HomeMy WebLinkAboutPZ - Narrative Redline to Previous Resubmittal DMB Companies, Inc.
1157 N. Summerbrook Ave, Suite 100
Meridian, Idaho 83642
December 20, 2024 (revised March 14, 2025)
Meridian Community Development Department
Attn: Sonya Allen,Associate City Planner
33 E. Broadway Ave.
Meridian,Idaho 83642
RE: Pine 43 Mixed Use Development—Application Narrative
Dear Planning Staff,Planning and Zoning Commission,Mayor, and Council:
We are excited to present the Pine 43 mixed use community, located in the heart of Meridian
near the intersection of E. Pine Avenue and N. Locust Grove Road. The project builds on earlier
approved phases of development and combines housing, office, and retail uses into a fully integrated and
cohesive community aligned with the Meridian comprehensive plan. Pine 43 will expand the downtown
core with urban housing and vibrant commercial activity, provide needed multi-modal connectivity for
the area, and foster a favorable environment for local and regional businesses in this key part of
Meridian. The application package includes the following:
• Development Agreement Modification' to update a portion of the site plan and related
text to reflect reconfigured and new uses, and to add 1.92 acres of property that are part
of a concurrently-filed application for annexation, initial zoning and boundary
adjustment on adjoining property to the west;2
• Rezone of 3.08 acres from C-G to R-15 to add single-family attached townhomes to the
mix of housing in the area;
• Preliminary Plat to reconfigure lots;
• Conditional Use Permits for two multi-family residential use buildings and to allow a
proposed 87-foot tall building in Block 2,Lot 2; and
• Request for Alternative Compliance for vertically-integrated and multi-family private
open space requirements for studio units, and to allow four 76' tall buildings in the C-G
zone.
Prior Entitlements
' The DA Modification applies to the following Ada County parcels: 51108233651, 51108233755, 51108233850,
51108233950, 51108233995, 51108234011, 51108234051, 51108244538, 51108325455 and 51108325470.Those
parcels also include those subject to the below referenced concurrent annexation application.
2 Of the 1.92 acres, 1.36 acres are proposed for C-G zoning and 0.56 acres are proposed for R-15 zoning.
We propose to modify the site plan of an existing project approved with a 2008 development
agreement that was modified in 2018.3 The prior approval's concept plan shown in Figure I below
included residential uses in the R-15 and R-40 zoned northern portions of the site (Sections B and C of
the prior site plan), which have been developed with 480 multi-family units4 and 233 single-family lots,
as well as commercial and office development in the C-G zoned portions of the site. The prior approval
included 492,000 sf of office and commercial space, of which approximately 128,000 sf has been
constructed, largely in Areas A and D of the prior plan.
Planned Modifications
This application proposes to modify the prior approval's concept plan to reimagine the largely
undeveloped southern portion of the site south of E. State Avenue (Areas E, F and G) into a more
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� PINE 43 SUBDIVISION
OVERALL SITE PLAN
integrated mixed-use community, adding needed housing diversity in single-family attached townhomes,
multi-family apartments, and vertically integrated buildings, as well as an increase in total commercial
and office space. Proposed uses in this 36.58-acre"Revised Project Area"include:
• A variety of residential products including 30 single-family attached townhomes, 270
multi-family units, and 604 vertically integrated residential units above ground floor
commercial;
3 prior application for Pine 43,Number MDA AZ RZ PP H-2017-0058,approved as Ordinance 18-1761
recorded January 3,2018 at Instrument No.2018-000751.
4 This is 24 fewer multi-family units than were previously approved.
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• A mix of commercial spaces: approximately 200,680 sf of commercial space, including
a proposed 128,880 sf hotel with integrated restaurant, lounge, and conference area, and
71,800 sf of other retail/restaurant commercial space;
• Multiple office buildings providing approximately 221,340 sf of office space, largely
intended for medical office,research and technology; and
• Private and public qualified open space encompassing 8.3 acres or 23% of the site,
including developed green spaces, quality amenities, and an over 41,000 sf public plaza.
