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CC - Letter from Applicant - 10.12DENNIS M BAKER &ASSOCIATES October 12, 2017 Honorable Mayor Tammy de Weerd City Council Members City of Meridian 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 250 S. Beechwood, Suite 120 Boise, ID 83709 Phone: (208) 375-6666 Fax: (208) 375-6667 Re: PINE 43 Preliminary Concept Plan and Preliminary Plat, Rezone and Annexation applications with Development Agreement, Dear Mayor and City Council Members, The purpose of this letter is to formally request approval of the PM43 preliminary plat with Development Agreement and Concept Plan, along with a request to rezone a portion of ground within the project from C -G to R-15 and R-40 to accommodate Medium and High Density Residential development respectively. A small portion of ground will be annexed into the project to include only right-of-way for the extension of East State Avenue. The PINE43 Development, (formerly Pinebridge Subdivision) was approved by the City of Meridian, AZ 07-006 & RZ 07-010, Ordinance No. 08-1348 which occurred on the 191' of February, 2008 and the approval of the Development Agreement on the 29`x' day January, 2008. The preliminary plat was approved on November 7, 2008. Development to date includes the construction of Pine Avenue from Eagle Road to connect with Locust Grove, including the round -about and the infrastructure to support the Scentsy Commons Campus and the PKG Campus. Scentsy Commons is not included in this plan. The updated development plan for PINE43 is a refinement of the Mixed -Use plan approved nearly ten years ago and includes Commercial components for both Office and Retail and a variety of Residential housing styles. The components of the PINE43 plan are depicted on the attached Land Use Key Map with alphabetical designations. Areas A, D, E, F and G will retain the C -G Zone designation. It is our intention to provide the commercial components along the Fairview Avenue, Locust Grove Road and Pine Avenue arterials. Area B is shown on the concept plan with High Density Residential Multi -Family designs, (approximately 504 units on 27.48 acres. The High Density Multi -Family Residential component is conceptual in nature and a final layout will be reviewed by the city by conditional use permit application. The final design will also have amenities that promote a sense of community and include a menu of options that may be included in the fmal design with swimming pools and court facilities, play areas and pathway connections to the overall PINE43 Community. .Area C is comprised of 31.24 acres that is currently zoned C -G and is proposed to be rezoned with an R-15 Median Density Residential designation to accommodate a variety of unique residential styles that include detached Townhomes and attached Townhouses with alley loaded garages. The lots range from approximately 2000 square feet to just over 4000 square feet and lot dimensions of 20 to 35 feet wide and depths of 100 to 125 feet. The PINE43 plan also includes the option of vertically integrated Townhouse designs that will accommodate commercial development within the residential unit. Many of the Townhomes and Townhouses will also include residential Studio Apartments above the garage to provide additional housing options for the residents of PINE43. The architectural style for the Townhomes and Townhouses will be varied as well, from traditional to modern and contemporary to meet the requirements of the market. I have attached a montage of these styles for your review. Our team believes that the PINE43 location provides a unique opportunity for student housing to support the Medical School and homes to allow people to live where they work and shop. Providing residential development in PINE43 will have beneficial impacts to Downtown Meridian and other surrounding businesses by creating a walkable neighborhood that promotes a sense of community. An updated Traffic Impact Study was accepted by the Ada County Highway District and shows benefits by capturing vehicle traffic within PINE43. Amenities for the residential neighborhood include a community swimming pool and cabana, sports and tennis courts and tot lots/play areas for young children. The pathway along the Jackson drain will be extended and landscaped to provide additional recreation for the PINE43 community. Additionally, we are currently seeking approval from the Ada County Highway District for our Landscape Plan and signage with the PINE43 sculpture for the Pine Avenue Round -About and have included that design in our application for your review of both the landscape design and signage identifying the project. The name PINE43 represents the geographical location as well as pays tribute to Idaho, the 43rd State of the United States and the pioneering spirit that is found in Meridian. The revised preliminary plat and concept plan are attached herewith that depicts the updated and refined layout of PINE43. I have reviewed Staff's recommended changes to the Development Agreement and have attached proposed additional provisions that allow flexibility of the final design of the commercial and residential components of the PINE43 Project and fiu-ther allows flexibility of the High Density Multi -Family Residential uses in Area B in the R-40 Zone and the final plan without requiring an amendment to the PINE43 Development Agreement. I have attached the proposed amended provisions for your review, shown in blue text. We look forward to presenting the PINE43 project to you next week. Thank you for your time and consideration. Proposed PINE43 Amended Development Agreement Language 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: 1. Development of the property shall substantially comply with the conceptual site plan and elevation submitted with the subec attached herein and incorporated as EXHIBIT A 1; the conceptual site plan depicts the general nature and relative location of certain components for development of the Mpem and it is the intent of this Development A eement to allow sufficient flexibility at the time of detailed planning and subdividing to allow adjustments to buildingsize ize and location(s) and site plan while still maintaining the general intent of the conceptual Ian and provisions of the Development Agreement. Area B shown on the conceptual plan and designated as High Density Multi-1~ Residential in the R-40 Zone shall be allowed the above stated flexibility in its final design and site.plan to accommodate a variety of designs that may include traditional a artments a possible component of senior housing apartments and -high density attached residential units and/or assisted living uses as allowed in the R-40 Zone. The development of Area B as stated is required to obtain a Conditional Use Permit for the final design and development; and as such Conditional Use Permit will szuide the final site plan and development; and flexibili shall be allowed for the final site plan and the variM of the jypes of high densfty residential designs without requiring a modification to the Development Agreement as determined by the Director. The conceptual elevations contained herein show a broad range of architectural styles for the residential portions of the PINE43 project including traditional modern/contemporary and urban s les which mgy include bun aloes/craftsman prairie, urban/modern and contemporary designs The maximum building height in the R-15 Zone is 40.00 feet and shall allow the construction of three story residential units both attached and detached. Commercial uses may be incorporated into the Live/work units as allowed Vertically Integrated UsesThe attached Townhouse and Live/Work categories shall also be allowed to into orate residential units above the garages as residential studio apartments to provide additional residential housing within PINE43. Similarly commercial buildings may incorporate a wide range of architectural styles that range from traditional to modern designs Elevations submitted with the subject application and the concepts outlined below.