HomeMy WebLinkAboutNarrative V1�j(E IDIAti - [JTLER
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APPROVED A T T O R N EYS AT L A W
DATE: 05/25/22
FILE NUMBERH-MIWl
JOANN BUTLER
208.388.1093
J B UTLE R@BUTLERS PIN K. C O M
October 7, 2021
Ms. Sonya Allen
Associate City Planner, Current Planning Group
City of Meridian, Community Development Department
33 E. Broadway Ave., Ste. 102
Meridian, ID 83642
RE- Project Vanguard/Rezoning - Preliminary Plat - Development Agreement
Modification/Narrative
Dear Sonya:
On behalf of the property owner, Meridian 118, LLC ("Meridian 118"), we are pleased to present to
the City of Meridian the enclosed rezone, preliminary plat and development agreement modification
applications for "Project Vanguard." Meridian 118 is proud to be working with LDK Ventures,
LLC ("LDK") as the developer of the northern 40 acres of Project Vanguard. This northern 40 acres
of Project Vanguard is referred to herein as "Vanguard Commons"; the southern 74 acres of Project
Vanguard is referred to as "Vanguard Village."
The applications presented to the City have been compiled jointly by both Meridian 118 and LDK as
co -applicants with the assistance of a number of professionals, all of whom are listed, along with
their contact information, in Tab 1, attached to this letter. LDK has provided a separate narrative
reviewing Vanguard Commons (the north 40 acres). This narrative provides an overview of
Vanguard Village (the south 74 acres). Together, along with the applications filed with the City, the
two narratives give a complete overview of Project Vanguard.
To assist the reader, this narrative is divided into the following sections:
Page 2 Introduction
Page 2 - 8 Vanguard Village -- Overview of Concept Plan and Zoning
Page 8 - 9 Concept Plan (Mixed Use Commercial/Retail -- C-C Zone)
Page 10 - 11 Concept Plan (Vertically Integrated Residential — C-C Zone)
Page 11 - 12 Concept Plan (Mixed Employment — M-E Zone)
Page 12 - 13 Concept Plan (High Density Employment — H-E Zone)
Page 13 - 15 Ten Mile Interchange Specific Area Plan - Analysis
Page 16 - 25 Comprehensive Plan - Analysis
Page 25-26 Conclusion
Attachments Tab 1 - Contact Information: Developers and Consultants
Tab 2 - Summary Zoning Analysis — Vanguard Village Vertically
Integrated Residential
967 E. PARKCENTER BOULEVARD #313 • BOISE, IDAHO 83706 • BUTLERSPINK.COM
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"Project Vanguard" is not new to the City. Project Vanguard is the updated 2021 name for the 115-
acre project reviewed and approved by the City in 2009 as "Meridian Crossing." In 2009, the City
approved the annexation, rezone and development agreement for the same 115 acres (the
"Property"), located generally north of 1-84, east of Black Cat Road and west of S. Ten Mile Road.
The 2009 request for annexation and rezone was approved by the City as being in accord with the
guidance of the then -applicable Comprehensive Plan' and the Ten Mile Interchange Specific Area
Plan ("TMISAP").
Vanguard Village — Overview of Concei)t Plan and 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. 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 area developed and street alignments were refined.z
In 2009, the applicable Comprehensive Plan had been 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 below, Project Vanguard continues to be in accord with, and guided by, the Comprehensive Plan as
well as the TMISAP.
z City of Meridian Findings of Fact Conclusions of Law and Decision Order, dated December 22, 2009 (the "2009
Findings"); see p. 6-7.
TMISAP Land Use Map and Transportation Routes for the Vicinity of Project Vanguard
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 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.
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 generally mirrors the roadway network established in the TMISAP, which roadway
network also reflects the 2012 annexation of property immediately east of Project Vanguard.3
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
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
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FILE NUMBER:H-zoz,-DW1 1 be constructed as "Complete Streets" as outlined in the TMISAP. Various modes of
ILL al IIpVt L ion will be accommodated, including motor vehicles, bicycles and pedestrians. Detailed
road cross -sections are provided with the submitted Preliminary Plat application and have been
designed following extensive discussions with the City and ACHD.4
Project Vanguard Concept Plan
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.
4 See Preliminary Plat set, Sheets C2.3 and C2.4. The Preliminary Plat application that accompanies this narrative
has been prepared in compliance with UDC Title 11, Chapter 6. Rather than provide an extensive summary of
the Preliminary Plat with this narrative, the reader is directed to the Preliminary Plat sheets.
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ERENUMBER:y is located within four general land use classifications identified on the TMISAP Land
usc Map; fixed 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.'
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 to reflect the medium high -density residential promoted
by the City in 2009 and in the TMISAP.6 The zoning boundaries proposed in 2021, however, are
much less fragmented than those approved in 2009 and 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." 7 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.$
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 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.9
5 See, 2009 Development Agreement, Exhibit B, p. 11.
6- The separate narrative by LDK for Vanguard Commons (the north 40 acres) includes a discussion of the
proposed re -zone from R-40 to R-15.
7- TMISAP, p. 3-15.
B Id,
9 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
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T?"rT" 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").10 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 in the narratives and the applications, the
City can again reach the conclusions of law found in Findings 1 — 4 for revising the zoning
boundaries:
I. 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;
1. 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 subdivisign providing public services within the city including, but not limited
to, school districts; and
S. The annexation (as applicable) is in the best interest of city.
Concept Plan (Mixed Use Commercial/Retail -- C-C Zone)
The proposed Mixed Use Commercial/Retail Use area of Vanguard Village will borrow design
elements from the TMISAP.' 1 Buildings will be between 1 and 4 stories high, contain no parking at
their front, be attached, and "hold the corners" at street intersections to limit perceived street crossing
distances.
Buildings will maintain a minimum of 40% of the linear dimension of the street level frontages to be
in windows or doorways, and will not contain the use of any mirrored or reflective glass of any kind.
Any retail spaces that exist on the first floor of these buildings will maintain clear ceiling heights of
at least 15 to 18 feet, when possible, for uses abutting predominantly commercial streets. Floor area
ratios will range between 1.0 and 1.25 or more.
Through the use of material, color, pop -outs and building height transitions, a distinctive base, body,
and top will be created around the buildings. Buildings between 1 and 2 stories high will contain a
reflect the revised zoning boundaries and to capture any development conditions reflected in the Staffs, the
Planning & Zoning Commission's and the City Council's review of Project Vanguard.
W UDC 9 11-58-3.F
�t The design elements identified in the matrix on page 3-49 of the TMISAP, along with the figures that follow,
summarize the design elements of the TN41SAP that will be addressed for all buildings and areas in the future
administrative design review application(s) for Project Vanguard.
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ompasses up the first floor of the building, and structures between 3 and 5 stories high
E base that encompasses up to the first 2 floors of the building. Roofs will be either
pitched, flat, or a combination of both, and tops will be expressed through variations in material,
fenestration patterns, architectural moldings, balconies, or other modest projections at the line of
transition between body and top.
Roof equipment will be screened from the public view and building frontages will contain high levels
of transparency at the ground floor with storefronts 2 to 10 feet above sidewalk grade. Buildings will
contain awnings or canopies, as necessary, that extend a minimum of 5 feet from the facade of the
fronting structure, or 8 feet where permissible in wider pedestrian environments. Through the
manipulation of form, scale, height, and design character, these intentional strategies will create the
greatest impact on the public realm.
PLACEMENT:
No front setbacks / Build to lot line.
Attached buildings. Hold the corners. No
parking in the front of buildings.
HEIGHTS:
1 - 4 stories.
DESIGN:
Base, Body + Top required.
FRONTAGE:
40% of linear dimension of street level
frontages shall be in windows or doorways.
UNIT RANGE:
8-12 units / acre. No more than 30% of ground
level development to be used for residences.
FAR:
1.0 - 1.25 or more.
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Examples of Mixed Use Commercial/Retail in the C-C Zone
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n (Vertically Integrated Residential — C-C Zone)
The vertically integrated residential project proposed is identified in the UDC as an allowed use in
the C-C zone. The vertically integrated residential development will comply with the UDC
regulations applicable to all districts,12 as well as the UDC regulations applicable to multifamily
development in particular.'-' Although the UDC does not require compliance with the specific
multifamily development regulations, Meridian 118 determined it was best to design the vertically
integrated residential project as though it was a completely residential multifamily development.
This design, plus the nonresidential uses in the vertically integrated building,14 along with projected
commercial uses in the rest of the C-C zone, will ensure the appropriate mix of commercial,
residential and amenities the City strives for. A summary zoning analysis for Vanguard Village and
the vertically integrated residential project — as though it were a completely residential multifamily
development -- is found in the Tab 2 attached to this narrative.15' The zoning facts in connection with
the vertically integrated building, along with the required, future Administrative Design Review by
the City, will ensure the vertically integrated development also meets the multifamily development
purpose statements in the UDC.16
1i See, UDC Title 11, Chapter 2.
13 See, UDC Title 11-4-3-27.
13 The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation
facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education
institution; financial institution; healthcare or social assistance; industry, craftsman; Laundromat; nursing or
residential care facility; personal or professional service; public or quasi -public use; restaurant; retail; or other
uses that may be considered through the conditional use permit process. See, UDC § 11-4-3-41.D.
14 Meridian encourages vertically integrated residential projects by not requiring the amenities typically found
with a straight multifamily development. However, this applicant would like to ensure that the vertically
integrated residential project reflects the many amenities typically found in multifamily developments.
16 1. To create multifamily housing that is safe and convenient and that enhances the quality of life of its residents.
2. To create quality buildings and designs for multi -family development that enhance the visual character of the
community.
3. To create building and site design in multi -family development thiAt is sensitive to and well integrated with
the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for
buildings, and provide safe, interesting outdoor spaces for residents.
See, UDC § 11-4-3-27.A.
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Examples of Vertically Integrated Residential Design
Concept Plan (Mixed Employment — M-E Zone)
A portion of Vanguard Village is planned for Mixed Employment in keeping with the TMISAP, and
is intended for flex uses, which may include office, light -industrial and other uses, along with a
research and development component totaling approximately 410,000 square feet. The Mixed
Employment area is not intended for residential uses. The area may include retail and service uses
that cater more to employees working in the TMISAP area as opposed to the residents of the larger
community.
The proposed Mixed Employment area in Vanguard Village borrows design elements from the
TMISAP. Building heights will range from 2 to 4 stories. Through the use of material and color
transitions, a distinctive base, body, and top will be created around the building. Fenestration of
varying widths and heights will supply sufficient natural sunlight into the space to encourage diverse,
compatible employment uses, such as a mixture of office, research and light industrial uses. Parapet
material and height variation along the top of a structure are also used to achieve further overall
visual pleasure.
PLACEMENT: FRONTAGE:
Mostly detached / small setbacks. 20% Windows. Single plane wall max. distance = bldg.
No more than 30% parking in the front height.
of buildings.
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FILENWBER:FLOOR AREA:
s. 10,000 - 1,000,000 square feet.
DESIGN: FAR:
Base, Body + Top required. >0.75.
WE PRODUCT CONCEPT STUDY
Examples of Mixed Employment Design
Concept Plan (High Density Employment — H-E Zone)
The High Density Employment area is intended for non-residential uses such as a corporate campus,
business and professional office space, research and development, and limited retail and service uses
(approximately 380,000 square feet) supporting the High Density Employment guidance of the
TMISAP. Building heights will range from 1 to 6 stories.
The High Density Employment area of Vanguard Village will borrow design elements from the
TMISAP. Buildings will be between 1 and 6 stories high, contain a minimum of 30% fenestration,
and have no parking in the front of the buildings. Through the use of material, color, pop -outs, and
building height transitions, a distinctive base, body, and top will be created around the buildings.
Buildings between 1 and 2 stories high will contain a base that encompasses the first floor of the
building, and structures between 3 and 5 stories high will contain a base that encompasses up to the
first 2 floors of the building.
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FILE KNIBER:I D21 oWl be either pitched, flat, or a combination of both, and tops will be expressed through
variations in material, fenestration patterns, architectural moldings, balconies, or other modest
projections at the line of transition between body and top. All roof equipment will be screened from
the public view. High Density Employment areas will be designed as compact urban centers as
opposed to lower density suburban -style development.
PLACEMENT:
Mostly detached / small setbacks
No parking on the front.
HEIGHTS:
1 - 6 stories.
DESIGN:
Base, Body + Top required
J
FRONTAGE:
30% Windows. Single plane wall max. distance = bldg.
height.
FLOOR AREA:
10,000 - 1,000,000 square feet.
FAR:
.1.0.
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Examples of High Density Employment Design
Ten Mile Interchange Specific Area Plan - Analysis
Project Vanguard was originally presented to the City within two years of the adoption of the
TMISAP (2007), which TMISAP boldly planned the future land uses and roads throughout this then -
agricultural area about to be impacted by the (as yet) un-built interchange at I-84 and S. Ten Mile
Road. The Project that is being reintroduced to the City as Project Vanguard reflects the remarkable
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FU NLMKP. MWl d street network changes that have occurred in Meridian and the Ten Mile interchange
009. The Project Vanguard concept plan today reflects the maturation of the land uses
and street network (completed and planned) in the Ten Mile area and still (perhaps more so) reflects
harmony with the goals and objectives of the TMISAP as well as an updated Comprehensive Plan."
The original (2009) Project concept plan was based on the TMISAP goal for a Ten Mile interchange
area that would not "empty out" at the end of a day, and that would house many employees just
around the corner or down the street from their employment.18 Today, in this era of a pandemic,
home and work are even more closely bound together.
