PZ - Staff Response to Applicant Comments Staff Report 3-17 APPLICANT RESPONSE TO MERIDIAN STAFF REPORT --- H-2021-0081
Staff Report Staff Discussion/Condition Applicant Response/Comment
Page(s)
2 Fire Service Would you please clarify the "Risk Identification?" We do not believe the Fire Department
means to imply the Project cannot be served. The Fire Dept. is not stating they can't serve the
project as it falls within their 5-minute response time area and meets their resource reliability
goals but there are risk factors identified that include firefighting in multi-story buildings &a
large gathering of people in a single location that they feel current resources would not be
adequate to supply service. Further clarification can be provided by Joe if needed.
6 Discussion re: ME Please revise the first 2 sentences of the second full paragraph as:
The ME designated area is intended to develop with a mix of flex uses
of approximately 410,000 s.f. , which may include office,light industrial
and other uses, along with a n 10,000 s.f. r FGh and revel,.,., ent
such as distribution and light manufacturingnt._ Building
heights will range from 01 to 4 stories.
We realize we made an error is our narrative and meant to reference the
TMISAP number of stories and to correct the use. Done
9 Sixth bullet point re: staff recommendation of The addition of a berm is acceptable so long as: (1)there is enough room to accommodate the
that a berm be included in the buffer along I-84 Meridian Loop Pathway segment that will be found in this buffer; and(2) it avoids the Marvin
Lateral found along this frontage. A berm should be provided; additional width may need to be
added to the buffer to accommodate the berm: or, removal of this condition may be requested
from Council.
11 Discussion re: M-E See comment for p. 6. Please revise the last sentence of the first full paragraph as:
This area is intended to develop with flex uses of approximately 410,000 s.f., which
may include office, light industrial and other uses, aIGRg with a 410 nnn 64. research
and deV8'^^m8^t such as distribution and light manufacturing-Gerr4l�. Done
12, 57 Discussion (p. 12) re: the design of Vanguard Please include in your discussion and conditions that Vanguard Way will be designed to
Way. include on-street parking between the Williams Pipeline and a point at the eastern boundary of
Project Vanguard. Done
DA Condition 1.1.e [p. 57]:
The street sections for Vanguard Way and
Umbria Hills shall be constructed in accord with
Street Section C (major collector street) in the
TMISAP with a modification that allows (3) 11-
foot travel lanes, 8-foot parkways and
Applicant Response to Staff Report- 1
detached 10-foot wide sidewalks/pathways in
lieu of on-street bike lanes as required by
ACHD. Streetlights are required at a pedestrian
scale (see pg. 3-20, 3-22, 3-23).
PP Condition 2.2.d [p. 58]:
Depict street sections for Vanguard Way and
Umbria Hills consistent with Street Section C in
the TMISAP with a modification that allows (3)
11-foot travel lanes, 8-foot parkways and
detached 10-foot wide sidewalks/pathways in
lieu of on-street bike lanes asrequired by ACHD.
Streetlights are required at a pedestrian scale
(see pg. 3-20, 3-22, 3- 23).
11, 58 The Preliminary Plat discussion on p. 11 We request clarification that design review may proceed prior to recording a final plat. Design
suggests that a design review application review is not dependent on a subdivision. Before we make the significant investment in final
cannot be submitted prior to recording a final plat improvements and final site design, we need to know what buildings are approved for the
plat. site. Done
DA Condition 1.1(m) [p.58]: We request recommended DA condition 1.1(m) be amended to allow phased final plats as
follows:
The subject property shall be subdivided prior
to submittal of any Certificate of Zoning The subject property shall be subdivided prior to submittal of any Certificate of Zoning
Compliance application and/or building permit Compliance application and/or building permit application. The subject property may
application. be final platted in phases; a Certificate of Zoning Compliance and/or building permit
application may proceed within any phase that has an approved, recorded final plat. I
clarified that design review may be submitted prior to recordation of the plat in #1.1 m;
DA provision #1.1a requires compliance with the phasing plan so I didn't add that part.
13, 60 Discussion (p. 13) re: Parks Department We will have a connection from the Purdam Drain to the pathway in the pipeline easement with
requesting pathway connection between the the detached 10' sidewalk along Vanguard Way. I believe the Park's Dept. wants a pathway
pipeline easement and the Purdam Drain. connection in the multi-family portion of the development from the pathway within the Williams
pipeline easement to the pathway at the NEC of the site along the Purdam Drain in Baraya
CUP Condition 3.8: Sub. Work with Kim Warren on any requested changes.
Include a 10-foot wide pathway connection
between the pathway along the Purdam Drain
and the pathway within the pipeline easement.
13, 19, 59, Discussion re: pathway landscaping We will request alternative compliance for the requirement in UDC 11-3B-12 to plant trees
60 along pathways. We are not able to plant trees along the pathway within the pipeline
PP Condition 2.3 i [p. 59]: easement, which is internal to the site, but it will be generously landscaped with native
Applicant Response to Staff Report- 2
vegetative shrubs and groundcovers.We also will plant shade canopy trees and evergreen
If trees are not allowed within the pipeline species in landscape buffers along the perimeter and along roadways and trail segments that
easement, an additional 5-feet should be intersect the central corridor/ pipeline easement area. The amount of qualified open space and
added to the common area outside of the the number of amenities in the development exceed Code requirements. No changes made;
easement to allow for trees; or, alternative the current conditions support an ALT request.
compliance may be requested to the planting
requirement for pathways and open space.
CUP Condition 3.9 [p. 60]:
If trees are not allowed within the pipeline
easement, an additional 5-feet should be
added to the common area outside of the
easement to allow for trees; or, alternative
compliance may be requested to the planting
requirement for pathways and open space
17, 60 Para. 7 (p. 17) suggests a berm be provided We request recommended CUP condition 3.1(d) be deleted and the CUP be approved without
along Vanguard Way adjacent to the north 40 the berm requirement, as allowed by UDC 11-4-3-27C(7), due to the fact that the usable
acres of the Project. common area requirements are satisfied internal to the site. You may request a berm not be
required through the CUP. Staff is supportive of the berm to provide a barrier of sorts between
CUP Condition 3.1(d) [p. 60]: the residential uses and the collector street.
Depict a berm or a constructed barrier at least
4 feet in height with breaks in the berm or
barrier to allow for pedestrian access within the
street buffer along the north side of Vanguard
Way in accord with UDC 11-4-3-27C.
20, 57 Discussion (p. 20) re: design standards and Some design standards referenced on the staff report at page 20 do not apply to MHDR areas.
For example, the standard for buildings to have a base, body and top applies in mixed use and
DA Condition 1.1(g) [p. 57]: employment areas, but not in MHDR areas. See Table at 3-49. Similarly, the standard calling
for ground floor elevations to be 18 to 24 inches above sidewalk grade only applies to urban
Development in the R-15 district shall be residential frontage in commercial areas. See 3-40. Further, such a standard would create
consistent with the development guidelines ADA-accessibility issues. I deleted the base, body&top requirement. The general
contained in the Ten Mile Interchange Specific recommendations in neighborhood residential areas include ground floor elevations being 18 to
Area Plan (TMISAP)for Medium High Density 24" above sidewalk grade with individual units opening directly onto adjacent ROW (3-41 Stoop
Residential (MHDR) designated areas. Frontage—applicable per 3-49). Can ADA accessibility be met from the access on the back of
the structure? The project architect should determine if the requirement complies with ADA
requirements.
Applicant Response to Staff Report- 3
The Ten Mile Plan is a planning document, not a zoning ordinance or building code. We
request recommended DA condition 1.1(g) be amended to provide some flexibility and to
recognize certain exceptions as follows:
Development in the R-15 district shall be generally consistent with the development
guidelines contained in the Ten Mile Interchange Specific Area Plan (TMISAP)for
Medium High Density Residential (MHDR) designated areas, with certain recognized
exceptions, including:
a. The community clubhouse amenity buildings and townhome garages may have a
lower roof pitch than the 4:12 and 12:12 range approved for the apartments and
townhouse buildings. The guidelines state "where possible" symmetrical hips or
gables with a pitch between 4:12 & 12:12 should be provided — is there a reason
this isn't possible? This will require a request for a design standard exception with
the Design Review application.
b. The TMISAP standard calling for ground floor elevations to be 18 to 24 inches
above sidewalk does not apply here in the R-15 zone. This applies to
neighborhood residential areas in MHDR per 3-49.
c. The TMISAP standard for buildings to have a base, body and top does not apply
here in the R-15 zone. Agreed — it's been removed.
We have a variety of buildings and roofs to add to the richness and character desired by the
TMISAP. All of the housing units fall in the 4:12, 12:12 range. The clubhouse is desired to be
unique as an element that is set apart and identifies and a gathering place with elements
unique from the immediate fabric. The clubhouse is designed with a 2:12 pitch and a 3-foot
overhang to create an architecturally-unique centerpiece in the community. The two smaller
amenity buildings share the same 2:12 pitch and 3-foot overhang as the clubhouse. The
townhome shed roof at the garages also have a lower pitch at 3:12, which provides better
proportions and allows for a larger window with a lower sill.
Additional information regarding materials and the CUP elevations is provided below and on
the attached diagrams: Detailed review will take place with the design review application.
Town Homes Materials:
The town homes have a combination of horizontal green Hardie as the primary field with
vertical grooved light gray Hardie as the secondary. Western Red Cedar will accent the main
entries. Stucco accents will occur at the window pop outs. The main roof pitch is 8:12 with 24
inch overhang and black asphalt shingle. The fascia and soffit will be black to match the
shingles. The garage roof pitch is 3:12 and the proportions allow for large windows at the
second level.
Garden Apartment Materials:
Applicant Response to Staff Report-4
The garden style apartments have a combination of two main field colors dark gray stucco and
horizontal green Hardie. The secondary colors include a combination of vertical grooved light
gray Hardie and off white stucco that accent the window pop outs. The roof pitch is 8:12 with
24 inch overhang and black asphalt shingles. The fascia and soffit will be black to match the
shingles. All condensers are on the roof hidden by a sloped parapet.
Clubhouse Materials:
The club house is unique in design and stands apart from the housing project. The clubhouse
has a combination of material including vertical grooved light gray Hardie, ashlar stone at the
chimney and window pop outs. The roof pitch is 2:12 with a black standing metal seam
roof. The roof over hangs are 3 feet supported by cedar post. The fascia and soffit will be
black Hardie smooth panels to match the metal roof. The club house has large windows and
roll up glass doors that face the pool and amenity area bringing the outside in. The clubhouse
will provide indoor and outdoor recreation and a beautiful fire pit area for lounging.
20, 60 Discussion in sixth full paragraph (p. 20) and We are providing a 5' landscaped buffer along the north boundary of the development, as well
as deeper open space areas along portions of the boundary, and we understand that will be
CUP Condition 3.7 [p. 60]; acceptable to meet this condition. The existing use to the north is residential so no additional
buffer is needed to separate different uses. The TMISAP calls for landscape buffers between
A landscaped buffer should be provided residential and industrial areas (p. 3-12) or between residential and commercial areas (p. 3-
between the proposed development and the 41). The project to the north was approved and developed after this property was zoned for R-
existing single-family development to the north 40 residential development. This condition (#3.7) has been removed as it applied to Urban
as set forth in the TMISAP. Residential Frontage in Commercial Areas (3-40).
57 DA Conditions re: Street Sections We are continuing to work with ACHD on the matter of ensuring that Vanguard Trail and
Vantage Point will be developed as public streets. Ok
61 PW Condition 1.1: Delete. This condition appears to be related to another project as these roads are miles from
Project Vanguard. Agreed, deleted.
Applicant shall be required to re-rout the
existing water and sewer mains into the
proposed roadway extensions of E. Oakcrest
Dr. and N. Dixie Ave.
61 PW Condition 1.7: Please clarify that an 8" water main shall be extended in Coral Reef Way to the westerly
boundary. Plans submitted showed a 12-inch water main in Corel Reef Way ending at the
A water main extension is required to the connection to Baraya Way but not continuing to the west (southwest) in the street Baraya Way
northwest corner of the development for future alignment that will connect to future development. It needs to be added to the Baraya Way
connection to the west. going to the southwest to the western boundary.
61 PW Condition 1.8: Please clarify the route as follows: "Run a 12"water main in West Navigator from the easterly
boundary, up Umbria Hills to Vanguard Way, and then in Vanguard Way to the westerly
Applicant Response to Staff Report- 5
Water main in West Navigator should be 12- boundary." Intent was to bring 12 inch in from the easterly boundary, up Umbria Hills to
inch diameter from the east boundary to the Vanguard Trail, then west to the end of Vanguard Trail. Then, that 12 inch needs to extend to
west boundary. the western boundary of the development, either on the north or south side of Building E6.
61 PW Condition 1.9: Please clarify that a 12" water main shall be extended in Vanguard Way to the westerly
boundary. Intent was to bring 12 inch in from the easterly boundary, up Umbria Hills to
A 12-inch diameter water main shall be Vanguard Trail, then west to the end of Vanguard Trail. Then, that 12 inch needs to extend to
extended to the west property boundary on the the western boundary of the development, either on the north or south side of Building E6.
south side for future connection.
General Discussion: re: one Preliminary Plat; several Would you please discuss briefly that there will be one preliminary and several final plats for
final plats. Project Vanguard? It's discussed in the first paragraph in Section V.0 that there will be 4
phases— I did add "final plat" phases. We would like it to be clear that surety requirements
(see, Conditions 2.10 (p. 62) and 2.21 —22 (p. 63))will relate to each separate final plat.
Surety is always associated with each final plat/phase. I did add "for the phase which is being
developed".
Would you please confirm that the developer can submit Vanguard Way construction drawings
for staff review and approval once the preliminary plat is approved? Construction drawings
should be submitted for review with the final plat application, not before.
Applicant Response to Staff Report- 6
I
`-J
s a z i MATERIAL LEGEND
- % El ■
---- --- -- - - - -- --- --o�,,ems VERTICAL HORIZONTAL
1--I - HARDIE HARDIE
Lu- e LIGHT GRAY GREEN
WESTERN RED STUCCO
CEDAR DARK GRAY
' IROH�BRCY EINA710N Iran oe..v - ■
ASPHALT STIILCO
SHINGLES OFF WHITE AT
GARDEN$YnE
APARTMENTS
—_ x
2 �EFIEVATl0n
5
r
--- o
II
I I I I I
9�GEl1R HEYATIDn
Y W•M
SCHEMATIC - BUILDING 3
SCHEMATIC ELEVATIONS
a6�.M1 yn SeffW f*SR Fa d,orge Roos SoH lds C'Hy,uT61777 �3]7.71411 �BCO w.Mon 4ieei 9�He9a0 lose,IDR1N4 7[1s.1217d75 b�c^.i'�-�Y wn
Applicant Response to Staff Report- 7
v v a vMATERIAL LEGEND
if HARDIE
VERTICAL MORIZONrAL
-
LIGHT CRkY GREEN
El
d
i- . -oa a :: :� _ ;;�aa as e�= s o ■
WESTERN RED Smrco
CEDAR DARKCRAY
JE El
0 F1
ASPHALT 5TUCOD
v v v T4 T T T v v v
El
■na ' e :: as � � :■ :: = :. a � a ::■ . '� INII
o a
a a -
� ■C � :: =�a ' : as as "■ :' a a ■ - � �
a a a s II- :: a a o ain is as -
GARDENSCHEMATIC ■