PZ - Narrative
601 W. Bannock Street Gary G. Allen Elizabeth A. Koeckeritz Samuel F. Parry
PO Box 2720 Charlie S. Baser Neal A. Koskella Randall A. Peterman
Boise, ID 83701 Christopher J. Beeson Michael P. Lawrence Blake W. Ringer
Telephone: 208-388-1200 Jason J. Blakley Franklin G. Lee Michael O. Roe
Facsimile: 208-388-1300 Clint R. Bolinder David R. Lombardi Cameron D. Warr
Jeff W. Bower Lars E. Lundberg Robert B. White
www.givenspursley.com
Preston N. Carter Kimberly D. Maloney Michael V. Woodhouse
Jeremy C. Chou Kenneth R. McClure
Michael C. Creamer Kelly Greene McConnell
Amber N. Dina Alex P. McLaughlin William C. Cole (Of Counsel)
Bradley J. Dixon Melodie A. McQuade
Thomas E. Dvorak Christopher H. Meyer
Debora Kristensen Grasham L. Edward Miller Kenneth L. Pursley (1940-2015)
Donald Z. Gray Judson B. Montgomery James A. McClure (1924-2011)
Brian J. Holleran Deborah E. Nelson Raymond D. Givens (1917-2008)
Kersti H. Kennedy W. Hugh O’Riordan, LL.M.
December 10, 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
site (the “Site”) is located at 1085 S Ten Mile Road, Meridian, ID 83642 and includes Parcel No.
S1215244200.
I NTRODUCTION
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
1
agreement modification, preliminary plat, and one conditional use permit. This narrative
focuses on LDK Ventures’ proposed development of Vanguard Crossing, in support of the
1
A prior version of this narrative represented that we were applying for two conditional use permits; that
is error and we are only applying for one conditional use permit.
December 29, 2021
Page 2
2
request to rezone the 40-acre Site from R-40, M-C, and C-C to R-15, a conditional use permit
application 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.
2
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.
December 29, 2021
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S ITE P LAN
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.
December 29, 2021
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R ESIDENCES
Vanguard Crossing will include a mix of 1, 2 and 3-bedroom units, ranging from 758 square feet
to 1693 square feet.
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
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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.
O PEN S PACE AND A MENITIES
Vanguard Crossing will include approximately 9.64 acres (or 24%) of qualified open space,
which exceeds City Code requirements.
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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
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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.
December 29, 2021
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C OMPATIBILITY WITH S URROUNDING U SES
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
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western edge of the project.
S ERVICES
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.
T RANSPORTATION
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.
C OMPLIANCE WITH TMISAP G OALS
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
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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).
December 29, 2021
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C OMPLIANCE WITH C OMPREHENSIVE P LAN G OALS
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
3
majority of the Site is designated as Medium High Density Residential on the FLUM. 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.
3
“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.
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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
December 29, 2021
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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
December 29, 2021
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connectivity between current and future developments and uses on all sides
of the property.
C OMPLIANCE WITH Z ONING C RITERIA
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.
C OMPLIANCE WITH CUP C RITERIA
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
December 29, 2021
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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.
December 29, 2021
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CUP G ENERAL C ONDITION OF A PPROVAL
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.
C ONCLUSION
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
December 29, 2021
Page 17
EXHIBIT A
TAB 1
PROJECT VANGUARD
CONTACT INFORMATION: APPLICANTS AND CONSULTANTS
PROPERTY OWNER,
DEVELOPER
AND APPLICANT
(SOUTH 74 ACRES): Meridian 118, LLC, a Nevada limited liability company
3005 W. Horizon Ridge Parkway
Suite 141
Henderson, NV 89052
702-436-3133
James Zeiter, Manager
jzeiter@insightinvestmentpartners.com
Airalea Newman, Project Manager
702-524-5681
ANewman@insightinvestmentpartners.com
DEVELOPER AND
APPLICANT
(NORTH 40 ACRES): LDK Ventures, LLC
3140 Peacekeeper Way
McClellan, CA 95652
916-965-7100
Denton Kelley, Managing Principal
dkelley@ldkcapital.com
Trey Gundlach, Vice President of Development
TGundlach@mcclellanpark.com
Srinivasa Nookala, P.E.
SNookala@ldkventures.com
208-369-6620
ENGINEERS: T-O Engineers
2471 Titanium Place
Meridian, ID 83642
208-323-2288
John Carpenter, P.E.
jcarpenter@to-engineers.com
Bill White, Transportation Engineer
bwhite@to-engineers.com
PROJECT VANGUARD
CONTACT INFORMATION: APPLICANTS AND CONSULTANTS - 1
MERIDIAN 118
ARCHITECT: Adam Garcia, Project Manager
Cushing Terrell
800 W. Main Street, #800
Boise, ID 83702
208-577-5660
adamgarcia@cushingterrell.com
MERIDIAN 118
LANDSCAPE
ARCHITECT: T-O Engineers
2471 Titanium Place
Meridian, ID 83642
208-323-2288
Jaime Snyder, Landscape Architect
208-323-2288 ext. 128
208- 867-6597
jsnyder@to-engineers.com
LDK LANDSCAPE
ARCHITECT: Tim Slazinik
GGLO
1301 First Avenue, Suite 301
Seattle, WA 98101
206-902-5424
TSlazinik@GGLO.com
MERIDIAN 118
LEGAL: Santoro Whitmire
Andy Glendon
10100 W. Charleston Blvd. #250
Las Vegas, NV 89135
702-948-8771
aglendon@santoronevada.com
Butler Spink, LLP
JoAnn C. Butler
967 E. Parkcenter Blvd. #313
Boise, ID 83706
208-388-1082
jbutler@butlerspink.com
LDK LEGAL: Givens Pursley LLLP
Deborah E. Nelson
601 W Bannock St.
Boise, ID 83702
208-388-1215
den@givenspursley.com
PROJECT VANGUARD
CONTACT INFORMATION: APPLICANTS AND CONSULTANTS - 2
BUTLER IE SPINK -0.
