised zoning boundaries. 6 City of Meridian Findings of Fact Conclusions of Law and Decision Order, dated December 22, 2009 (the “2009 Findings”); see p. 6-7. 7 In 2012, the City annexed the properties east of the Property, which properties lie between Project Vanguard and S. Ten Mile Road. That annexation occurred only after the City, Ada County Highway District (“ACHD”) and the Idaho Transportation Department (“ITD”) determined how best to consolidate access points along S. Ten Mile Road. ACHD and ITD entered into a cooperative agreement, the purpose of which is to fund the Additional Narrative – Rezone Application – Project Vanguard - 3 Project Vanguard Concept Plan construction of Vanguard Way extending west from S. Ten Mile Road. ACHD is holding a cash bond from ITD in an amount estimated to cover the cost of construction of a portion of Vanguard Way. The property owners seeking annexation in 2012 dedicated to ACHD certain right-of-way to accommodate that construction. Meridian 118 and the property owners that abut S. Ten Mile Road are cooperating to complete the design and construction of Vanguard Way from S. Ten Mile Road to and through Project Vanguard. Additional Narrative – Rezone Application – Project Vanguard - 4 Additional Narrative – Rezone Application – Project Vanguard - 5 Project Vanguard Concept Plan and Proposed Zoning District Boundaries Additional Narrative – Rezone Application – Project Vanguard - 6 The City’s analysis in 2009 found that the annexation of the Property and the proposed zones met the rezone criteria found in the City’s Unified Development Code (“UDC”).8 The City made the finding in 2009 that the annexation of the Property was in the best interest of the City (Finding 5 below). With the factual information provided to the City, the City can again reach the conclusions of law found in Findings 1 – 4 for revising the zoning boundaries: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and 5. The annexation (as applicable) is in the best interest of city. Community Business District (C-C): The purpose of the C-C district is to provide larger scale and broader mix of retail, office, and service uses, and it is most appropriate in areas with good access to arterial and non-residential collector streets. Approximately 48 acres are currently designated C-C; we are requesting 17.44 acres be designated as such. The C-C area provides the entrance into Vanguard Village and will include a vertically integrated residential project. More information on this zone and its proposed uses can be found in the Narrative, pages 8-10, and in Tab 2 of the Narrative. Mixed Employment (M-E): The purpose of the M-E district is allow for offices, medical centers, research and development facilities, and light industrial uses with ancillary support services. This zoning district should also be located with access to arterial or collector roads. We have smoothed out the borders of this district so that it more closely tracks the gas easement and our proposed road system. Currently, 25 acres are designed M-E; we are requesting 29 acres be zoned M-E. More information on this zone can be found in the Narrative, page 11, and in Tab 2 of the Narrative. High Density Employment (H-E): The zoning district provides for larger employment centers, including corporate headquarters, office complexes, research and development facilities and complementary services such as 8 UDC § 11-5B-3.F Additional Narrative – Rezone Application – Project Vanguard - 7 conference centers and hospitality use with limited retail. This zone is most appropriate in close proximity to Federal and State highway interchanges and major arterials. As depicted on the proposed zoning boundary map, above, this zone will remain adjacent to the Interstate with convenient access onto Ten Mile and the interstate. Approximately 27 acres are currently zoned H-E; we are requesting 28.8 acres of H-E zoning. More information on this zone can be found in the Narrative, pages 12-13, and in Tab 2 of the Narrative. Medium High Density Residential (R-15): The purpose of the residential district is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. R-15 zoning allows for a more intensive residential use, and multi-family developments are permitted with a conditional use permit. The R-15 zoning designation reflects the underlying TMISAP land use designation and the intensity approved in the 2009 Development Agreement. The R-15 zoning complies with the Comprehensive Plan and the TMISAP. The proposed development, Vanguard Commons, complies with the regulations for the R-15 district except where we have requested alternative compliance. Services are available to the property, and the zone is not materially detrimental to the public health, safety and welfare. There were originally 16.83 acres designated R-40; we are requesting 40 acres designated R-15. More information on this zoning designation can be found in the CUP Narrative.