The 2007, the TMISAP speculated about how planned street networks in the Ten Mile area would be
funded (let alone built). Today, road networks are all but complete east of Ten Mile and are firmly
taking shape on the west side of Ten Mile.19
The TMISAP for all of the Ten Mile interchange area reflects the full integration of land uses.
Project Vanguard is a rather large (at 115 acres), but smaller microcosm of the entire TMISAP. The
composite TMISAP (and Project Vanguard) includes:
• Mixed and high density employment areas to accommodate a wide variety of employers;
a A mixture of residential land use, including medium -density and high -density residential
to accommodate a wide range of lifestyles, ages and incomes;
• The location of higher densities along and near open spaces and near employment and
commercial centers;
• Appropriate use of setbacks to establish a uniform street presence and support the
pedestrian environment;
• Opportunities for retail, office and light industrial buildings;
Pathways connecting to sidewalks and a variety of open spaces to establish contiguous
pedestrian networks and further the ability to wally to work and services;
■ A well-defined street network that emphasizes internal and external connectivity, which
streets work completely for motorists, pedestrians and bicyclists; and
+ Street -oriented building design with active sidewalks and pathways.20
17 As noted in the 2019 Comprehensive Plan, one of the many planning; successes over the past decade has been the
development in the area of the Ten Mile Interchange. See, Comprehensive Plan, p. 1-7.
-A See, TMISAP, p.1-2.
1? In connection with the 2012 annexation of the properties immediately east of Project Vanguard and west of Ten
Mile, ACHD and ITD worked with the then property owners to consolidate accesses along Ten b4ile. These
agencies have provided funding for a portion of Vanguard Way extending east from Ten Mile to Project
Vanguard. This collector road will be continued to and through Project Vanguard by the applicant. See
discussion in Footnote 3.
W. Cobalt Drive is being extended west of Ten Mile.
X See, TMISAP, pp. 3-2 - 3-30.
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TREO TMAP shouts for there to be "no more lines l"21 Although the TMISAP recognizes that lines
are needed to distinguish land use designations, the goal of the TMISAP is to promote a mix of uses
making those lines "flexible",22 and to use planning, landscape and building design efforts to connect
those uses.23
A remarkable "line" that does help define Project Vanguard is the Williams Pipeline easement that
runs diagonally through Project Vanguard. Hardly a negative, the landscape, pathways, open space
and fitness areas planned for this easement aptly assist the TMISAP's call to connect land uses
through pathways, sidewalks and open spaces.24
The TMISAP calls for compliance with the City's Pathways Master Plan. The goals of the Master
Pathways Plan are furthered with two prominent pathway systems in Project Vanguard: (1) the
multipurpose trail system that bisects the Project along the 75-foot wide Williams Pipeline easement;
and (2) a major section of the Meridian Loop Pathway that runs parallel to I-84 along the entirety of
the southern border of Project Vanguard. Both pathway components invite users to experience the
generous open space -in Project Vanguard, and provide walkable routes from within Project Vanguard
to our neighbors to the north, east and west, an identified goal in the City's Pathways Master Plan.25
21 See, TMISAP, p. 3-15.
Id.
z� With our applications we have provided extensive landscape and building details but the applications are not
meant to include the detail needed for our future administrative design review application(s). The content in
the architectural design elements in the TMISAP, and in the cut sheets that accompany the TMISAP, will be
evident in that design review process. See; TMISAP pp. 3-31- 3-51.
24 While the diagonal line of the Williams Pipeline offers a great opportunity for the design and connectivity of
Project Vanguard, the diagonal does interfere slightly with the more -or -less grid street system. Please note that
there is one location on Vanguard Way (west of the Williams Pipeline easement) where the access separation is
closer than stipulated. This reduced separation is driven by the interference of the diagonal Williams Pipeline
on the essentially grid street system. The drive aisle west of the Pipeline easement is required for truck access to
the parking lot south of Vanguard Way.
25 See Pathways Master Plan, p. 4-1.
Pathway Landscape standards have been incorporated per UDC § 11-3B-12 to promote beautification along these
routes. Landscape along the pathways meets or exceeds the reconunended planter width of 5 feet.
The Meridian Loop Pathway has been thoughtfully planned with a mix of vegetative groundcover at a minimum
10-foot width from each side of the Pathway. Groupings of trees have been designed to accent and provide
coverage at connectivity nodes along the Pathway. Evergreen trees have been proposed to help create a visual
and sound barrier to Interstate-84.
The main multipurpose trail system runs through the central greenway inside the Williams Pipeline easement.