ATTO R N EYS AT LAW
JOANN BUTLER
208.388.1093
JBUTLER@BUTLERSPINK.COM
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
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 2
Introduction
"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").
Van uard Villa e—Overview of Concept 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.2
1 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.
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City of Meridian
c/o Sonya Allen
Page 3
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TMISAP Land Use Ma and Transportation Routes for the Vicinity of Project Vanguard
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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
October 7, 2021
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c/o Sonya Allen
Page 4
Streets will be constructed as "Complete Streets" as outlined in the TMISAP. Various modes of
transportation 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
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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.
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.
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 5
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October 7, 2021
City of Meridian
c/o Sonya Allen
Page 7
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.'
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.8
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
S See,2009 Development Agreement,Exhibit B,p.11.
8, 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.
Id.
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
October 7, 2021
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c/o Sonya Allen
Page 8
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").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;
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.
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 I 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.
a� UDC g 11-513-3.F
1 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 TMISAP that will be addressed for all buildings and areas in the future
administrative design review application(s)for Project Vanguard.
October 7, 2021
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base that encompasses up 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. 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: FRONTAGE:
No front setbacks/Build to lot line. 40%of linear dimension of street level
Attached buildings. Hold the corners.No frontages shall be in windows or doorways.
parking in the front of buildings.
UNIT RANGE:
HEIGHTS: 8-12 units/acre.No more than 30%of ground
1 - 4 stories. level development to be used for residences.
DESIGN: FAR:
Base, Body +Top required. 1.0 - 1.25 or more.
t
Examples of Mixed Use Commercial/Retail in the C-C Zone
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Concept Plan (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 [ADC
regulations applicable to all districts,'2 as well as the UDC regulations applicable to multifamily
development in particular.13 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
See,UDC Title 11,Chapter 2.
See,UDC Title 11-4-3-27.
14 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§11-4-3-41.1).
75 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.
ib 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 that 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.
October 7, 2021
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c/o Sonya Allen
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- �14
C-C PRODUCT CONCEPT STUDY
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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HEIGHTS: FLOOR AREA:
1 - 4 stories. 10,000 - 1,000,000 square feet.
DESIGN: FAR:
Base, Body+Top required. >0.75.
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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.
October 7, 2021
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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. 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: FRONTAGE:
Mostly detached/small setbacks. 30% Windows. Single plane wall max. distance=bldg.
No parking on the front. height.
HEIGHTS: FLOOR AREA:
1 - 6 stories. 10,000 - 1,000,000 square feet.
DESIGN: FAR:
Base, Body+Top required. .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
October 7, 2021
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Page 14
land use and street network changes that have occurred in Meridian and the Ten Mile interchange
area since 2009. 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 walk 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
13 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.
ill See,TMISAP,p.1-2.
J9 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 Mile. 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.
20 See,TMISAP,pp.3-2-3-30.
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The TMISAP shouts for there to be "no more lines!i21 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.
22 Id.
xi 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.
2+ 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 recommended 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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Comprehensive Plan -Analysis
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 • 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.
• Encourage a variety of housing types that meet the needs, preferences,
and financial capabilities of Meridian's present and future residents.
• With new subdivision plats, require the design and construction of
pathways connections, easy pedestrian and bicycle access to parks, safe
See,Comprehensive Plan,pp.i-vi;1-6.
27 See,Comprehensive Plan,pp.2-1-2-13.
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 17
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 City for 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
o,f Pro sect Vanguard With the construction of Vanguard Way, the applicant
See,2009 Development Agreement,Exhibit B,p.9.
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 18
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.
• Cultivate unique and diverse destination-type activities within
Meridian's centers.
• 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 "builtfor business and designed for living. ,29
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.2-9-2-13.
30 See Comprehensive Plan,p.2-10.
October 7, 2021
City of Meridian
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Page 19
Meridian recognizes that the City is strategically located in the Treasure Valley yet,to help ensure
sustainable 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.
i 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.
■ 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
sustainabili .
October 7,2021
City of Meridian
c/o Sonya Allen
Page 20
# 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 subjectproperty. 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 subject property.
The lands will be serviced by the Meridian Fire Department
(MFD).
■ The lands will be serviced by the Meridian Police
Department (MPD).
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 Billing
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 21
Services, and Sanitary Services Company.31
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 `portfolio" 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.33
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
1,ivahle Cmm Ill Lill LY
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
s� 2009 Development Agreement,Exhibit B,p.9.
Comprehensive Plan,p.3-19.
See,Comprehensive Plan,p.3-10.
34 See,Comprehensive Plan,p.3-13.
October 7, 2021
City of Meridian
c/o Sonya Allen
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space 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
connection to citizens' health, happiness, and prosperity.35
Comprehensive e 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:
• Seamlessly connect local pathways with regionally significant
pathways.
• 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 of private 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 Community
Meridian plans for a vibrant community that enhances the built environment, and incorporates
amenities and gathering places—all of which promote social interaction.
�5 Comprehensive Plan,p.4-1.
m See,Comprehensive Plan,p.4-2.
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 23
Comprehensive . Sustain, enhance, promote, and protect elements that contribute to
Plan Goals livability and a high quality of life for all Meridian residents.
5.01.00, 5.03.00
These character and design goals are supported by a number of land use
objectives and action items in the Comprehensive Plan including:
■ Foster a walkable and bikeable community through good site and
street design.
a 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.
* 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.
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 24
Comprehensive + Facilitate the efficient movement of people and products to and from the
Plan Goal City.
6.01.00
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, fixture transit routes and
infrastructure, road, and highway extensions, and to facilitate access
management.
• 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 TMISAP. 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 o
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 25
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 TMISAp.39
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
Conclusion
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.
45 See,Meridian 118 Traffic Impact Study,August 2021,prepared by T-O Engineers.
October 7, 2021
City of Meridian
c/o Sonya Allen
Page 26
require further information in order to process these applications, please do not hesitate to contact
me.
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
Narrative in Support of Alternative Compliance
Please note that we are requesting alternative compliance for setbacks for the residential
buildings located on Sunset Point Way and Coral Reef. On collector streets, the R-15 district
requires 20 feet between the back of the sidewalk and the living area of a building. Our setbacks
are 17 feet from the back of the sidewalk to the building.' These streetscapes and setbacks were
designed in large compliance with the TMISAP and exceed the ten foot minimum setback
required in the Multifamily Development specific use standards. UDC § 11-4-3-27.B.1.
Alternative compliance is permitted for deviations from Structure and Site Design Standards,
UDC § 11-3A-19. The purpose of the structure and site design standards is to (i) encourage site
design that provides an interconnected network of walkways,pathways, streets and/or drive
aisles that combined promote pedestrian and vehicular mobility within the development and
connect to adjacent developments and(ii)to facilitate the efficient movement of traffic into, out
of, and through a site,protect pedestrian and bicycles users, establish an aesthetically consistent
street presence and limit the visual impacts of large parking areas on a site. 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.
Strict compliance with the 20 foot setback requirement is inconsistent with the design principles
of the TMISAP, specifically, "street-oriented design" as set forth in the TMISAP (3-33). As
explained in the TMISAP, "one of the most critical factors in creating a successful urban
environment is the relationship of development to the street. Building at or close to the property
line creates a consistent edge to the public space and makes streets more friendly and walkable."
Id. The residential buildings have been placed closer to the street frontage to encourage a more
pedestrian-friendly, urban environment, where residents in Vanguard Commons feel comfortable
walking to nearby retail and employment centers.
These streets have been modeled as Street Section D, residential collector streets (TMISAP, p 3-
21, 3-23). As described in the TMISAP, residential collector streets "serve the local access needs
of residential, live/work, and commercial activities within a residential neighborhood or mixed
use residential area. Buildings on these streets have limited setbacks behind the sidewalk and
a tree lawn is provided. Generally, frontage by detached single-family homes is discouraged in
favor of rowhome, townhome and higher density residential development. On-street parking is
also allowed." (TMISAP, p. 3-23 (emphasis added).)As shown on the site plan, these residential
buildings have a smaller setback behind the sidewalk, and a tree lawn is provided on the carriage
strip.
The Medium High Residential land use designation of Vanguard Commons further supports
alternative compliance for these setbacks. As depicted in the photographs in the TMISAP, the
residential buildings within the Medium High Residential land use designation all have minimum
setbacks from the street.
1 Our setback is 17 feet to the living area of the building;it is between 12-14 feet to the private outdoor space(patios
and decks).
'IT
.... ......... .......
Alternative compliance may be granted if strict adherence to the design standards creates
inconsistency in the design objectives of the proposed development. Here, in order to maintain
consistency between the city code design standards and the design objectives of the TMISAP, we
are requesting alternative compliance from the setback requirements. Our design objective was
to create an urban, pedestrian-friendly multi-family development that complied with the
TMISAP and the City's design standards. The collector street setback required for the R-15
district is inconsistent with compliance with TMISAP design, land use and transportation
objectives. We are unable to meet the both TMISAP design objectives and the City code design
standards if we are not granted this request for reduced collector street setbacks.
The streetscape design and pedestrian-friendly elements incorporated into the development
create a strong sense of place and a better neighborhood for these citizens to enjoy. For these
reasons, we request alternative compliance for the setbacks along Sunset Point Way and Coral
Reef.
GIVENS PURSLEYLLP
Attorneys and Counselors at Law
601 W.Bannock Street Gary G.Allen Elizabeth A.Koeckeritz Samuel F.Parry
PO Box 2720 Charlie S.Baser Neal A.Koskella Randall A.Peterman
Boise,ID 83701 Christopher J.Beeson Michael P.Lawrence Blake W.Ringer
Telephone:208-388-1200 Jason J.Blakley Franklin G.Lee Michael O.Roe
Facsimile:208-388-1300 Clint R.Bolinder David R.Lombardi Cameron D.Warr
Jeff W.Bower Lars E.Lundberg Robert B.White
www.givenspursley.com Preston N.Carter Kimberly D.Maloney Michael V.Woodhouse
Jeremy C.Chou Kenneth R.McClure
Michael C.Creamer Kelly Greene McConnell
Amber N.Dina Alex P.McLaughlin William C.Cole(Of Counsel)
Bradley J.Dixon Melodie A.McQuade
Thomas E.Dvorak Christopher H.Meyer
Debora Kristensen Grashom L.Edward Miller Kenneth L.Pursley(1940-2015)
Donald Z.Gray Judson B.Montgomery James A.McClure(1924-2011(
Brian J.Holleran Deborah E.Nelson Raymond D.Givens(1917-2008)
Kersti H.Kennedy W.Hugh O'Riordan,LL.M.
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
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',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.
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.
I F
{ II
�ew.wturmtinc,lY,. i i
•f3}[ I I
- I I
IFr
i
I Q
I '
I
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.
a
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.
FRONT ELEVATION
ire-=r c
O VERTICAL HARDIE PLANK SIDING-GREY
ti { HORIZONTAL HARDIE PLANK SIDING-GREEN
Q HORIZONTAL HARDIE PLANK SIDING•WOOD
Q HARDIE PLANK SOFFIT MATERIAL
CEDAR POSTS S BEAMS
Q ASPHAVSHINGLES
BACK ELEVATION StDEELEVATH)N
I-11
- I
� 1 1
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:
FRONT ELEVATION
raaavecaaerc muss O VERTICAL HARDIE PLANK SIDING-GREY
ElLi 1 a HORIZONTAL HARDIE PLANK SIDING-GREEN
_ Itra x
® HORIZONTAL HARDIE PLANK SIDING•WOOD
0 HARDIE PLANK SOFFIT MATERIAL
fi ® CEDAR POSTS&BEAMS
LE�11 ® ASPHALT SHINGLES
CW•D^
BACK ELEVATION SIDE ELEVATION
Hoar ecaarrc rain
Ilk
ut�
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.
NW AMENITY SPINE NOT TO SCALEQ CENTRAL AMENITY SPINE NOT TO SCALED
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
i
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 thm 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 s ace 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.
3.07.01 A 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.
4.04.01 B 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 o pathways or walking andjogging.
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.
5.03.01 B 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 re ion'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
rH,k 1HY1 1F.x1 I
iH�' LH=e 'RI
P1Y E
PHASING LEGENDS 1--a IH.T: —.1 •I
PHASE I rz T_-' T,,.� DI•T L t'. nI.7 a nluL 1
r "H,-3 1-s4 TH
.aa. T-3s Tit
'Hna Tom
PH AS L'2 .I„ T•Iu: T.,.,
�ICUSE T-115 141r3
IH� T.4-
.-IAA lII.3
A T-xl ;- T 1`5
T4t3
rHPS rH..r,
SUILrDINO TYPE L�0ENN: Wy_
IH.d
-A 1H-5
GA -GARDEN APARTMENTS 910TAi re H.o H=a ".' n1u�.
CLUBHOUSE CLUBHOUSE 1 TOTAL Hn`R
AME AMEN111ES BUILDING 2 TOTAL
T14y3 TOWN HCIMIE BUI�ING 03 B TOTAL
TH#4 TOWN 400AE BUILa1t4G#4 11 TOTAL
TH#5 -TOWN ROME BUILDING#5 13 T0TAL
TH#6 TOWN 110+AE BUILDING 44 95 TOTAL —
TH*7 -T0WN lf0AAE 9U 01114Ca 47 G1d 70TAG
PROJECT DATA FOR VANGUARD CROSSING
BUILDINGS AND UNITTYPES UNIT SQUARE FOOTAGE PRIVATEOPEN SPACE GARDEN APARTMENTS TH-BUILDING#3 TH-BUILDING## TH-BUILDING 95 TH-BUILDING US TH-BUILDING#7 TOTAL
TOTAL#OF BUILDINGS OVERALL 9 18 11 13 5 4 60
TOTAL#OF UNITS PER BUILDING 24 6 8 8 4 4 552
PHASEI-#OF BUILDINGS 9 12 6 13 4 0 A#
UNITTYPE-I RED-FLAT 7585F 90 SF 12 0 0 0 0 0 VIA
UNITTYPE-2 BED-FLAT 1055 SF 80 SF 12 0 0 0 0 0 108
UNIT TYPE-A UNIT-TH FLAT 868 SF 84 SF 0 2 2 2 0 2 fit
UNIT TYPE-BUNIT-TH FIAT 1192 SF 91 SF 0 2 2 2 0 2 62
UNIT TYPE-C UNIT-TH 2STORY 1693 SF 84 SF 0 2 0 4 4 0 92
UNIT TYP E-DUNIT-TH FIAT A50 SF 102SF 0 0 2 0 0 0 12
UNIT TYPE-E UNIT-TH FLAT 1345 SF 91 SF 0 0 2 0 0 0 12
dues nutirrLude�rsles
CLUB HOUSE-1STORY 9368 SF
(11 AMENITY BUILDI NG-1STORY 1800 SF
TOTAL 456
PHASE II-#OF BUILDINGS 0 6 S 0 1 4 16
UNIT TYPE-A UNIT-TH FIAT 868 SF 845F 0 2 2 2 0 2 M
UNIT TYPE-BUNIT-TH FIAT 1198 SF 91 SF 0 2 2 2 0 2 30
UNIT TYPE-C UNIT-TH 2STORY 1693 SF 84 SF 0 2 0 4 4 0 16
UNIT TYPE-DUNIT-TH FIAT 950 SF 1025F 0 0 2 0 0 0 10
U NIT TYPE-E UNIT-TH FIAT 1345 SF 91 SF 0 0 2 0 0 0 10
.-"de gores
(11 AMEN ITY BUILD NG-1STORY 1800 SF
TOTAL 96
•ALL APARTMENTSARE 33TOAY
'ALL M ORTOHPL NOMESALE2 STORY
GIVENS PURSLEYLLP
Attorneys and Counselors at Law
601 W.Bannock Street Gary G.Allen Elizabeth A.Koeckeritz Samuel F.Parry
PO Box 2720 Charlie S.Baser Neal A.Koskella Randall A.Peterman
Boise,ID 83701 Christopher J.Beeson Michael P.Lawrence Blake W.Ringer
Telephone:208-388-1200 Jason J.Blakley Franklin G.Lee Michael O.Roe
Facsimile:208-388-1300 Clint R.Bolinder David R.Lombardi Cameron D.Warr
Jeff W.Bower Lars E.Lundberg Robert B.White
www.givenspursley.com Preston N.Carter Kimberly D.Maloney Michael V.Woodhouse
Jeremy C.Chou Kenneth R.McClure
Michael C.Creamer Kelly Greene McConnell
Amber N.Dina Alex P.McLaughlin William C.Cole(Of Counsel)
Bradley J.Dixon Melodie A.McQuade
Thomas E.Dvorak Christopher H.Meyer
Debora Kristensen Grashom L.Edward Miller Kenneth L.Pursley(1940-2015)
Donald Z.Gray Judson B.Montgomery James A.McClure(1924-2011(
Brian J.Holleran Deborah E.Nelson Raymond D.Givens(1917-2008)
Kersti H.Kennedy W.Hugh O'Riordan,LL.M.
