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.