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HomeMy WebLinkAboutMemo from PlanningProject: Pinebridge Location, size of property and existing zoning: The subject property is located south of E. Fairview Avenue, east of N. Locust Grove Road, west of N. Eagle Road, and north of E. Commercial Street. The site consists of 170 +/- acres and is currently zoned RI & RUT in Ada County, C-G, and I-L. Adjacent Land Use and Zoning: 1. North: Commercial uses, zoned C-G; Vacant undeveloped property, zoned RUT (Ada County); multi -family residential development, zoned R-40; Industrial, commercial, & office uses, zoned I-L 2. East: Industrial, commercial & office uses and undeveloped property, zoned I-L; Commercial property, zoned C-G 3. South: Industrial property, zoned I-L; offices, zoned L-O; school, zoned L-O 4. West: Industrial property, zoned I-L; Vacant ground, zoned RUT in Ada County; Commercial property, zoned C-G; residential property, zoned R-8 and R-40 Applications: ➢ AZ of 94.69 acres from R1 and RUT (Ada County) to C-G ➢ RZ of 75.67 acres from I-L to C-G ➢ PP for 61 building lots and 21 common lots on 170 +/- acres ➢ VAR for two access points to N. Eagle Road (Commission is not required to make a recommendation on the VAR) Overall Project Description & Subdivision Information: (if applicable) 1. Total Building Lots: 61 2. Common Lots: 21 3. Total Lots: 82 4. Gross Square Footage of residential, commercial, and light office uses: 3,000,000 Summary of Proposed Streets and/or Access: Access to the proposed development will primarily be provided from E. Fairview Avenue via Pinebridge Avenue, and N. Eagle Road & N. Locust Grove Road via Pine Avenue. The applicant is proposing to construct Pinebridge Avenue south from E. Fairview Avenue and extend E. Pine Avenue to the west from N. Eagle Road to N. Nola Road, which will serve as the primary access points into the development. East Wilson Lane is proposed to stub to the west at the northern portion of the development for future connection to the existing Wilson Lane west of the site. East State Street is proposed to connect to the east to an existing segment of State Street. North Webb Avenue and North Machine Avenue are proposed to connect to the south to existing ents of these Lots 4 & 5, Block 2. East Shellbrook will provide access from N streets. North Newbridge Place will be constructed to the south from E. Pine Avenue to provide access to segm multi -family portion of the development and connect to Pinebridge . Locust Grove Road to the proposed Avenue. Commercial Court existing private road) runs along the south boundary of the site. A cross -access agreement will be recorded for Pinebridge to allow for shared parking. Staff is generally supportive of the proposed street system within the development with the comments and conditions stated in Section 10, Analysis, and Exhibit B of this report. However, Staff is not supportive of the access points proposed on Eagle Road/SH 69 (see Section 10, Analysis, below for more information). Landscaping: 1. Width of street buffer(,): E. Fairview Avenue: N. Locust Grove Road: 25 feet (principal arterial) 25 feet (minor arterial) E. Pine Avenue: N. Eagle Road: 25 feet (minor arterial) Pinebridge Avenue: 35 feet (principal arterial & en 'ay corridor) 20 feet (collector) E. Commercial Street 20 feet (collector) E. Wilson Lane: 20 feet (collector) E. State Street: 10 feet (local) E. Shellbrook Drive: 10 feet (local) N. Webb Avenue: 10 feet (local) N. Machine Avenue: 10 feet (local) 2. Width of buffer(s) between land uses: 25 feet adjacent to residential uses 3. Open space and pathways: Open space will be required with CUP for multi -family portion of development; 10-foot wide multi -use pathways are required Master Pathways Plan. within this development per the Comprehensive Plan Designation: Mixed Use — Community, Mixed Use — Regional, and Industrial Compliance with Comprehensive Plan: Yes [Staff believes that a map am in ent is not necessary for the industrial designated property and that the requested C-G zone and commercial use of this rope be more appropriate because of the property's size (1.5 acres) land.] and proximity to Mixed Use designated uld Compliance with UDC: Yes Proposed DA requirements: • Development of the property shall substantially comply with the conceptual site plan and elevation submitted with the subject application and the concepts outlined below. • No building permits shall be issued, prior to final plat recordation. • The following concepts shall be employed in the development of the property: tY: ➢ General massing of buildings, roundabouts and landscape islands in streets shall be constructed as generally shown on the preliminary plat and conceptual site plan prepared by Stanley Consultants, Inc., dated 3-5-07. ➢ Pedestrian connections shall be constructed between buildings in the form of pathways distinguished from vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks; ➢ Structures shall be built adjacent to roadways with a majority of the parking to the rear and sides of the structures; ➢ Common areas with site amenities (i.e., plazas/courtyards, water features, picnic areas, flower gardens, public art, etc.) are encouraged to be included within the office/retail Portion of the development and will be required in the multi -family portion of the development. ➢ Structures should be oriented toward each other or the adjacent street(s); ➢ Windows, awnings, or arcades totaling at least 30% of the length of the fagade should b Provided for facades that are viewable from other structures; e ➢ Provide walkways at least 8 feet in width for any aisle length that is greater th Parking spaces