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
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',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.
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.
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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.
a
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.
FRONT ELEVATION
ire-=r c
O VERTICAL HARDIE PLANK SIDING-GREY
ti { HORIZONTAL HARDIE PLANK SIDING-GREEN
Q HORIZONTAL HARDIE PLANK SIDING•WOOD
Q HARDIE PLANK SOFFIT MATERIAL
CEDAR POSTS S BEAMS
Q ASPHAVSHINGLES
BACK ELEVATION StDEELEVATH)N
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- I
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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:
FRONT ELEVATION
raaavecaaerc muss O VERTICAL HARDIE PLANK SIDING-GREY
ElLi 1 a HORIZONTAL HARDIE PLANK SIDING-GREEN
_ Itra x
® HORIZONTAL HARDIE PLANK SIDING•WOOD
0 HARDIE PLANK SOFFIT MATERIAL
fi ® CEDAR POSTS&BEAMS
LE�11 ® ASPHALT SHINGLES
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BACK ELEVATION SIDE ELEVATION
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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.
NW AMENITY SPINE NOT TO SCALEQ CENTRAL AMENITY SPINE NOT TO SCALED
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
i
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 thm 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 s ace 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.
3.07.01 A 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.
4.04.01 B 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 o pathways or walking andjogging.
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.
5.03.01 B 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 re ion'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
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iH�' LH=e 'RI
P1Y E
PHASING LEGENDS 1--a IH.T: —.1 •I
PHASE I rz T_-' T,,.� DI•T L t'. nI.7 a nluL 1
r "H,-3 1-s4 TH
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PH AS L'2 .I„ T•Iu: T.,.,
�ICUSE T-115 141r3
IH� T.4-
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A T-xl ;- T 1`5
T4t3
rHPS rH..r,
SUILrDINO TYPE L�0ENN: Wy_
IH.d
-A 1H-5
GA -GARDEN APARTMENTS 910TAi re H.o H=a ".' n1u�.
CLUBHOUSE CLUBHOUSE 1 TOTAL Hn`R
AME AMEN111ES BUILDING 2 TOTAL
T14y3 TOWN HCIMIE BUI�ING 03 B TOTAL
TH#4 TOWN 400AE BUILa1t4G#4 11 TOTAL
TH#5 -TOWN ROME BUILDING#5 13 T0TAL
TH#6 TOWN 110+AE BUILDING 44 95 TOTAL —
TH*7 -T0WN lf0AAE 9U 01114Ca 47 G1d 70TAG
PROJECT DATA FOR VANGUARD CROSSING
BUILDINGS AND UNITTYPES UNIT SQUARE FOOTAGE PRIVATEOPEN SPACE GARDEN APARTMENTS TH-BUILDING#3 TH-BUILDING## TH-BUILDING 95 TH-BUILDING US TH-BUILDING#7 TOTAL
TOTAL#OF BUILDINGS OVERALL 9 18 11 13 5 4 60
TOTAL#OF UNITS PER BUILDING 24 6 8 8 4 4 552
PHASEI-#OF BUILDINGS 9 12 6 13 4 0 A#
UNITTYPE-I RED-FLAT 7585F 90 SF 12 0 0 0 0 0 VIA
UNITTYPE-2 BED-FLAT 1055 SF 80 SF 12 0 0 0 0 0 108
UNIT TYPE-A UNIT-TH FLAT 868 SF 84 SF 0 2 2 2 0 2 fit
UNIT TYPE-BUNIT-TH FIAT 1192 SF 91 SF 0 2 2 2 0 2 62
UNIT TYPE-C UNIT-TH 2STORY 1693 SF 84 SF 0 2 0 4 4 0 92
UNIT TYP E-DUNIT-TH FIAT A50 SF 102SF 0 0 2 0 0 0 12
UNIT TYPE-E UNIT-TH FLAT 1345 SF 91 SF 0 0 2 0 0 0 12
dues nutirrLude�rsles
CLUB HOUSE-1STORY 9368 SF
(11 AMENITY BUILDI NG-1STORY 1800 SF
TOTAL 456
PHASE II-#OF BUILDINGS 0 6 S 0 1 4 16
UNIT TYPE-A UNIT-TH FIAT 868 SF 845F 0 2 2 2 0 2 M
UNIT TYPE-BUNIT-TH FIAT 1198 SF 91 SF 0 2 2 2 0 2 30
UNIT TYPE-C UNIT-TH 2STORY 1693 SF 84 SF 0 2 0 4 4 0 16
UNIT TYPE-DUNIT-TH FIAT 950 SF 1025F 0 0 2 0 0 0 10
U NIT TYPE-E UNIT-TH FIAT 1345 SF 91 SF 0 0 2 0 0 0 10
.-"de gores
(11 AMEN ITY BUILD NG-1STORY 1800 SF
TOTAL 96
•ALL APARTMENTSARE 33TOAY
'ALL M ORTOHPL NOMESALE2 STORY
Additional Narrative in Support of the Prefimin#a flat
Meridians subdivision regulations have been developed to encourage orderly growth and
development served by essential public services. The flat,presently agricultural ground that
makes up Project Vanguard (the"Property") was annexed into the City and zoned in 2009. In
order to annex and zone the Property,the City was required to, and did,make the following
findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
? 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.1
As outlined further in the Narratives submitted with the Project Vanguard Applications,the
zones continue to be in accord with the Ten Mile Interchange Specific Area Plan ("TMISAP") as
well as the 2019 Comprehensive Plan.
As outlined on the Preliminary Plat Application,the subdivision standards for each of the
applicable zones will be met with the exception that alternative compliance has been requested
for setbacks for the residential buildings located on Sunset Point Way and Coral Reef. On
collector streets,the R-15 district requires 20 feet between the back of the sidewalk and the
living area of a building;proposed setbacks are 14 feet from the back of the sidewalk to the
building. These streetscapes and setbacks were designed in large compliance with the TMISAP
and exceed the ten foot minimum setback required in the Multifamily Development specific use
standards.2
Justification for the alternative compliance requested is found in the "Narrative in Support of
Alternative Compliance" submitted to the City.
The facts contained in the Project Vanguard Applications,including the Preliminary Plat
Application, the analysis contained in the Applications' Narratives, and the analysis done by
'See,UDC §11-513-3.F
2 See,UDC§11-4-3-27.B.1,
Additional Narrative in Support of Preliminary Plat Application-1
the City when the City annexed and zoned this Property in 2009,underscore the ability of the
City to make the following findings to enable approval of the Preliminary Plat:
A. The plat is in conformance with the comprehensive plan and is consistent with this
Unified Development Code;
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
C. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
D. There is public financial capability of supporting services for the proposed development;
E. The development will not be detrimental to the public health, safety or general welfare. 3
A copy of the Preliminary Plat submitted with the Application is attached on the following
pages.
3 See,UDC§11-613-6. Please note that the required findings include a finding that the Preliminary
Plat preserves significant natural,scenic or historic features. There are no significant natural,scenic or
historic features on the Property.
Additional Narrative in Support of Preliminary Plat Application-2
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Additional Narrative in Support of the Prefimin#a flat
Meridians subdivision regulations have been developed to encourage orderly growth and
development served by essential public services. The flat,presently agricultural ground that
makes up Project Vanguard (the"Property") was annexed into the City and zoned in 2009. In
order to annex and zone the Property,the City was required to, and did,make the following
findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
? 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.1
As outlined further in the Narratives submitted with the Project Vanguard Applications,the
zones continue to be in accord with the Ten Mile Interchange Specific Area Plan ("TMISAP") as
well as the 2019 Comprehensive Plan.
As outlined on the Preliminary Plat Application,the subdivision standards for each of the
applicable zones will be met with the exception that alternative compliance has been requested
for setbacks for the residential buildings located on Sunset Point Way and Coral Reef. On
collector streets,the R-15 district requires 20 feet between the back of the sidewalk and the
living area of a building;proposed setbacks are 14 feet from the back of the sidewalk to the
building. These streetscapes and setbacks were designed in large compliance with the TMISAP
and exceed the ten foot minimum setback required in the Multifamily Development specific use
standards.2
Justification for the alternative compliance requested is found in the "Narrative in Support of
Alternative Compliance" submitted to the City.
The facts contained in the Project Vanguard Applications,including the Preliminary Plat
Application, the analysis contained in the Applications' Narratives, and the analysis done by
'See,UDC §11-513-3.F
2 See,UDC§11-4-3-27.B.1,
Additional Narrative in Support of Preliminary Plat Application-1
the City when the City annexed and zoned this Property in 2009,underscore the ability of the
City to make the following findings to enable approval of the Preliminary Plat:
A. The plat is in conformance with the comprehensive plan and is consistent with this
Unified Development Code;
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
C. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
D. There is public financial capability of supporting services for the proposed development;
E. The development will not be detrimental to the public health, safety or general welfare. 3
A copy of the Preliminary Plat submitted with the Application is attached on the following
pages.
3 See,UDC§11-613-6. Please note that the required findings include a finding that the Preliminary
Plat preserves significant natural,scenic or historic features. There are no significant natural,scenic or
historic features on the Property.
Additional Narrative in Support of Preliminary Plat Application-2
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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 Plan'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-1
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.?
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-2
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construction 2 Vanguard Way extending west from&TnM»Ra. wcHDBhlanaasbnfrom ITD
maamount estimated to cover the cost a construction ofaportion of Vanguard Way.The property owners
seeking annexation mkl dedicated m&cHD certain r&--amaccommodate that construction.Meridian
IS and the property owners that abut&Ten Mile Road are cooperating to complete the design and construction
¥Vanguard Way from&Ten Mile Road m and tsogProject Vanguard.