Because no trees can be planted in the easement, large color blocks of shrub, ornamental grasses and flowering
perennials have been carefully designed to highlight connectivity nodes and provide visual interest at the
pedestrian level all along the trail.
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In addition to the guidance of the TMISAP, Project Vanguard as a whole, and Vanguard Village,
specifically, supports and is harmonious with the goals and objectives of the 2019 Comprehensive
Plan. The following table lists several goals of the Comprehensive Plan, which, along with the land
use objectives and action items supported by Project Vanguard, will help keep Meridian a premier,
evolving, livable, vibrant and connected community, each of which element is addressed below.26
Specifics regarding Vanguard Village are found in italicized type.
Premier Cornmunity
Meridian recognizes that the City is uniquely situated in the Treasure Valley and has plans to
solidify itself as the region's Premier community. Those plans include: encouraging diverse
businesses and employers; and promoting employment location in emerging walkable centers
along multi -modal corridors. As a Premier community, the City is planned to evolve from an
"edge" community into a complete city with diverse housing, well -designed buildings and
amenities serving all lifestyle choices, ages and backgrounds.27
Comprehensive
a Support a balance and integration of diverse housing and neighborhood
Plan Goals
types.
• Plan for safe, attractive, and well -maintained neighborhoods that have
2.01.00 and
ample open space, and generous amenities that provide varied lifestyle
2.02.00
choices.
These housing goals are supported by a number of land use objectives and
action items in the Comprehensive Plan including:
• Encourage diverse housing options suitable for various income levels,
household sizes, and lifestyle preferences.
• Maintain a range of residential land use designations that allow diverse
lot sizes, housing types, and densities.
# Avoid the concentration of any one housing type or lot size in any
geographical area; provide for diverse housing types throughout the
City.
Locate higher density housing near corridors with existing or planned
transit, Downtown, and in proximity to employment centers.
P Encourage a variety of housing types that meet the needs, preferences,
and financial capabilities of Meridian's present and future residents.
a With new subdivision plats, require the design and construction of
pathways connections, easy pedestrian and bicycle access to parks, safe
A See, Comprehensive Plan, pp. i - vi;1-6.
27 See, Comprehensive Plan, pp. 2-1 - 2-13.
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routes to schools, and the incorporation of usable open space with
quality amenities.
• Evaluate open space and amenity requirement and criteria for
consistency with community needs and values.
* Require all new residential neighborhoods to provide complete streets,
consistent with the Transportation and Land Use Integration Plan.
• Require pedestrian access in all new development to link subdivisions
together and promote neighborhood connectivity.
• 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.
Project Vanguard includes Vanguard Commons in the northern 40 acres of the
overall Project, which contains a mix of 1-bedroom and 2-bedroom units in a
traditional apartment setting and 1-bedroom, 2-bedroom, and 3-bedroom units
in a townhome-style, multifamily setting providing diversity within Vanguard
Commons and Project Vanguard, and also diversity within the wider region
that also contains single-family detached residences.
Vanguard Village will augment those housing types and provide a good cross-
section of housing with its high density apartments located South of Vanguard
Way and immediately east of the Williams Pipeline.
In 2009, the City found that this Project, then known as Meridian Crossing,
would help diversify the economic base of the City and ensure that Meridian
became more than a "bedroom " community:
Staff finds the proposed development will provide an intense mix of
residential, commercial, and employment opportunities such as service
uses, offices, retail stores, restaurants, research and development, and
a wide variety of residential housing. Staff believes the proposed
development will provide much needed services and employment
opportunities within this area of the Cityfor residents of the Treasure
Valley as well as residents of the City. Additionally, the Ten Mile
interchange, when completed, will provide convenient access to this
development from 1-84.28
Vanguard Village was supported by the then -existing Comprehensive Plan, and
is supported by the updated Comprehensive Plan today, promoting the location
of high -density housing near transportation, employment opportunities and
amenities. Vanguard Way will be constructed with the first development phase
of Project Vanguard. With the construction of Vanguard Way, the applicant
28 See, 2009 Development Agreement, Exhibit B, p. 9.
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RENLNKP."zozl ooei can and will work with the appropriate agencies to start planning for
additional public transportation in the area as promoted by the Comprehensive
Plan.
Vanguard Village is planned to be compatible with the other land uses of
Project Vanguard and the intended planned uses for the wider TMISAP area,
and will not adversely affect nor change the essential planned character of the
.area.
Comprehensive . Enhance Meridian's economic vitality and position in the local and
Plan Goals regional economy.
2.06.00, 2.08.00, Proactively recruit and attract new businesses to the area.
and 2.09.00 These economic goals are supported by a number of land use objectives and
action items in the Comprehensive Plan including:
Diversify Meridian's economic base to establish and maintain a self-
sustaining, full -service economy.
Work to encourage a diversity of housing, recreation, and mobility
options to attract and sustain the local workforce.
* Capitalize on the City's central location by promoting more tourism
and business growth along entryways and key corridors.
o Cultivate unique and diverse destination -type activities within
Meridian's centers.
0 Promote Ten Mile, Downtown, and The Village as centers of
activity and growth.
The Comprehensive Plan points out that a strong and diverse business
community is one that is "built for business and designed for living. `9
Vanguard Village is located in that the quintessential area of Meridian that is
evolving from primarily an agriculturally -based economy to an economy of
innovation and creation where industry can create, respond and adjust rapidly,
and also attract and maintain a local workforce.30
Vanguard Village .will provide economic opportunities for the City and promote
the economic welfare of the Ten Mile Interchange area as well as the rest of
Meridian.
Evolving Community
29 See Comprehensive Plan, pp. 2-9 - 2-1-3.
3� See Comprehensive Plan, p. 210.
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FILE NWBER: H-�1-0Wl ecognizes that the City is strategically located in the Treasure Valley yet, to help ensure
7sustainable growth, the City is planning for adequate services and infrastructure focused in
strategic areas such as the Ten Mile Interchange.
Comprehensive . Recognize that Meridian's population will continue to grow and
Plan Goals positively foster Meridian's continued growth.
* Maintain, improve, and expand the City's infrastructure to meet existing
3.01.00, 3.02.00, and growing demands in a timely, orderly, and logical manner.
3.03.00, 3.04.00, a Direct and prioritize development in strategic areas and in accordance
3.05.00, 3.06.00 with corridor and special area plans.
and 3.07.00 * Shape the future of the City through implementation and coordination of
long range planning efforts.
• Ensure that all planning, zoning and land use decisions balance the
interests of the community by protecting private property rights for
current citizens and future generations.
* Ensure that all planning, zoning and land use decisions balance the
interests of the community by protecting private property rights for
current citizens and firture generations.
i Ensure a variety and balance of land uses within the Area of City
Impact.
• Encourage compatible uses and site design to minimize conflicts and
maximize use of land.
These growth and population goals are supported by a number of land use
objectives and action items in the Comprehensive Plan including:
• Evaluate development proposals based on consistency with the vison
as well as physical, social, economic, environmental, and aesthetic
criteria.
* Phase -in developments in accordance with their connection to the
municipal sewer and water system and the provision of other
necessary infrastructure and services.
+ Plan for an appropriate land use mix, recreational and civic facilities,
and phased service extension within specific area plans and urban
renewal districts.
• Continue to develop and implement the desired vision in special
areas, areas with specific plans, and along key transportation
corridors.
* Plan for an appropriate mix of land uses that ensures connectivity,
livability, and economic vitality.
e 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.
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s Require all new development to create a site design compatible with
surrounding uses through buffering, screening, transitional densities,
and other best site design practices.
• Require appropriate landscaping, buffers, and noise mitigation with
new development along transportation corridors (setback,
vegetation, low walls, berms, etc.).
* Where feasible, encourage large transmission and pipeline utility
corridors to function as transitional buffers, parkland, pathways, and
gathering spaces within and adjacent to their right of way.
■ Require pedestrian circulation plans to ensure safety and convenient
access across large commercial and mixed -use developments.
• Coordinate with transportation agencies to align future needed
infrastructure with land use plans and implement through the
development review processes.
Integrate the Meridian Pathways Master Plan into the site
development review process to ensure planned paths are built out as
adjacent land develops.
Vanguard Village has been the beneficiary of extensive infrastructure
planning in the TMISAP area, which was recognized by the City when the
Project (then named "Meridian Crossing') was annexed in 2009:
When the City established its Area of City Impact, it planned to
provide City services to the subject property. Municipal services
are available to the subject property and will be provided in the
following manner:
* Sanitary sewer and water service is available to be extended
to the subjectproperty.
■ The lands will be serviced by the Meridian Fire Department
(MFD).
■ The lands will be serviced by the Meridian Police
Department (MPD).
a The roadways adjacent to the subject lands are currently
owned and maintained by the Ada County Highway District
(ACHD). This service will not change.
■ The subject lands are currently serviced by the Joint School
District 42. This service will not change.
■ The subject lands are currently serviced by the Meridian
Library District. This service will not change.
Municipal, fee -supported, services will be provided by the Meridian
Building Department, the Meridian Public Works Department, the
Meridian Water Department, the Meridian Wastewater Department,
the Meridian Planning Department, Meridian Utility Billink.
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Services, and Sanitary Services Company.
The City was able to make the finding in 2009 that the proposed uses will be
supported by essential public services; the same is true today.
The land uses in Project Vanguard that will make use of the planned and
built municipal services reflect what the Future Land Use Map calls an
appropriate 'port/olio " of land uses. The TMISAP, which is an addendum
to the Comprehensive Plan, "places an emphasis on a mix of uses, both
residential and commercial; new employment areas; higher density
residential; a planned collector road network and design guidelines. "32
The medium high -density and high -density residential areas in Project
Vanguard are appropriately located near employment areas and
incorporate connectivity to provide convenient access to jobs for residents.
Connectivity is extensively provided with pathways and open space with
attractive gathering spaces and amenities to help call out the Project's
identity. High quality architectural design and materials also promoting
the Project's identity will be confirmed during the Project's administrative
design review.31
Project Vanguard reflects the mixed use considerations identified in the
Comprehensive Plan that avoid single -use development. These
considerations include: at least three types of land uses; higher density
residential near areas of employment destination; active leisure spaces
integrated into the development; convenient pedestrian circulation; and
opportunities for placemaking.34
Livable Commijriity.
Fairly sharing the benefits and burdens of our increasingly urban lives can be a good measure of a
livable community, and Meridian's Comprehensive Plan provides the overview:
"Quality of life" represents the social well-being of individuals in a community;
"livability" is a term used to express the overall relationship between community members
and the satisfaction they derive from their surroundings. Quality of life and livability
factors can be both public service -related and derived from natural and constructed open
}1 2009 Development Agreement, Exhibit B, p. 9.
x3 Comprehensive Plan, p. 3-19.
M See, Comprehensive Plan, p. 3-10.
Ii See, Comprehensive .Plan, p. 3-13.
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FUNWKP.ozi Wl ce and amenities. Elements such as security, parks, trails, recreation, and natural
resources contribute to the overall livability of an area. Quality of life factors have a direct
7 connection to citizens' health, happiness, and prosperity.35
Comprehensive Develop a connected, comfortable, and comprehensive network of
Plan Goal multi -purpose pathways.
4.04.00
These parks and pathways goals are supported by a number of land use
objectives and action items in the Comprehensive Plan including:
a Seamlessly connect local pathways with regionally significant
pathways.
a Ensure that new development and subdivisions connect to the
pathway system.
Provide options for passive recreational opportunities not typically
supplied by parks and facilities, such as jogging, walking, and
bicycling.
• Link pathways to important pedestrian generators, environmental
features, historic landmarks, public facilities, Town Centers, and
business districts.
• Facilitate accessibility of pathway system for people of all abilities,
pedestrians, bicyclists, and other non -motorized pathway users.
A good portion of this section of the Comprehensive Plan encourages
enhancement of the quality of citizens' lives through the expansion of the
public park system. Still, the City recognizes that the open space and
pathways are "stronger" with the input ofprivate development.36 Project
Vanguard overall, and Vanguard Village specifically, have facilitated
accessibility to the pathway system running along the Williams Pipeline
easement and parallel to I-84 consistent with both the Comprehensive Plan
and the Meridian Pathway Master Plan.
Vibrant Cormnunity
Meridian plans for a vibrant community that enhances the built environment, and incorporates
amenities and gathering places — all of which promote social interaction.
33 Comprehensive Plan, p. 4-1.
.2�6 See, Comprehensive Plan, p. 4-2.
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5.01.00, 5.03.00
• Sustain, enhance, promote, and protect elements that contribute to
livability and a high quality of life for all Meridian residents.
These character and design goals are supported by a number of land use
objectives and action items in the Comprehensive Plan including:
a ]Foster a walkable and bikeable community through good site and
street design.
Provide pathways, crosswalks, traffic signals and other
improvements that encourage safe, physical activity for pedestrians
and bicyclists.
Plan for and encourage neighborhoods that provide reasonable
pedestrian and bicycle access to services like healthcare, daycare.
grocery stores, and recreational areas.
• Support beautiful and high quality development that reinforces
neighborhood character and sustainability.
Promote area beautification and community identity through context
sensitive building and site design principles, appropriate signage,
and attractive landscaping.
e Require appropriate building design, and landscaping elements to
buffer, screen, beautify, and integrate commercial, multifamily, and
parking lots into existing neighborhoods.
! Require attractive landscaping and pedestrian friendly design within
new developments.
As evident by the elaborate site and landscape plans, Project Vanguard and
Vanguard Village promote livability and vibrancy through beautification,
identity ofplace and social interaction. As identified in the Comprehensive
Plan, the features contained within Project Vanguard and Vanguard Village
will offer "residents, visitors, and employees distinctive, safe, and inviting
environments. "31 Cohesive design elements of the buildings within
Vanguard Village will be explored during the design review process. A sign
design package that provides directions and promotes mobility will also be
explored separately.
Connected Community
Meridian has consistently joined with its transportation partner agencies (i.e., ITD and ACHD) to
plan for the functional integration of both land use and transportation. Planning for an appropriate
mix and intensity of land use will ensure the planning for all modes of transportation: pedestrians;
vehicles; bicycles; and transit.
� Comprehensive Plan, -p. 5-2.
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• Facilitate the efficient movement of people and products to and from the
City.
The transportation and streets goal is supported by a number of land use
objectives and action items in the Comprehensive Plan including:
# Support multi -modal and complete -street transportation
improvements.
Pursue construction of the City's pathways network.
+ Work with transportation providers to implement transportation
plans, projects, and studies.
* Require pedestrian access connectors in all new development to link
subdivisions together and to promote neighborhood connectivity as
part of a community pathway system.
+ Encourage new development to include buffered sidewalks, a
sidewalk separated from the motor vehicle lane by a planter strip,
especially on collector and arterial roadways.
* Enhance existing transportation systems.
+ Reduce the number of existing access points onto arterial streets by
using methods such as cross -access agreements, access management,
and frontage/backage roads, and promoting local and collector street
connectivity.
+ Require new development to establish street connections to existing
local roads and collectors as well as to underdeveloped adjacent
properties.
+ Work with transportation agencies and private property owners to
preserve transportation corridors, future transit routes and
infrastructure, road, and highway extensions, and to facilitate access
management.
o Consider ACHD's Master Street Map (MSM), Complete Streets
Policy and the Transportation and Land Use Integration Plan in all
land use decisions.
In 2009, the City reviewed the concept plan's transportation plan and:
finds the basic alignment of the streets shown on the concept plan is
consistent with the transportation plan contained in the TAESAP. Staff
also recognizes that the alignment may change slightly with future
development of this site and adjacent properties. The concept plan
depicts ... safe and efficient traffic circulation in accordance with the
TMISAP. The applicant proposes to accommodate various modes of
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Conclusion
transportation within the site including vehicle, bicycle, and
pedestrian.38
In addition, the City found:
The concept plan shows vehicular connections to two stub streets at the
north and northwest boundaries from the Barraya [sic] Subdivision and
has been developed consistent with the overall circulation pattern
contemplated in the TUNAP."
In so many ways, little has changed since 2009: the connections to Baraya
Subdivision to the north are still provided; after adjacent properties to the
east were annexed into the City in 2012, as hypothesized by staff in 2009,
the alignment of Vanguard Way has changed slightly; and, as promoted by
the TMISAP, the number of access points onto an arterial street (in this
case, Ten Mile Road) have been reduced to one at Vanguard Way. Please
refer to the discussion in footnote 3.
Vanguard Village is designed to support multi-modal/complete streets
internally as shown on the street cross sections in Sheets C2.3 and C2.4 of
the Preliminary Plat submittal and Sheets L6.04 and L6.05 of the
Landscape submittal. As provided in greater detail in the Transportation
Impact Study submitted with the applications, traffic analysis through the
year 2030 indicates the need for limited number of transportation
improvements both without and with the added traffic from Project
Vanguard. 40
Meridian 118 and LDK have worked diligently together to create a concept plan and applications that
reflect, in Project Vanguard, a microcosm of the TMISAP guidance to promote livability, vibrancy
and interaction, all of which will offer residents, visitors and employees a distinctive and inviting
environment.
Sonya, I, and all of the consultants, have appreciated the time that you, Bill Parsons, and other
Meridian staff members have spent with us all to help us understand the steps needed to provide you
with thorough applications in connection with Project Vanguard. Should you have questions or
-*' 2009 Development Agreement, Exhibit B, p. 9.
`" 2009 Development Agreement, Exhibit B, p. 9.
411 See, Meridian 118 Traffic Impact Study, August 2021, prepared by T-O Engineers.
2021
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�jj%Utja_R,H2°2'0— jther information in order to process these applications, please do not hesitate to contact
Sincerely,
JoAnn C. Butler
C:
Jim Zieter
Adam Garcia
Airalea Newman
Denton Kelly
John Carpenter
Trey Gundlach
Jaime Snyder
Srinivasa Nookala
Bill White
Deborah Nelson
Encl. Tab 1: Contact Information:
Developers and Consultants
Tab 2: Summary Zoning Analysis — Vanguard Village Vertically Integrated Residential