or 200 feet away from the main building entrance; an 150 ➢ Exterior building walls should demonstrate the appearance of high quality materials of stone, brick, wood, or other native materials (acceptable materials include tinted or textured masonry block, textured masonry block, textured architectural coated concrete panels, or stucco or stucco like synthetic materials — smooth faced concrete block, tilt -up concrete panels, or prefabricated steel panels are prohibited except as accent materials; ➢ The building design shall incorporate at least 2 changes in one or a combination of the following: color, texture and materials; ➢ Rooflines shall demonstrate 2 or more of the following: overhanging eaves, sloped roofs, two or more roof planes, varying parapet heights, and cornices; ➢ The primary building entrances shall be clearly defined by the architectural design of the building. ➢ A Conditional Use Permit for the multi -family portion of this development shall be submitted prior to submitting for final plat approval on that area. History of Previous Actions: • The northern portion of this property was previously platted in Ada County as part of Pleasant Valley Subdivision; a very small southern portion was platted as part of Gemtone Center Subdivision No. 5; and the rest has not been previously platted. • A development application was previously submitted for Pinebridge in 2005 (AZ-05-013, PP- 05-015, & CUP-05-020) that included all of the subject property except for the portion east of N. Machine Avenue. This previous application was withdrawn by the Applicant. Other: A CUP is required for approval of the multi -family portion of the development Elevations: Yes (The Applicant submitted an elevation of their office building proposed to be located adjacent to the Pinebridge development at the corner of Pine and Hickory (see Exhibit A.5). The Applicant states that this elevation is representative of what some of the buildings will look like within the proposed Pinebridge development.) Outstanding Issue(s) for Commission: • There are several old structures (barn, cabin/house, wooden silo) located at the corner of Nola and Pine that may be classified as historical structures. The Applicant should address at the public hearing what they intend on doing with these structures. • The Applicant should provide a phasing plan at the public hearing. • The timeline for the extension of Pine Avenue (depending upon the Applicant's phasing plan, the ,Commission may want to include a DA provision that Pine Avenue be extended prior to issuance of Certificate of Zoning Compliance's on the site). Staff Recommendation: Staff is recommending approval of the proposed AZ, RZ, & PP applications but is recommending denial of the VAR request per the conditions listed in Exhibit B of the Staff Report, based on the Findings in Exhibit D of this report. Notes: RECEIVED Project: Pinebridge AUG 16 2007 Location, size of property and existing zoning: The subject property is located south of E. Fa 1�ve6h#e0J'RC'0- Metidien Avenue, east of N. Locust Grove Road, west of N. Eagle Road, and north of E. Commercial site consists of 170 +/- acres and is currently zoned RI & RUT in Ada County, C-G, and I-L. Adjacent Land Use and Zoning: 1. North: Commercial uses, zoned C-G; Vacant undeveloped property, zoned RUT (Ada County); multi -family residential development, zoned R-40; Industrial, commercial, & office uses, zoned I-L 2. East: Industrial, commercial & office uses and undeveloped property, zoned I-L; Commercial property, zoned C-G 3. South: Industrial property, zoned I-L; offices, zoned L-O; school, zoned L-O 4. West: Industrial property, zoned I-L; Vacant ground, zoned RUT in Ada County; Commercial property, zoned C-G; residential property, zoned R-8 and R-40 Applications: ➢ AZ of 94.69 acres from R1 and RUT (Ada County) to C-G ➢ RZ of 75.67 acres from I-L to C-G ➢ PP for 61 building lots and 21 common lots on 170 +/- acres ➢ VAR for two access points to N. Eagle Road (Commission is not required to make a recommendation on the V R) Overall Project Description & Subdivision Information: (if applicable) 1. Total Building Lots: 61 2. Common Lots: 21 3. Total Lots: 82 4. Gross Square Footage of residential, commercial, and light office uses: 3,000,000 Summary of Proposed Streets and/or Access: Access to the proposed development will primarily be provided from E. Fairview Avenue via Pinebridge Avenue, and N. Eagle Road & N. Locust Grove Road via Pine Avenue. The applicant is proposing to construct Pinebridge Avenue south from E. Fairview Avenue and extend E. Pine Avenue to the west from N. Eagle Road to N. Nola Road, which will serve as the primary access points into the development. East Wilson Lane is proposed to stub to the west at the northern portion of the development for future connection to the existing Wilson Lane west of the site. East State Street is proposed to connect to the east to an existing segment of State Street. North Webb Avenue and North Machine Avenue are proposed to connect to the south to existing segments of these streets. North Newbridge Place will be constructed to the south from E. Pine Avenue to provide access to Lots 4 & 5, Block 2. East Shellbrook will provide access from N. Locust Grove Road to the proposed multi -family portion of the development and connect to Pinebridge Avenue. Commercial Court (an existing private road) runs along the south boundary of the site. A cross -access agreement will be recorded for Pinebridge to allow for shared parking. Staff is generally supportive of the proposed street system within the development with the comments and conditions stated in Section 10, Analysis, and Exhibit B of this report. However, Staff is not supportive of the access points proposed on Eagle Road/SH 69 (see Section 10, Analysis, below for more information). Landscaping: 1. Width of street buffer(s): E. Fairview Avenue: 25 feet (principal arterial) N. Locust Grove Road: 25 feet (minor arterial) E. Pine Avenue: 25 feet (minor arterial) N. Eagle Road: 35 feet (principal arterial & en Pinebridge Avenue: 20 feet (collector)'a3' corridor) E. Commercial Street 20 feet (collector) E. Wilson Lane: 20 feet (collector) E. State Street: 10 feet (local) E. Shellbrook Drive: 10 feet (local) N. Webb Avenue: 10 feet (local) N. Machine Avenue: 10 feet (local) 2. Width of buffer(s) between land uses: 25 feet adjacent to residential uses 3. Open space and pathways: Open space will be required with CUP for multi -family ortio development; 10-foot wide multi -use pathways are required within this development per the f Master Pathways Plan. Comprehensive Plan Designation: Mixed Use — Community, Mixed Use — Regional, and Industrial Compliance with Comprehensive Plan: yes [Staff believes that a map amendment is not necessary industrial designated property and that he requested C-G zone and commercial use of this be more appropriate because of the roe cessary for the land. prop rty's size (1.5 acres) and proximity to Mixed Use des g a would Compliance with UDC: yes Proposed DA requirements: • Development of the ro e P P rty shall substantially comply with the conceptual site plan and elevation submitted with the subject application and the concepts outlined below. • No building permits shall be issued, prior to final plat recordation. The following concepts shall be employed in the development of the property: ➢ General massing of bu'ld' 0 R mgs, roundabouts and landscape islands in streets shall be constructed as generally shown on the preliminary plat and conceptual site plan re ar by Stanley Consultants, Inc., dated 3-5-07. prep ed Pedestrian connections shall be constructed between buildings distinguished from vehicular driving surfaces through the use of pavers, colored pathwaysconcrete, or bricks; or scored Structures shall be built adjacent to roadways with a majority of the and sides of the structures; Parking ng to the rear Common areas with site amenities i.e. flower gardens, public art, etc.) are encouraged to be included within portion of the development and will be re rtyards, water features, picnic areas, quired in the multi-famil the office/retail development. y portion of the Structures should be oriented toward each other or the adjacent street s' Windows, awnings, or arcades totaling at least 30% of the length of hefaBade should be Provided for facades that are viewable from other structures; Provide walkways at least 8 feet in width for any aisle length that is e Parking spaces or 200 feet away from the main building entrance; gr ater than 150 ➢ Exterior building walls should demonstrate the appearance of high quality materials of stone, brick, wood, or other native materials (acceptable materials include tinted or textured masonry block, textured masonry block, textured architectural coated concrete panels, or stucco or stucco like synthetic materials — smooth faced concrete block, tilt -up concrete panels, or prefabricated steel panels are prohibited except as accent materials; ➢ The building design shall incorporate at least 2 changes in one or a combination of the following: color, texture and materials; ➢ Rooflines shall demonstrate 2 or more of the following: overhanging eaves, sloped roofs, two or more roof planes, varying parapet heights, and cornices; ➢ The primary building entrances shall be clearly defined by the architectural design of the building. ➢ A Conditional Use Permit for the multi -family portion of this development shall be submitted prior to submitting for final plat approval on that area. History of Previous Actions: • The northern portion of this ro e p p riy was previously platted in Ada County as part of Pleasant Valley Subdivision; a very small southern portion was platted as part of Gemtone Center Subdivision No. 5; and the rest has not been previously platted. • A development application was previously submitted for Pinebridge in 2005 (AZ-05-013, PP- 05-015, & CUP-05-020) that included all of the subject property except for the portion east of N. Machine Avenue. This previous application was withdrawn by the Applicant. Other: A CUP is required for approval of the multi -family portion of the development Elevations: Yes (The Applicant submitted an elevation of their office building proposed to be located adjacent to the Pinebridge development at the corner of Pine and Hickory (see Exhibit A.5). The Applicant states that this elevation is representative of what some of the buildings will look like within the proposed Pinebridge development.) Outstanding Issue(s) for Commission: • There are several old structures (barn, cabin/house, wooden silo) located at the corner of Nola and Pine that may be classified as historical structures. ThApplicant should address at the public hearing what they intend on doing with these struepp ctures. • The Applicant should provide a phasing plan at the public hearing. • The timeline for the extension of Pine Avenue (depending upon the Applicant's phasing plan, the Commission may want to include a DA provision that Pine Avenue be extended prior to issuance of Certificate of Zoning Compliance's on the site). Staff Recommendation: Staff is recommending approval of the proposed AZ, RZ, & PP applications but is recommending denial of the VAR request per the conditions listed in Exhibit B of the Staff Report, based on the Findings in Exhibit D of this report. Notes: