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HomeMy WebLinkAboutNarrative - TAB 2 V1PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 1 TAB 2 PROJECT VANGUARD Summary Zoning Analysis – Vanguard Village (Approximately 74 Acres within Project Vanguard) With an Emphasis on Vertically Integrated Residential Development in the C-C District1 Unified Development Code – Chapters 2B and 3A, B, C, D, and G Standard Commentary UDC Chapter 2B: The purpose of the commercial districts [including C-C, M-E and H-E] is to provide for the employment, retail and service needs of the community in accordance with the Meridian Comprehensive Plan. Each of the districts in Project Vanguard provide different sized and scaled structures to accommodate a mix of allowed employment, commercial and residential uses. The purpose statement in UDC § 11-2B-1 notes that the districts will have proximity to streets and highways. For example, the H-E zone in Project Vanguard is proposed to be located in close proximity to Federal and State highway interchanges and major arterials, which is promoted by the Ten Mile Interchange Specific Area Plan. Project Vanguard will help provide a planned and necessary connection between S. Ten Mile and Black Cat Roads. Vanguard Way is proposed to connect to S. Ten Mile Road and extend to the westerly boundary of Project Vanguard. Table 11-2B-2 of the UDC lists principal permitted, accessory, and conditional or prohibited uses within each commercial district. Noted. Table 11-2B-3 sets out the dimensional standards for all commercial districts. Vanguard Village will meet and exceed the dimensional standards for the C-C, M-E and H-E zoning districts. UDC Chapter 3: UDC-3A provides standard regulations for the location, design, and development of land uses and supplements the regulations for development in the C-C, M-E and H-E districts. Development of all land uses in Vanguard Village will meet or exceed the minimum standards for development provided in UDC-3A. UDC-3B requires a landscape plan for all development other that single family dwellings. A comprehensive landscape plan and narrative has been provided with the Project Vanguard preliminary plat application package in compliance with the regulations of UDC Chapter 3B. The landscape plan for all of Project Vanguard has been designed to improve the quality of community living by enhancing the aesthetic quality, economic PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 2 viability, and environmental health of this area of the City. The goal of the Project Vanguard landscape plan is to ensure residents and employees are able to live, work, shop, and recreate in pleasant, healthy, and attractive surroundings. UDC-3C provides the off-street parking and loading requirements for all development. The off-street parking is designed to meet the UDC requirements, including stall and drive aisle dimensions, type and number of parking spaces, location relative to structures, landscape buffers, and parking lot design. A table of parking counts for Vanguard Village is provided on Sheet L5.00 (Materials and Site Circulation Plan) with the applications. UDC-3D – Sign Requirements The applicant is not proposing a sign package with these applications but will prepare (for separate review) a sign package for all of Project Vanguard. The sign package will allow good visibility for the public and the needs of businesses minimizing distractions to motorists and pedestrians, and not detract from the overall visual quality of this area of the City. The applicant has had preliminary discussions with staff in connection with a sign package for this area of the City including the area identified in the UDC as the I-84/Ten Mile Interchange. UDC-3G -- The common open space and site amenities provided in the UDC are intended to improve the livability of residential neighborhoods, buffer street edges, and protect natural amenities. As provided further in the landscape narrative, the landscape design is defined by pedestrian connectivity and ample open space to create an inviting, lively and engaged multi-use development. A comprehensive off-road network of detached sidewalks, pathways, and pedestrian plazas are designed to encourage non-motorized movement throughout Project Vanguard. This interconnected, walkable network also connects Project Vanguard to the greater community. Through its core, Vanguard Village is anchored with a north-south multipurpose trail system, leading diagonally from the far north of Project Vanguard’s R-15 residential area all the way to the southern end of the Project and connecting to a proposed additional portion of the Meridian Loop Pathway along I-84. This addition will help the City of Meridian move towards enhancing their pathway system and promote more healthy recreation opportunities to the whole community. The northern end of the pathway connects into the existing Baraya Subdivision, making the multiuse amenities and businesses of Project Vanguard accessible to neighbors and residents beyond our boundaries. Generous open space through the central 75-foot Williams Pipeline gas easement provides passive recreation opportunities and additional space for community plazas, gatherings, and other possible “pop up” amenities - - all of which will provide Vanguard Village with vibrancy and enhance the aesthetics and quality of life for its residents and employment-based users. PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 3 The primary design features that are being utilized to make this development a positive addition to the City of Meridian and its Ten Mile Specific Area include:  Additional mixed-use employment center  Plentiful open and green space  Grand entry plaza and community gathering space  Comprehensive network of off-road pedestrian pathways  Detached sidewalks along streets for safe and serene pedestrian experience  An addition to Meridian’s Pathway System at the Meridian Loop Pathway  Generously sized and highly planted landscape buffers  Central core open space  Vertically integrated residential component with significant amenity package for its residents  Vehicular and pedestrian connection to Ten Mile Road  On-site parking adjacent to Vanguard Way Unified Development Code § 11-4-3-27. - Multi-family development (Specific Use Standards) Specific Use Standard Commentary B. Site Design 1. Buildings shall provide a minimum setback of ten (10) feet unless a greater setback is otherwise required by this title and/or title 10 of this Code [i.e., Building Code]. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. All buildings will meet the minimum setback and other bulk standards of Meridian City Code, Title 11. 2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The on-site service areas will be located so as not to be visible from a public street or screened from view. Screening design will be addressed in connection with subsequent design review applications. On-site amenities are noted on the landscape plans. Note: the applicant is not developing outdoor storage areas. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose A total of 14,160 square feet (177 units x 80 square feet) of private, usable open space is to be provided with the vertically integrated residential development. PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 4 statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. Almost double this amount is provided with a 28,000 square feet central, open air plaza located at the heart of the vertically integrated residential building. 