Additional Narrativ e-Rezone Appl»ao-Project Vag#J-3
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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-Q:
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-6
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.
Additional Narrative-Rezone Application-Project Vanguard-7
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 Plan'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-1
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.?
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-2
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Additional Narrativ e-Rezone Appl»ao-Project Vag#J-3
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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-Q:
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-6
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.
Additional Narrative-Rezone Application-Project Vanguard-7
TAB 1
PROJECT VANGUARD
CONTACT INFORMATION: APPLICANTS AND CONSULTANTS
PROPERTY OWNER,
DEVELOPER
AND APPLICANT
(SOUTH 74 ACRES): Meridian 118, LLC, a Nevada limited liability company
3005 W. Horizon Ridge Parkway
Suite 141
Henderson, NV 89052
702-436-3133
James Zeiter, Manager
jzeiter@insightinvestmentpartners.com
Airalea Newman, Project Manager
702-524-5681
ANewman@insightinvestmentpartners.com
DEVELOPER AND
APPLICANT
(NORTH 40 ACRES): LDK Ventures, LLC
3140 Peacekeeper Way
McClellan, CA 95652
916-965-7100
Denton Kelley, Managing Principal
dkelley@ldkcapital.com
Trey Gundlach, Vice President of Development
TGundlach@mcclellanpark.com
Srinivasa Nookala, P.E.
SNookala@ldkventures.com
208-369-6620
ENGINEERS: T-O Engineers
2471 Titanium Place
Meridian, ID 83642
208-323-2288
John Carpenter, P.E.
jcarpenter@to-engineers.com
Bill White, Transportation Engineer
bwhite@to-engineers.com
PROJECT VANGUARD
CONTACT INFORMATION: APPLICANTS AND CONSULTANTS - 1
MERIDIAN 118
ARCHITECT: Adam Garcia, Project Manager
Cushing Terrell
800 W. Main Street, #800
Boise, ID 83702
208-577-5660
adamgarcia@cushingterrell.com
MERIDIAN 118
LANDSCAPE
ARCHITECT: T-O Engineers
2471 Titanium Place
Meridian, ID 83642
208-323-2288
Jaime Snyder, Landscape Architect
208-323-2288 ext. 128
208- 867-6597
jsnyder@to-engineers.com
LDK LANDSCAPE
ARCHITECT: Tim Slazinik
GGLO
1301 First Avenue, Suite 301
Seattle, WA 98101
206-902-5424
TSlazinik@GGLO.com
MERIDIAN 118
LEGAL: Santoro Whitmire
Andy Glendon
10100 W. Charleston Blvd. #250
Las Vegas, NV 89135
702-948-8771
aglendon@santoronevada.com
Butler Spink, LLP
JoAnn C. Butler
967 E. Parkcenter Blvd. #313
Boise, ID 83706
208-388-1082
jbutler@butlerspink.com
LDK LEGAL: Givens Pursley LLLP
Deborah E. Nelson
601 W Bannock St.
Boise, ID 83702
208-388-1215
den@givenspursley.com
PROJECT VANGUARD
CONTACT INFORMATION: APPLICANTS AND CONSULTANTS - 2
TAB 2
PROJECT VANGUARD
Summary Zoning Analysis – Vanguard Village
(Approximately 74 Acres within Project Vanguard)
With an Emphasis on
1
Vertically Integrated Residential Development in the C-C District
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 Each of the districts in Project Vanguard provide different sized and scaled
provide for the employment, retail and service needs of the community in structures to accommodate a mix of allowed employment, commercial and
accordance with the Meridian Comprehensive Plan. 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 Noted.
conditional or prohibited uses within each commercial district.
Table 11-2B-3 sets out the dimensional standards for all commercial Vanguard Village will meet and exceed the dimensional standards for the C-
districts. C, M-E and H-E zoning districts.
UDC Chapter 3:
UDC-3A provides standard regulations for the location, design, and Development of all land uses in Vanguard Village will meet or exceed the
development of land uses and supplements the regulations for development minimum standards for development provided in UDC-3A.
in the C-C, M-E and H-E districts.
1
As provided further in the Narrative, the residential project proposed in the C-C zone is a vertically integrated residential project that is an allowed use in the C-
C zone. Meridian 118 has proposed a vertically integrated residential project that will also - - even though not required - - meet the stringent requirements of
UDC § 11-4-3-27 for multifamily developments. See pages 3 - 7 below.
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 1
UDC-3B requires a landscape plan for all development other that single family A comprehensive landscape plan and narrative has been provided with the
dwellings. 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
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 The off-street parking is designed to meet the UDC requirements, including
development. 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 As provided further in the landscape narrative, the landscape design is defined
are intended to improve the livability of residential neighborhoods, buffer by pedestrian connectivity and ample open space to create an inviting, lively
street edges, and protect natural amenities. 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.
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 2
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.
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 All buildings will meet the minimum setback and other bulk standards of
setback is otherwise required by this title and/or title 10 of this Code \[i.e., Meridian City Code, Title 11.
Building Code\]. Building setbacks shall take into account windows, entrances,
porches and patios, and how they impact adjacent properties.
2. All on-site service areas, outdoor storage areas, waste storage, disposal The on-site service areas will be located so as not to be visible from a public
facilities, and transformer and utility vaults shall be located in an area not street or screened from view. Screening design will be addressed in
visible from a public street, or shall be fully screened from view from a public connection with subsequent design review applications. On-site amenities are
street. noted on the landscape plans.
