10/23 Memo from PlanningRECEIVED
OCT 2 3 2007
Project: Pinebridge City of Meridian
City Clerk OlEce
Location: The overall site consists of approximately 170 acres and is located on the south side of E.
Fairview Avenue, on the east side of N. Locust Grove Road, on the west side of N. Eagle Road, and on
the north side of E. Commercial Street. Part of the subject property, 75 acres, is already annexed into the
City. The remainder, 95 acres is still zoned in the County.
Applications: annexation, rezone, preliminary plat, variance
Highlights of Proposed Development: The Pinebridge development as consisting of 61 commercial
building lots and 21 common lots that would accommodate approximately 3,000,000 square feet of
commercial, light office, and multi-family residential uses and a medical campus. Buildable lots for the
proposed subdivision range in size from 0.43 of an acre to 13.62 acres.
The proposed development will also result in the extension of E. Pine Avenue between Locust Grove and
Eagle Road, which will serve as the primary east/west connection for the proposed development. The
proposed Pinebridge Avenue will serve as the primary north/south connection between Fairview Avenue
and Pine Avenue. Two roundabouts are proposed for Pinebridge Avenue and Pine Avenue; one is
proposed for the intersection of Pine Avenue and Webb Avenue and a second one is proposed for the
intersection of Pinebridge Avenue and E. State Avenue.
A Variance is requested for two access points to Eagle Road; the first access request is for the
continued use of an existing access point on Commercial Street that has been used by Elixir, and
the second request is for a new access point which will be located on Eagle Road halfway
between Pine and Commercial. The VAR for access points are required due to a change in use of
the property and because the locations proposed do not comply with the spacing requirements of
the UD
Other: Staff recommends a DA with the following site specific provisions:
• 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:
- 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 facade 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 greater than 150 parking
spaces or 200 feet away from the main building entrance;
10/23/2007
- 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.
Variance: Staff is not supportive of the two access points proposed to Eagle Road with the VAR
application because access to the site can adequately be provided from Pine Avenue. The applicant is
proposes a Variance to allow the existing Commercial Street approach to continue and that a new
approach to SH 55 be allowed on the west side of SH 55, midway between Pine Avenue and Commercial
Street. (Pine Avenue is located in accordance with UDC 11-3H, %2 mile between Fairview Avenue and
Franklin Road.)
In order for the Council to grant a variance, the Council shall make the following findings:
- The variance shall not grant a special right or privilege that is not otherwise allowed in the district;
- The variance relieves an undue hardship because of characteristics of the site; and
- The variance shall not be detrimental to the public health, safety, and welfare.
Staff does not believe that the afore-mentioned findings can be made for approval of the variance request
in this instance. Further, Staff does not believe that two additional access points to SH 55 are necessary as
there is an existing access point to SH 55 via Pine Avenue, along the northeast boundary of this site,
which will provide access to the east side of this development.
Elevations: No-Staff added existing design review requirements from UDC into the DA.
Commission Recommendation: approval at their August 16, 2007 public hearing.
Summary of Commission Public Hearing:
i. In favor: Dan Torfin, DMB Investments; Jack Cortabitarte
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
Key Issue(s) of Discussion by Commission:
i. The timeline of the extension of Pine Avenue to Locust Grove Road;
ii. The existence of historical structures on the property and what the Applicant intends on
doing with them;
iii. The location of the 10-foot wide multi-use pathway required by the Master Pathways
Plan through the site;
iv. The requirement for a final plat to be signed prior to issuance of any occupancy permits
on the site;
v. Requiring the Applicant to provide cross-access to adjacent industrial properties;
10/23/2007
Key Commission Change(s) to Staff Recommendation:
i. Add a condition that Pine Avenue be extended to Locust Grove Road prior to issuance of
any Certificate of Zoning Compliances for buildings that would require access from Pine
Avenue;
ii. Modify condition 1.1.3 in Exhibit B, regarding structures being built adjacent to
roadways with parking to the rear and sides of the structures, to the "majority" of parking
to the rear and sides of the structures.
iii. Modify condition 1.2.6 in Exhibit B, regarding cross-access and driveway stubs, to not
require cross-access to the Elliott Group and H2NR parcels but require emergency access
to be provided to the H2NR parcel at the southeast corner; still require cross-access to the
Cortabitarte and Belair parcels;
iv. On condition 2.14 in Exhibit B, include the provisions of the UDC that allow for the
possibility of a waiver for the requirement of covering waterways that cross the property.
v. Strike condition 4.3 in Exhibit B, which limits shrubs and bushes to species that do not
exceed 2 feet in height, to allow these issues to be reviewed on a case by case basis by
Staff through the Certificate of Zoning Compliance process;
vi. Modify condition 4.6 in Exhibit B, which restricts the Pinebridge/Fairview intersection
access point to a right-in/right-out only, to require that the design of this intersection be
subject to ACHD approval;
Written Testimony since Staff Report: letter from Blue Cross asking for continuation.
Outstanding Issue(s) for City Council:
i. Historic Preservation Commission should provide a recommendation to the City Council
regarding the historic structures on the site; Applicant should also address at the City
Council hearing the information obtained from the State Historic Preservation office as
well. (Note: Lila Hill submitted comments on this as follows: the barn is approximately
67 years old; the granary was moved there in about 1935 and is too eroded to save; the
shed was originally a chicken house and is 75 years old; and the house was built in 1906
by the Howry brothers.) The Council should consider the comments from Lila Hill and
any additional comments from the HPC to determine if any of the buildings should be
preserved. We were not able to get this on the HPC agenda, therefore we request that you
add a condition stating, "Prior to any demolition on the site, the Applicant shall meet with
the Historic Preservation Committee to determine if the existing structures warrant
preservation and/or documentation."
ii. The Commission requested that the Applicant and Staff work together to come up with a
condition that would allow for occupancy permits to be issued prior to plat recordation.
Staff met with the Applicant and came up with the following condition: "Where there are
existing utilities and where the surrounding public roads are fixed, the Applicant shall be
allowed up to 7 occupancy permits prior to final plat recordation. The Planning Director
and the Development Services Manager may consider allowing additional occupancy
permits (not to exceed 13) if the administration of the previous 7 seems to be efficient
and in the City's best interest." Staff has added this as condition #1.2.11 in Exhibit B.
iii. Blue Cross of Idaho has expressed concern to the Planning Department regarding access
to their property once Pine Avenue is widened. The Applicant is working with ACHD
and BCI to resolve the access issue. Staff is unaware of the outcome of those
negotiations. This is the main reason the project was continued the last time.
Notes: _
10/23/2007
Project: 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 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 & entryway corridor)
Pinebridge Avenue:
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 within this development per the
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 for the
industrial designated property and that the requested C-G zone and commercial use of this property would
be more appropriate because of the property's size (1.5 acres) and proximity to Mixed Use designated
land.]
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:
➢ 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 be
provided for facades that are viewable from other structures;
➢ Provide walkways at least 8 feet in width for any aisle length that is greater than 150
parking spaces or 200 feet away from the main building entrance;
➢ 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: