PZ - Narrative
AVANI PLACE
Narrative
Attached for your review and favorable consideration are the applications for the Avani Place Residential
Community located south of Franklin Road on Black Cat Road. We respectfully request approval of our
Annexation and Zoning, Development Agreement and Preliminary Plat applications.
For design and planning purposes, our design team used the Meridian City Pre-Application Meetings,
Neighborhood Meetings, the Comprehensive Plan, Ten Mile Area Specific Plan and Zoning Code as the policy basis
for the design of the Avani Community. We have thoughtfully designed 256 single-family residential dwellings on
33.71 acres that will add to the surrounding neighborhood. Located on the east side of Black Cat Road and south
of Franklin Road, Avani Place will add to the mix of Meridian’s available housing opportunities. Homeowners will
have access to on-site amenities such as a 1 ½ -acre park, playground, community pool, pickleball courts,
pathways, and attractive landscaping. Off-site amenities include access to The Ten Mile Crossing/Interstate,
retail, and commercial businesses along Ten Mile Road. This Project will provide homes that people can afford on
a property that will utilize existing utilities and roads that have been planned for developments in this area.
SUMMARY OF APPLICATIONS ZONING INFORMATION
Annexation/Zoning Current Zone - RUT
Preliminary Plat Comp. Plan Designation – MHDR
Development Agreement Proposed Zone – R-15
Table of Contents
Exhibit A – Vicinity / Ten Mile Area Specific Plan 2
Exhibit B – Site Plan 3
Exhibit C – Community Amenities 4 - 5
Exhibit D – Open Space 6 - 8
Exhibit E – Home Design / Apartment Design 9 - 13
Exhibit F – Preliminary Plat / TMASP 14
Exhibit G – Transportation 15
Exhibit H - Schools / Fire Response / Utilities and Infrastructure 16
Exhibit I - Parking 17
Exhibit J - Pedestrian Connectivity 18
Exhibit K – Required Findings / Comprehensive Plan Findings 19 -22
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Exhibit A – Vicinity Map/Ten Mile Interchange Specific Area Plan
Avani Place is a residential community located in the Ten Mile Specific Area Plan (TMIASP) portion of the
City of Meridians Comprehensive Plan. This property is designated Medium-High Density Residential
(MHDR) on the future land use map. In the TMIASP, MHDR is designed for a density of 8-15 units per
acre, however, in the new comprehensive plan the MHDR desired density was lowered to 8-12 units per
acre. After a comprehensive market analysis our team has determined that with the large number of
apartment and multi-family projects approved in the Ten Mile Area developing more apartments at this
location is not feasible. With Avani Place’s mix of single family detached, single family attached units and
alley homes the project will achieve slightly less than 8 units per acre. This will help to create the mix of
densities for this area that the comprehensive plan envisions, that will transition between the future
light office on warehouse developments on the west and the intense commercial, retail and lifestyle
center planned on Ten Mile Road. Residence of Avani Place will enjoy a walkable community that is close
to shopping, employment opportunities and regional transportation arteries.
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Exhibit B - Site Plan
Avani Place is a residential community located south of Franklin Road on Blackcat Road and will consist of
256 single-family residential homes in an R-15 Zone. Avani will provide much needed housing options
that people can afford in this quickly developing area of Meridian that will help support the commercial
and retail uses near the Ten Mile Interchange. Pathways and sidewalks within the development will
encourage walkability to the neighboring schools, businesses, and retail in the area. A centrally located
park will welcome residence home and create a sense of place and feeling of community. We have
purposefully designed single level homes along the Black Cat Road and the future Vanguard Way Mid-
Mile Collector Road frontage to provide a more aesthetically pleasing view from the roadway. Vanguard
Way will be an important part of the transportation and utility connectivity network in the TMASP area.
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Exhibit C – Community Amenities
PROJECT AMENITIES
As the developer we have researched and interviewed past homeowners and used the city ordinances as
a guide to plan the most productive amenities for this neighborhood. As typical of our developments,
the amenity package exceeds the requirement of Meridian City Development Code, which requires that
the application have one amenity point per every 5 acres of development acres. We are providing 24.5
points worth of amenities when only 7 would be required.
Proposed Amenities:
o Large Central Park - The one and a half-acre park will contain the following recreation facilities:
- Community Pool and Changing Rooms
- Fenced Play Structure
- Swing Set
- Seating Benches
- Climbing Dome
- Climbing Rocks
- Attractive Landscaping
- Fenced Dog Park
- 2 Pickle Ball Sports Courts
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o Pathways – The Avani Neighborhood will include the following pedestrian pathways:
5’ Wide Pedestrian Pathway on the east side of the project running North and South for
approximately 1,000 L.F.