Note: the applicant is not developing outdoor storage areas.
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 3
Specific Use Standard Commentary
3. A minimum of eighty (80) square feet of private, usable open space shall be A total of 14,160 square feet (177 units x 80 square feet) of private, usable
provided for each unit. This requirement can be satisfied through porches, open space is to be provided with the vertically integrated residential
patios, decks, and/or enclosed yards. Landscaping, entryway and other development.
accessways shall not count toward this requirement. In circumstances where
strict adherence to such standard would create inconsistency with the purpose Almost double this amount is provided with a 28,000 square feet central, open
statements of this section, the Director may consider an alternative design air plaza located at the heart of the vertically integrated residential building.
proposal through the alternative compliance provisions as set forth in section
11-5B-5 of this title.
4. For the purposes of this section, vehicular circulation areas, parking areas, Noted.
and private usable open space shall not be considered common open space.
5. No recreational vehicles, snowmobiles, boats or other personal recreation The applicant is not developing outdoor storage areas. Such personal
vehicles shall be stored on the site unless provided for in a separate, recreational vehicles will not be allowed to be stored on site.
designated and screened area.
6. The parking shall meet the requirements set forth in chapter 3, "regulations The required parking for the vertically integrated residential development is:
applying to all districts", of this title.
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
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 4
Specific Use Standard Commentary
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: The landscape plans on Sheet L6.04 depict the location of these items.
a. A property management office.
b. A maintenance storage area.
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 All 177 units range between 500 and 1,200 square feet. If this was a
follows: multifamily development, the required common open space is a total of 44,250
a. One hundred fifty (150) square feet for each unit containing five hundred square feet (177 units x 250 square feet).
(500) or less square feet of living area.
b. Two hundred fifty (250) square feet for each unit containing more than five In addition to the 28,000 square feet central, open air plaza located at the
hundred (500) square feet and up to one thousand two hundred (1,200) heart of the vertically integrated residential building, the building is immediately
square feet of living area. adjacent to the expansive trail and fitness area along the Williams Pipeline (a
c. Three hundred fifty (350) square feet for each unit containing more than total of 101,695 square feet), which leads directly to the 10-foot major section
one thousand two hundred (1,200) square feet of living area. 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 As noted above, the common open space exceeds these area and dimension
in area, and shall have a minimum length and width dimension of twenty (20) requirements.
feet.
3. In phased developments, common open space shall be provided in each Noted.
phase of the development consistent with the requirements for the size and
number of dwelling units.
4. Unless otherwise approved through the conditional use process, common With regard to the vertically integrated residential development, the common
open space areas shall not be adjacent to collector or arterial streets unless
open space is not adjacent to a collector or arterial streets.
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.
D. Site development amenities.
1. All multifamily developments shall provide for quality of life, open space and 1. Vanguard Village provides a total of 8 qualified amenities (underlined for
recreation amenities to meet the particular needs of the residents as follows: emphasis below) for the use of residents in the vertically integrated
a. Quality of life.
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 5
Specific Use Standard Commentary
(1) Clubhouse. residential development. These amenities represent each of the
(2) Fitness facilities. categories listed in UDC §11-4-3-27(D).
(3) Enclosed bike storage.
(4) Public art such as a statue.
Amenity Courtyard
o A 28,000 square foot central, open air plaza is located at the
b. Open space.
heart of the vertically integrated residential building.
(1) Open grassy area of at least fifty (50) feet by one hundred (100) feet in
o Several amenities are planned for residents within this area:
size.
A. Quality of Life Category
(2) Community garden.
1. Clubhouse with game space for pool table, shuffle
(3) Ponds or water features.
board, card tables, tv/lounge area, and gaming
(4) Plaza.
console.
2. Wellness/Fitness Studio that includes weight and
c. Recreation.
cardio equipment.
(1) Pool.
3. Bar b que Stations and bar tops for outdoor cooking
(2) Walking trails.
and dining.
(3) Children's play structures.
B. Open Space Category
(4) Sports courts.
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 The vertically integrated residential development is nestled in the heart of
development as follows: Vanguard Village surrounded by the qualified and other amenities listed
a. For multifamily developments with less than twenty (20) units, two (2) herein.
amenities shall be provided from two (2) separate categories.
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 6
Specific Use Standard Commentary
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.
3. The decision-making body shall be authorized to consider other Noted.
improvements in addition to those provided under this subsection (D), provided
that these improvements provide a similar level of amenity.
E. Landscaping Requirements
1. Development shall meet the minimum landscaping requirements in accord We have provided a separate document entitled “Preliminary Plat Permit
with chapter 3, "regulations applying to all districts", of this title. 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 landscape buffers along all streets in Vanguard Village have been
The foundation landscaping shall meet the following minimum standards: designed and planted to enhance the overall quality of Vanguard Village’s
a. The landscaped area shall be at least three (3) feet wide. pedestrian experience. The buffers are planted to meet or exceed UDC §11-
b. For every three (3) linear feet of foundation, an evergreen shrub having a 3B-7.
minimum mature height of twenty-four (24) inches shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped Along Vanguard Way, which is the street the vertically integrated residential
area. 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 applicant will maintain, or cause to be maintained through a management
the maintenance and ownership responsibilities for the management of the company, the vertically integrated residential structure, parking, common
development, including, but not limited to, structures, parking, common areas, areas, and other development features.
and other development features.
PROJECT VANGUARD/VANGUARD VILLAGE – SUMMARY ZONING ANALYSIS - 7