4. For the purposes of this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space. Noted. 5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The applicant is not developing outdoor storage areas. Such personal recreational vehicles will not be allowed to be stored on site. 6. The parking shall meet the requirements set forth in chapter 3, "regulations applying to all districts", of this title. The required parking for the vertically integrated residential development is: Retail: 40.0 1 BR Unit (115 units): 115.0 2 BR Units (62 units): 62.0 Guest Parking: 21.7 Total 238.7 The actual parking provided with the vertically integrated residential building is 364 spaces, including 8 ADA parking spaces. 15 bike parking spaces are also provided. Parking spaces have been designed for standard vehicle sizes and the stall and drive aisle dimensions required in UDC Table 11-3C-5. Parking lots have been designed in accord with UDC § 11-3B-8. Perimeter parking lot landscaping buffers have been included and no off-street parking spaces are located in any landscape buffer. Interior parking lot planters have been provided in accordance with UDC § 11-3B-8-C-2. The parking lot islands have been carefully designed to become a part of the overall pedestrian connectivity routes. Through material changes, pedestrian “corridors” delineate walkable routes through the parking lots, not only guiding users to their location but also signaling vehicular traffic to slow and watch for pedestrians. 7. Developments with twenty (20) units or more shall provide the following: a. A property management office. b. A maintenance storage area. The landscape plans on Sheet L6.04 depict the location of these items. PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 5 c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. C. Common Open Space Design Requirements 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty (150) square feet for each unit containing five hundred (500) or less square feet of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area. c. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred (1,200) square feet of living area. All 177 units range between 500 and 1,200 square feet. If this was a multifamily development, the required common open space is a total of 44,250 square feet (177 units x 250 square feet). In addition to the 28,000 square feet central, open air plaza located at the heart of the vertically integrated residential building, the building is immediately adjacent to the expansive trail and fitness area along the Williams Pipeline (a total of 101,695 square feet), which leads directly to the 10-foot major section of the Meridian Loop Pathway on the South boundary of Project Vanguard along I-84. 2. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty (20) feet. As noted above, the common open space exceeds these area and dimension requirements. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. Noted. 4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four (4) feet in height, with breaks in the berm or barrier to allow for pedestrian access. With regard to the vertically integrated residential development, the common open space is not adjacent to a collector or arterial streets. D. Site development amenities. 1. All multifamily developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space. (1) Open grassy area of at least fifty (50) feet by one hundred (100) feet in size. (2) Community garden. 1. Vanguard Village provides a total of 8 qualified amenities (underlined for emphasis below) for the use of residents in the vertically integrated residential development. These amenities represent each of the categories listed in UDC §11-4-3-27(D).  Amenity Courtyard o A 28,000 square foot central, open air plaza is located at the heart of the vertically integrated residential building. o Several amenities are planned for residents within this area: A. Quality of Life Category PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 6 (3) Ponds or water features. (4) Plaza. c. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. 1. Clubhouse with game space for pool table, shuffle board, card tables, tv/lounge area, and gaming console. 2. Wellness/Fitness Studio that includes weight and cardio equipment. 3. Bar b que Stations and bar tops for outdoor cooking and dining. B. Open Space Category 4. Outdoor Lounge/ Plaza C. Recreation Category 5. Pool and Spa  Central Greenway – Between Vanguard Way and Vanguard Trail o 47,305 square feet of common open space is provided within this section of the Greenway. o Several amenities are planned to benefit the residents in this area: A. Quality of Life Category 6. Fitness stations B. Open Space Category 7. 50x100 open lawn area C. Recreation Category 8. Multiuse trail system 2. Central Greenway – Between Vanguard Trail and southern property line  101,695 square feet of common open is provided within this section of the Central Greenway. Walkable connections and flex space are the main design elements of this area. With a trail system linking a mix of pedestrian plazas and open lawn space through the space, this greenway is meant to be a vibrant spine of activity for the adjacent workers. 2. The number of amenities shall depend on the size of multifamily development as follows: a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided, with one (1) from each category. c. For multifamily development with seventy-five (75) units or more, four (4) amenities shall be provided, with at least one (1) from each category. d. For multifamily developments with more than one hundred (100) units, the decision-making body shall require additional amenities commensurate to the size of the proposed development. The vertically integrated residential development is nestled in the heart of Vanguard Village surrounded by the qualified and other amenities listed herein. PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 7 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection (D), provided that these improvements provide a similar level of amenity. Noted. E. Landscaping Requirements 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "regulations applying to all districts", of this title. We have provided a separate document entitled “Preliminary Plat Permit Application Landscape Narrative Elements”, which document contains calculations for all of the Vanguard Village landscape components to demonstrate compliance with the requirements of UDC § 11-3B. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three (3) feet wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four (24) inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape buffers along all streets in Vanguard Village have been designed and planted to enhance the overall quality of Vanguard Village’s pedestrian experience. The buffers are planted to meet or exceed UDC §11- 3B-7. Along Vanguard Way, which is the street the vertically integrated residential development faces, there will be a 25’ landscape buffer is that includes an 8’ planter strip and detached 10’ sidewalk. Evergreen shrubs and ground cover will be planted as required. F. Maintenance and ownership responsibilities. All multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant will maintain, or cause to be maintained through a management company, the vertically integrated residential structure, parking, common areas, and other development features.