10 ‘ Regional Pathways will be constructed along Black Cat Road and Vantage Point Way
for approximately 2,500 L.F.
Pedestrian pathways within the Avani Place Neighborhood will total over one half mile in
length.
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Exhibit D – Open Space
Open Space – The Avani Neighborhood will provide nearly 7 acres of landscaped common area,
including a large neighborhood park (1.41 Ac), 3,532 L.F. of pathway that will connect to the City of
Meridian Regional Pathway System, landscaped interior pathways, landscaped end caps on each block,
and landscaped arterial and collector street frontages. The total area of landscaped common area equals
6.68 AC. (19.8%) qualifying open space and far exceeds the City Code requirement of 15%.
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Qualified Open Space Calculations
Project: Avani Neighborhood Date: 10.19.2023
Block Lot Sqft Open Space Dimensions Description Code Section
1 29 61,515 Arterial/Collector Frontage C,D
1 30 40,674 Arterial/Collector Frontage C,D
1 61 2,664 End Cap E
2 1 21,107 Collector Frontage C
2 15 33,213 Linear Park and Pathway A,B
2 33 3,276 Pathway B
2 58 2,114 End Cap E
3 1 2,350 End Cap E
3 7 2,350 End Cap E
3 13 3,077 End Cap E
3 19 3,912 End Cap E
4 1 2,350 End Cap E
4 7 2,350 End Cap E
4 18 7,021 End Cap E
5 12 5,251 End Cap B
5 24 61,500 Main Park A
5 36 4,128 End Cap E
5 54 4,258 End Cap E
5 59 3,112 End Cap E
6 1 4,407 End Cap E
6 14 7,566 End Cap E
7 1 3,878 End Cap E
7 8 2,609 End Cap E
7 18 6,120 End Cap E
Subtotals Acres Percent of Total
Total Sqft 6.68996786
291,415
Qualified Open Space Ac.
6.69
Total Project Acres
33.71
Non-Qualifying Open
1.04
Space
Percent of Qualified Open
19.85%
Space
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Arterial and
Collector 123,296 2.83 42.31%
Frontage
Buffers &
69,517 1.60 23.85%
Endcaps
Hillside 0 0.00 0.00%
"Useable" 97,989 2.25 33.63%
582,217
Page 1
Code Section Description
A 11-3G-3A-2B Open grassy area of at least 5,000' in area.
Linear open space area that is at least twenty feet (20') and up to fifty feet (50'),
B 11-3G-3B-1E has an access at each end, and is improved and landscaped as set forth in
subsection E of this section.
Full Area of Buffer: The full area of the landscape buffer along collector streets may
C 11-3G-3B-3
count toward the required common open space.
Percentage of Buffer: Fifty percent (50%) of the landscape buffer along arterial
D 11-3G-3B-3
streets may count toward the required common open space.
Parkways Along Collector and Local Residential Streets: Parkways along local
E 11-3G-3B-4 residential streets that meet all the following standards may count toward the
common open space requirement:
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Exhibit E – Home Design
Homes in the Avani Neighborhood will include 256 homes with four different product types:
Product Lot Size Stories Attached/Detached Unit Count
Alley Loaded 36’ x 114’ 2 Detached 10
Single-Family 28’ x +/-85’ 2 Attached 95
Attached
Urban 32’ x 95’ 2 Detached 100
Troon 38’ x 100’ 1 Detached 51
Total 256
This mix of home types will meet the requirements of the Ten Mile Plan near recreation opportunities
and commercial and retail developments at the Ten Mile Interchange. Photo Representations and
drawings of the proposed home and apartment designs are included below.
Single-Family Attached
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Single-Family Detached
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Troon
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COMPREHENSIVE PLAN HOUSING DISCUSSION
The Ten Mile Area Specific Plan, like any comprehensive plan, has many ideas, suggestions and goals
outlined in the written document. The intent of these comprehensive plan goals is not that every one of
them will be met on each and every project but that they are a guide for development of neighborhoods
and commercial uses. In the TMASP some of the many ideas and goals are described broadly and their
application has not been thoroughly thought through as the pertain to specific issues or designs. We
believe that the design of the Avani Place Subdivision and associated home designs have met 99% of the
comprehensive plan goals of both the City of Meridians Comprehensive Plan as well as the goals of
TMASP.
In our meetings with Meridian City Planning Staff, it has become apparent that they feel that every goal
of the TMASP should be stringently applied to every application. It is our belief that the plan did not
consider varying housing options at differing densities when the goals were established.
One area that staff has had significant concern over is the requirement for front porches and garages
that do not front on the street. We believe that these goals of the TMASP were intended to apply to
homes in the Medium Density residential areas as they are not possible in the Medium-High Density
zones. For the reasons listed below we do not believe that the TMASP considered the realities of
developing single-family homes at a density nearing 8 units per acre or higher. We would also note that
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several developments within the Ten Mile Area have been approved with front on garages over the last
couple of years.
When the City made changes to its landscape ordinance a few years back and increased its requirements
for open space from 10 to 15 percent that has resulted in less developable land overall. The housing
density requirements stayed the same resulting in the need for narrower lots and homes in order to
meet the requirement. Providing the residential density required by the comprehensive plan does not
allow for porches that are a significant part of the home fronting a street. The conflicting requirements
of the City Code and the Comprehensive Plan have resulted in a de facto requirement for narrower lots
and thus narrower homes. As stated above the result is that there is less space at the front of homes for
porches. In our recent review of other project approvals in the area we have noticed that several other
developments have been approved without this requirement.
Staff have also suggested that alley loaded homes are the solution. There are several reasons that we as
developers and home builders do not believe this to be a viable option:
No Backyards – The lack of a backyard is a serious issue for our home buyers. Buyers want a
backyard even if it is small. They want a place to have a barbecue, let their dog out, and grow a
small garden. Alley loaded homes do not allow for these uses.
Depth of driveways – Meridian City Code requires that a 20’ deep parking pad be placed behind
the garage of homes. On an alley loaded home this adds significantly to the lot depth, which
negatively affects density.
Inefficient use of resources – Building an alley between two perfectly good public streets is a
waste of resources and valuable space. Not only does it require additional asphalt and concrete,
but often it requires additional and redundant utility lines. In the long term it requires additional
maintenance and replacement costs for the HOA and homeowners.
Market – Given the option, buyers prefer a traditional home to an alley loaded home for the
reasons stated above. We feel that requiring developers to install alley loaded homes is a form of
social engineering, instead of letting the free market decide what homes will be built the city is
forcing builders to build alleys and then forcing buyers to live in them when they can not find
another option.
The Avani Neighborhood meets the comprehensive plan goals in many areas as stated in the
Comprehensive Plan Goals at the end of this narrative. A few of the more notable goals that are being
met by the Avani Place Neighborhood design are:
Density
Separated sidewalks and street trees.
Parking on street
Private open space for each unit
Additional Amenities
Pathways and walkability
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Exhibit F - Preliminary Plat/ Comprehensive Plan
PRELIMINARY PLAT APPLICATION
Avani Place will provide homes that people can afford in a very desirable part of West Meridian. The
Avani Place Neighborhood has a proposed single-family residential density of 7.59 DU/AC. The TMASP
calls for a mix of residential uses in this area. This proposed density is on the lower end of the density
range allowed within the comprehensive plan.
The intersection of Black Cat
Road and the future W.
Vanguard Way is a major piece
of the puzzle for the TMIASP
area. Without the new mid-
mile connection of W
Vanguard Way, a large portion
of the TMIASP is
undevelopable. Public utilities
such as sewer and water need
to come from Black Cat Road
through the extension of W
Vanguard Way. W Vanguard
Way will also provide much-
needed transportation and
secondary access corridor.
The Ten Mile Interchange Area
has had a large amount of
public and private investment
over the last decade. With the
large amount of infrastructure
investment in this area, the
proximity to schools, parks and services, the Avani Neighborhood will be a perfect addition to the City of
Meridian.
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Exhibit G – Transportation
COLLECTOR ROADWAY CONSTRUCTION
W. Vanguard Way is an integral part of the transportation network for the Ten Mile Area. The
Development of Avani Place will provide a route for the mid-mile properties to develop between Black
Cat and Ten Mile Roads. This mid-mile collector that is called for on the Master Street Map will allow for
secondary access and utility connections for the commercial and retail uses that are planned on the west
side of Ten Mile Interchange. Emergency access to this area will also be improved.
Traffic planning in this area has already taken into account the development of the Avani Property at the
housing densities that have been proposed with this project. For this reason, ACHD did not require a full
traffic study to be completed. Trip Generation and an Access Evaluation were completed and approved
by ACHD.
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Exhibit H – Schools / Emergency Response Times / Utilities
WEST ADA SCHOOL DISTRICT
The Avani Neighborhood school age children will attend the following schools in the West Ada School
District. It is our understanding that they have adequate capacity and that the district has a plan to
mitigate any impacts.
School
Chaparral Elementary
Meridian Middle School
Meridian High School
EMERGENCY RESPONSE TIMES
In discussions with Joe Bongiorno the City of Meridian Fire Marshal and review of the City Priority
Growth Area Map it has been determined that the Avani Place Neighborhood is within the emergency
response time goals for the fire department and other first responders and is also located within the
priority growth area. As discussed above the Avani Place Neighborhood will provide a much-needed
transportation and utility connection to the greater Ten Mile area. When the Connection of Vanguard
Way to Ten Mile Road is completed, it will also decrease the travel time for first responders to the Black
Cat and Franklin Road area.
UTILITIES
Municipal water and sewer mains are available and of adequate size to serve the Avani Neighborhood in
Black Cat Road just north of the proposed project. Water and sewer mains will be extended to and
through the Avani Neighborhood at the cost of the developer. Extension of these public utilities will be
beneficial for other properties in the area and will help to facilitate additional development in the
TMASP. Dry Utilities such as electrical power, natural gas, telecom, and cable is also available.
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Exhibit I – Parking Plan
PARKING
The Avani Neighborhood will have an additional 150 on-street parking spaces above the 4 per home off-
street parking requirement. That will equal over half of an additional parking space per lot.
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Exhibit J – Pedestrian Connectivity
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Exhibit K – Comprehensive Plan Goals
The following table describes how the Avani Place Neighborhood design and meets the City of Meridian’s
Comprehensive Plan Goals:
Section Goal and Response
2.01.00 Support a balance and integration of diverse housing and neighborhood types.
The Avani Neighborhood will incorporate three distinct housing types that will provide
both for sale housing.
2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences.
The Avani Neighborhood will provide housing at a price that Meridian residence can
afford. By providing housing for various income levels, household sizes and lifestyle
preferences will be accommodated.
2.01.01H Locate higher density housing near corridors with existing or planned transit, Downtown, and in
proximity to employment centers.
With an overall density of just under 8 units per acre the Avani Neighborhood will provide
much needed roof tops and housing density near the employment and commercial center
at the Ten Mile Interchange.
2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have
ample open space, and generous amenities that provide varied lifestyle
choices.
The Avani Neighborhood will provide over 19% qualified open
space, 17.5 additional amenities beyond the 7 that are required
by the UDC, and a +/- 1,000’ long pathway that will connect to
the region pathway system. The community park will feature a
playground that will be fully fenced to keep the children safe,
with a pool, dog park and other amenities.
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.
The Avani Neighborhood will provide a +/- 1,000’ long pathway that will connect to the
region pathway system. This pathway will provide a safe way for residents to walk or bike
to the commercial and employment areas of the TMSAP and the Ten Mile Corridor.
2.02.01E 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.
The Avani Neighborhood will provide housing density and roof
tops near employment, large shopping areas, and along major
transportation corridors.
3.02.00
Maintain, improve, and expand the City's infrastructure to meet
existing and growing demands in a timely, orderly, and logical manner.
The Avani Neighborhood is contiguous to the City of Meridian
on its north, west and east sides. Construction of the Avani
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Neighborhood will provide for orderly extensions of the City’s
Municipal services such as sewer and water mains to
neighboring properties in the area allowing for orderly and cost-
effective development.
3.02.01A
Provide City utilities in high priority growth areas and discourage in low
priority growth areas.
The Ten Mile Area Specific Plan is in a priority growth area for
the City of Meridian, by providing much needed residential
density in a location that has been planned by the City of
Meridian for over a decade will help to spur retail, commercial
and employment growth in the Ten Mile area.
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.
The Avani Place Neighborhood will provide much needed
housing density and diversity within the TMSAP. This property
has been planned Medium High Residential Development on the
Comprehensive plan since 2007.
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.
In designing the Avani Neighborhood layout, we have taken
special care to provide transitions to differing uses. On the
eastern boundary we have incorporated a 35’ wide pathway
and landscape area to buffer the Avani Neighborhood from the
mixed-use areas in the TMASP.
3.08.01
Plan and expand public utility facilities and services as part of the
development process.
Construction of the Avani Neighborhood will provide for orderly
extensions of the City’s Municipal services such as sewer and
water mains to neighboring properties in the area allowing for
orderly and cost-effective development.
3.08.02B
Coordinate with developers, irrigation districts, and drainage entities to
implement the proposed pathway network along canals, ditches,
creeks, laterals, and sloughs.
The Avani Neighborhood will incorporate pathways along
existing irrigation laterals and drains on both east and west of
the neighborhood. These pathways will provide connections to
other pathways in the City of Meridian Mast Pathway Plan.
4.04.01A
Ensure that new development and subdivisions connect to the pathway
system.
The Avani Neighborhood will incorporate pathways along
existing irrigation laterals and drains on both east and west of
the neighborhood. These pathways will provide connections to
other pathways in the City of Meridian Mast Pathway Plan.
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4.04.01B
Provide options for passive recreational opportunities not typically
supplied by parks and facilities, such as jogging, walking, and bicycling.
The extensive pathway system within the Avani Development
will provide for recreational opportunities such as jogging,
walking, and bicycling. The Avani Neighborhood will also
provide passive recreational activities such as nature and
wildlife viewing within attractively landscaped areas that will
create a calming and relaxing sense of place.
4.04.02C
Continue partnerships with area irrigation districts to continue to
expand pathway system along existing waterways.
The Avani Neighborhood will incorporate pathways along
existing irrigation laterals and drains on the east of the
neighborhood. These pathways will provide connections to
other pathways in the City of Meridian Mast Pathway Plan.
4.05.02F
Promote the increase of permeable areas through sound site design
and use of materials that limit stormwater runoff.
The Avani Neighborhood utility and stormwater drainage design
will utilize the latest in storm water pollution prevention
technology and engineering best practices to limit storm water
run-off.
4.11.03
Work with public and private development and management groups to
promote and implement Crime Prevention through Environmental
Design (CPTED) strategies.
The Avani Neighborhood Design Team has used best design
practices and coordinated with local police and first responders
to implement Crime Prevention through Environmental Design
(CPTED) strategies into the neighborhood design.
5.01.01
Encourage the safety, health, and well-being of the community.
In the Avani Neighborhood walking paths, large open play areas
with perimeter fencing, narrow streets with curbs, gutters and
sidewalks will promote a safe and healthy community.
5.01.01G
Ensure developments employ proper water drainage techniques to
eliminate the risks of water contamination, mold, and pests.
The Avani neighborhood storm drainage and site grading will
meet all City, Highway District, State and Federal requirements
and best practices.
5.01.02G
Require attractive landscaping and pedestrian friendly design within
new developments.
The Avani Neighborhood not only meets the City Code
requirement for qualified open space it exceeds it with over 15%
landscaped area. The landscaping along the neighborhood
perimeter and all common areas will be both attractive and
water wise. All arterial and collector roadway frontages will be
landscaped. Vegetated entries and endcaps will create a
peaceful natural feel as one enters the neighborhood.
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6.01.01H
Require pedestrian access connectors in all new development to link
subdivisions together and to promote neighborhood connectivity as
part of a community pathway system.
The Avani Place Neighborhood will provide numerous
pedestrian connections to the major thorough fairs and will
construct a north/south pathway that will connect to the
regional pathway system when the property to the north
develops.
6.01.01J
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.
Avani Place will include separated sidewalks and planter strips
on all arterials and collector Roadways and landscaped endcaps
of each block.
6.01.02C
Require new development to establish street connections to existing
local roads and collectors as well as to underdeveloped adjacent
properties.
The Avani Street network will provide transportation
connections to all adjacent properties and will provide the
western portion of the Vanguard Way Collector Roadway.
6.01.03B
Require collectors consistent with the ACHD Master Street Map (MSM),
generally at/near the mid-mile location within the Area of City Impact.
In developing the land plan for the Avani Neighborhood, the
ACHD Master Street Map and the Master Plan for the Ten Mile
Area Specific Plan were utilized to determine the location of the
new collector roadway (Vanguard Way).
6.01.03D
Consider ACHD's Master Street Map (MSM), Complete Streets Policy
and the Transportation and Land Use Integration Plan in all land use
decisions.
In developing the land plan for the Avani Neighborhood, the
ACHD Master Street Map and the Master Plan for the Ten Mile
Area Specific Plan were utilized to determine the location of the
new collector roadway (Vanguard Way).
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