The reimagined mixed-use vision for the Revised Project Area is shown in Figure 2 below and
includes the following:
• Block 1 (previously Area G, east side) — Multi-family and vertically integrated
development including a number of units consistent with a live-work style housing
product containing 9,840 sf of non-residential office space;5
• Block 2 (previously Area F, west side) — R-15 townhomes, vertically integrated mixed
use residential, and commercial restaurant space;6
• Block 3 (previously Area G,west side)—Multi-family building(Lot 2)and 121,500 sf of
office space across two buildings (Lots 1 and 3) intended for general office use as well
as medical office and technology uses; and
• Block 4 (previously Area E) — Hotel, two vertically integrated buildings, R-15
townhomes, a public plaza with two restaurant spaces, and 90,000 sf of med-tech office
space. Block 4 consists of several lots that share an underground parking garage and
associated facilities. Shared use and maintenance of these facilities will be governed by a
binding Reciprocal Easement Agreement to which the City will be a third-party
beneficiary. The agreement will also require City consent prior to material modifications.
5 The western side of Area G,east of Webb Avenue,is not included in this application.
6 The eastern side of Area F is not included in this application.
3
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Figure 2 Updated Concept Plan
Development will proceed in phases over an estimated ten years prioritized to align with
community needs and market conditions. This will ensure balanced delivery of diverse housing options
and commercial uses to serve the City. Residential uses will support commercial and office uses and the
multiple mixed uses of the redesigned Pine 43 project will provide significant internal trip capture by
creating a place where people can work, live, and play.
City Goals and Comprehensive Plan Alignment
In the prior approval, the City determined the Pine 43 development aligns with the
comprehensive plan's vision for "The Core," an area focused on "fostering an environment for health
sciences, technology and business centers" and seeking"a community of partners and programs creating
sustainable jobs, development products, training, and research" in a "corridor of complementary
businesses and services [that] provides a one-stop destination for visitors and workforce with all
necessary amenities."
These objectives have now been absorbed into the City's strategic plan, where the City has
articulated a vision for "a balanced economic base" by retaining and recruiting businesses in the
"professional service,technology, light manufacturing and health care industries."Pine 43's updated site
plan continues to meet the vision of"The Core" as well as broader City objectives with spaces designed
to attract medical technology companies plus retail services, varied types of residential units, and
professional office spaces centrally located for Meridian residents. The development provides multi-story
residential and mixed-use buildings desired by the strategic plan as well as integrated commercial and
office spaces that can attract the"family wage jobs"the strategic plan prioritizes.
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Mixed Use Alignment
The land in this area is mostly designated MU-C (Mixed Use Community) on the comprehensive
plan's future land use map, and the new Pine 43 development plan aligns with the overall goals of the
Mixed Use land use type. Mixed Use districts call for development that supports multiple uses that are
integrated and cohesive and supports non-vehicular connectivity "to create and enhance neighborhood
sense of place, and to allow a high degree of design and use flexibility." These areas are intended to
involve vertical as well as horizonal mixing of uses and multiple types of urban density housing in taller
buildings, all complemented by convenient access to both workplaces and places to spend spare time.
Pine 43 accomplishes this with a mix of residential, commercial, and office uses for employment,
business, and personal needs. The Revised Project Area's uses are both vertically and horizontally
integrated. In numerous buildings, residential units and amenities are placed above ground floor retail,
multiple uses are integrated into the hotel building, and public spaces connect commercial, office, and
residential uses. An internal network of streets and pathways provides multi-modal connectivity and
outdoor gathering areas and plazas integrate the multi-faceted built environment for a cohesive urban
neighborhood.
Mixed Use Community Subcategory Alignment
Pine 43 also meets the more specific goals of the MU-C land use designation. The MU-C's
purpose is to "allocate areas where community-serving uses and dwellings are seamlessly integrated into
the urban fabric" with the intent of integrating "a variety of uses, including residential, and to avoid
mainly single-use and strip commercial type of buildings." Employment opportunities for area residents
are encouraged in this designation. Residential uses are contemplated to comprise 20-50% of the
development area and density is intended to be 6 to 15 units per acre. Where there is public transit
availability, as there is for this site,residential uses may comprise up to 65% of the project acreage with
density up to 17.3 units per acre (an additional 15%). Vertically integrated buildings in the C-G zoned
area provide additional residential without sacrificing commercial square footage. The overall proposed
gross residential density of the 121.69-acre development area, including all multi-family, single-family,
and vertically integrated residential uses, is 13.28 units per acre: 1,617 units (713 previously approved
and built units and lots,plus 904 new units and lots in the Revised Project Area) over a total 121.69 acres
(119.77 existing acres, plus a 1.92-acre parcel from the adjoining annexation and boundary adjustment).
The proposed 13.28 residential density for the area is well below the comprehensive plan upper limit of
17.3 and allows for efficient utilization of a near-downtown site with transit opportunities and mixed
uses,both of which benefit from higher residential densities.
Industrial Land Use Alignment
A small portion of the project area to be included in the Pine 43 development agreement— the
1.92 acres that is subject to the annexation, zoning, and boundary adjustment on adjoining property—is
designated as Industrial on the comprehensive plan future land use map. Consistent with the
comprehensive plan at 3-11, it is appropriate to extend the MU-C land use designation of the parcels to
the north and east to cover the newly annexed parcels. We propose to develop this area with medical
technology office space (a combination of research and development and professional service allowed
uses in the C-G zone) as well as R-15 townhomes along E. State Avenue,where the property is adjacent
to existing compact residential.
Functional Integration Principles
The comprehensive plan outlines critical elements for a fully integrated and cohesive project in
areas designated as Mixed Use, called"Functional Integration Principles."The Pine 43 community meets
these principles. The development includes an overall master/conceptual plan that will be included with
the development agreement. The plan identifies the land uses,open spaces, and streets that connect all of
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those uses in a logical and cohesive manner. The overall plan includes five general categories of land use,
with light industrial (med tech), commercial, residential, public space, and office uses along with
vertically integrated mixed use buildings. The density of residential units will support neighborhood and
community services like gyms, cafes, and offices, all connected with pedestrian and bicycle pathways
and a logical road network. The plan's layout reflects thoughtful integration and transition among uses to
ensure compatibility and so that no use areas are dwarfed or isolated by another.
Pine 43 includes ample opportunities for community gathering, with public spaces like plazas
and green spaces connected with walking paths as well as quasi-public gathering spaces for community
residents and employees of local businesses. The public gathering areas are welcoming and visible from
the street, while quasi-public spaces are more secluded for a quieter recreational experience. Public
spaces are accessible to the broader area's residents with access from N. Webb, E. Pine, and N. Locust
Grove. Both public transit and bike pathways run through the Pine 43 project on E. Pine for maximum
accessibility.
Applications and Approval Criteria
The proposed Pine 43 development and associated applications meet UDC standards for approval
and required findings as detailed below.
Development Agreement Modification
The prior plan contemplated only commercial and office uses in the C-G area. The new proposed
plan substitutes more commercial for some of the planned office space and adds single-family attached
townhomes,multi-family apartments, and vertically integrated residential and commercial uses.
Pursuant to UDC § 11-5B-3(F) and Idaho Code § 67-6511A, a development agreement may be
modified with the consent of City Council. We request City Council's approval to modify the existing
development agreement to update the site plan and related provisions that describe the layout and mix of
uses for the undeveloped areas constituting the Revised Project Area. Specifically, we request the
following modifications:
• Section 3.3—Update the description of the Property and zones;
• Section 4.1 —Update the description of the proposed uses;
• Section 5.1 — Incorporate the new findings and conditions upon approval and modify
Condition 7 to allow for 60,000 square foot multi-family buildings in Block 1,Lot 2, and
in Block 3,Lot 2;and
• Add a new Section 5.2: "The lots on Block 4 will be subject to a recorded Reciprocal
Easement Agreement for shared maintenance and access to the underground parking
facility on that block. The City will be a third-party beneficiary to that agreement.", and
• Exhibit B—Update the staff report and concept plan.
The UDC does not include specific standards or required findings for the Council to approve a
development agreement modification. Because the original development agreement accompanied an
annexation and zoning decision, it is appropriate to apply the same UDC standards and criteria here. The
requested changes to the development agreement and concept plan meet these standards as described
below.
1. The map amendment complies with the applicable provisions of the comprehensive plan.
The proposed updated site plan and use mix is consistent with the land uses designated on the
future land use map. Mixed use areas are intended to involve vertical as well as horizonal mixing of uses
and multiple types of urban density housing in taller buildings, all complemented by convenient access to
places to work and to places to spend spare time. Pine 43 is located in the MU-C land use designation,
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which is intended overall to seamlessly integrate community-serving uses and dwellings into the urban
fabric with a variety of uses and employment opportunities. Pine 43 meets the Mixed Use and MU-C
goals by mixing employment and commercial opportunities with modern urban residential units of
varying shapes and sizes, so every type of family can walk or bike to places to work and play. Vertically
integrated buildings in the Revised Project Area provide additional residential without sacrificing
commercial square footage. And overall, the mix of uses aligns with the suggested uses of the MU-C
designation.
The proposed updated site plan and use mix also aligns with the overall goals and objectives of
the comprehensive plan. Pine 43 promotes Meridian's economic vitality and position in the local
economy by adding a number of new business office spaces (2-06-00), including space for medical
technology development (2-06-01E). These new spaces will attract local and regional businesses. The
retail space will also attract new business (2-08-00) sustained by the significant customer base provided
by the development's residential development. In all,the mix of uses will create a vibrant and accessible
commercial activity center(2-09-00).
The development provides an appropriate mix of land uses that ensures connectivity, livability,
and economic vitality(3-06-02). It provides commercial and employment in the same general area, close
to urban residential density (3-06-02B and 3-06-02C). It provides ample landscaping and buffering as
well as transitioning through uses and open spaces to ensure compatibility between differing land uses
that make up the greater community(3-07-01). The small portion of the property designated as Industrial
(for which we seek the expansion of the adjacent MU-C designation) is largely reserved for medical
technology use to ensure compatibility while offering employment diversity in a valuable and desired
industry (3-07-011)). The development integrates land uses with transportation facilities in a way that
supports multi-modal opportunities and transit viability(3-07-02). And by prioritizing development near
downtown, Pine 43 ensures efficient delivery of public facilities and infrastructure to support the
increased residential density.
2. The map amendment complies with the regulations outlined for the proposed district,
specificallypurpose statement.
The updated plan proposes a new 3.08-acre R-15 zoned area', with one area west of N. Webb
and one east of N. Webb. The City's R-15 zone is designed for medium high-density residential and
allows for smaller lot sizes than other zones per UDC § 11-2A-7. The R-15 zone includes townhomes
as an allowed use. The proposed new R-15 area includes 30 townhome lots that meet the R-15
dimensional and density requirements. The proposed R-15 zoning is adjacent to existing R-15 and
R-40 zoning to the north, ensuring compatibility and creating a cohesive medium density residential
area overall. The proposed townhome product provides transition between existing single-family
detached residential to the north and proposed multi-family and mixed uses to the south.
The redesigned project does not change the C-G zoning applicable to the remaining
undeveloped portions of the site. The proposed new and reconfigured uses are appropriate for the C-G
zoned area and are consistent with the City's C-G standards. The City's commercial zones are
generally intended to "provide for the retail and service needs of the community in accordance with
the Meridian Comprehensive Plan" (UDC § 11-213-1), and the C-G zone is intended to house the
"largest scale and broadest mix of retail, office, service, and light industrial uses." The redesigned
C-G area is compatible with these purpose statements by incorporating a mix of retail, office, service,
and med tech uses, including a hotel, along with multi-family residential and vertically integrated
7 The rezone area of 3.08,along with the 0.56 acres of R-15 included in the accompanying annexation and zoning
application on property to the west,provides a total 3.66 acres of R-15 townhomes within the updated Pine 43
development.
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residential to support those businesses for the long term. All of Pine 43's uses are allowed in the C-G
zone except for multi-family residential, which requires a conditional use permit.
3. The map amendment shall not be materially detrimental to the public health, safety,
welfare.
The proposed development is not materially detrimental to the public health, safety and
welfare. The infill site is close to existing services. The site is located 1.3 miles from Lewis and Clark
Middle School and 1.7 miles via side streets to River Valley Elementary School, allowing for safe routes
to school. Ada County Paramedics is located a quarter mile east of the site on Pine Avenue, and police
and fire are both less than a mile away. ACHD has confirmed that no additional mitigation is needed to
surrounding roadways beyond the improvements completed with the prior approvals. The proposed
mix of uses match and/or are compatible with surrounding residential, office, and light industrial uses.
The development agreement will ensure the project is developed consistent with the UDC and the
approved site plan. The project will be a net benefit to the City, with a needed increase in housing that
is attainable for Meridian's workforce, along with integrated commercial and office space.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to,
school districts.
Pine 43 is an infill development that will appropriately expand urban density and commercial
and office uses near the urban core in an area where all infrastructure and emergency services are
planned and available. The development will provide needed housing diversity served by transit and
adjacent to employment opportunities. The site is located near middle and elementary schools with
existing safe routes to these schools.
5. The annexation(as applicable) is in the best interest of City.
No annexation is proposed with this application. Annexation is requested on land to the west
in the accompanying annexation application, which includes 1.92 acres to be included in the Pine 43
development agreement. The updated development plan and uses align with the comprehensive plan
and address City needs by providing housing variety and mixed uses consistent with the City's Mixed
Use area principles. The requested changes will fulfill the City's vision for the area and facilitate the
long-expected development of a site that has been contemplated for development since the 2008
approval, bringing economic development and opportunity to the City in an integrated, cohesive
community. Overall, this is a development designed to improve this infill area of Meridian with
employment opportunities,people-centric services, and needed housing diversity near downtown.
Rezone fr om C-G to R-15
We request a rezone of 3.08 acres from C-G to R-15 zoning to allow for single-family
townhomes in the Revised Project Area. The request meets the rezoning criteria as follows:
1. The map amendment complies with the applicable provisions of the comprehensive plan.
The proposed area of R-15 zoning within a larger master plan that integrates numerous uses
and C-G zoning is consistent with the Mixed Use Community future land use map designation,which
calls for a mix of residential and non-residential uses in an integrated and fully functional community.
Single-family attached product is needed to promote housing variety, and placing smaller attached
homes in areas close to employment and recreational or commercial opportunities promotes
walkability and quality of life. The transitions between the R-15 area and the nearby commercial
areas create a sense of privacy while being fully integrated into an urban area with planned pathways
from the townhomes to the area's significant commercial areas.
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2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement.
The City's R-15 zone is designed for medium high-density residential and allows for smaller
lot sizes than other zones per UDC § 11-2A-7. The R-15 zone includes townhomes as an allowed use.
The proposed new R-15 area of the Pine 43 community includes 30 townhome lots that meet the R-15
dimensional and density requirements and contribute to Meridian's overall stock of smaller,
lower-maintenance single-family homes perfect for young families, first-time home buyers, empty
nesters, and others who may not want to maintain significant yards.
3. The map amendment shall not be materially detrimental to the public health, safety,
welfare.
The proposed R-15 zoning is not materially detrimental to the public health, safety, and
welfare. The proposed R-15 zoning is adjacent to existing R-15 zoning and R-40 to the north,
ensuring compatibility and creating a cohesive medium density residential area. The proposed
townhome product provides transition between existing single-family detached residential to the north
and proposed multi-family and mixed uses to the south. The accompanying development agreement
will ensure the R-15 area is developed consistent with the UDC and the approved site plan.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to,
school districts.
The property proposed to be rezoned to R-15 is part of a larger infill development site that
will appropriately expand urban density near the urban core in an area where all infrastructure and
emergency services are planned and available. The R-15 zoning will also provide needed additional
housing diversity adjacent to transit and employment opportunities. The site is located near middle
and elementary schools with existing safe routes to these schools.
5. The annexation(as applicable) is in the best interest of City.
Not applicable; the rezone area is already annexed into the City limits.
Preliminary Plat
We request approval of a preliminary plat to create new single-family attached townhome lots,to
reconfigure lots that were previously platted, and to facilitate the inclusion of additional property in the
development agreement. The plat includes 30 single-family attached townhome lots, 14 commercial /
multi-family lots, and -34 common open space lots. The Pine 43 project meets the required approval
criteria for a preliminary plat under UDC § 11-6B-2.
1. The plat is in conformance with the comprehensive plan and is consistent with this Unified
Development Code.
The plat conforms to the comprehensive plan's Mixed Use Community goals. The proposed lot
sizes and street layout support residential and mixed uses that are consistent with the future land use map
designations and comprehensive plan goals that call for a sustainable and walkable community with a
mix of uses where residents can live, work, and play. The MU-C designation's contemplated uses are
consistent with the requested R-15 and C-G zoning and the associated lot sizes shown on the plat.
Townhomes are an allowed use in the R-15 zone, and the townhome lot sizes conform to the
requirements of the zone. The lots are a minimum of 2,406 sf with an average size of 2,583 sf. The block
faces comply with the required maximum of 750 feet in residential zones.
The C-G zoned blocks also comply with the requirements of the C-G zone. We request increased
building heights for the C-G zone pursuant to the conditional use permit request.
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A traffic impact study was approved by ACHD for the existing approved development, and
ACHD did not require an updated traffic study or additional mitigation for the proposed modifications
requested in this application. The proposed new internal drives comply with ACHD and City
requirements, and the existing public streets were built to ACHD standards.
Open space and site amenities are provided to meet residential requirements for the townhome
lots in UDC § 11-3G-3 and to meet multi-family standards. Pine 43 provides over 272,000 sf of qualified
common open space for residential units in both multi-family and vertically integrated buildings and
offers residential amenities including fitness centers, pools, sports courts and green open space.
Residents also have access to an over 41,000 square foot public plaza shared with commercial uses in
Block 4. The greater Pine 43 development also includes a number of site amenities previously approved
with the prior development agreement, including the 10-foot wide multi-use pathways along the Jackson
Drain and along Webb Way, to serve all residents and employees of the many offices and businesses in
the development.
Pathways and sidewalks will comply with the UDC requirements, including ample pedestrian
connections between the multiple uses in the project to create a cohesive mixed-use community.
Pine 43 contains a number of land uses with varying parking standards for each use. The Revised
Project Area includes 2,321 parking spaces, including over 500 in an underground parking garage in
Block 4 that allows for more open space rather than surface parking. The total parking space count is 210
more spaces than required for all uses. In addition to motor vehicle parking, Pine 43 provides bicycle
parking amounting to 50%overall of vehicle parking.
Finally, the overall Pine 43 project will meet the vertically-integrated residential use standards at
the time application is submitted for certificate of zoning compliance, anticipating planned code revisions
to reduce the minimum ground floor commercial space required. The vertically integrated buildings
provide the required 50 feet of usable private space for each dwelling unit with decks and balconies for
each,with the exception of the studio units for which we seek alternative compliance. Each building also
provides property management,maintenance, and mail facilities along with quality of life and recreation
amenities like fitness centers, bike repair and storage space, pools, sports courts, and charging stations
for electric vehicles.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development.
Because Pine 43 is an infill development, and consistent with Council's findings for the prior
development agreement,public services and utilities are connected to the site and available to serve this
development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program.
City water and sewer is already available to the site and the applicant will fund and build any
required extensions of City services to serve the project. The development of this subdivision will
therefore not require the expenditure of capital improvement funds.
4. There is public financial capability of sLipporting services for the proposed development.
Because Pine 43 is an infill development and consistent with Council's findings for the prior
development agreement,public services and utilities are already available to this site without further City
expenditures.
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5. The development will not be detrimental to the public health, safety or general welfare.
None of the requested uses are detrimental to public health, safety or general welfare. By
providing diverse housing and commercial, the development will contribute to the City's economic
vitality and livability.
6. The development preserves significant natural, scenic or historic features.
No significant natural, scenic or historic features exist on the property.
Conditional Use Permit for Height Exception (Block 2 Lot 2)
Buildings ranging in height from 65' to 95' are conditionally allowed in the C-G zone. To
accommodate vertical integration of uses and the appropriate urban density to support mixed use and
consistent with the comprehensive plan, we request a conditional use permit for a height exception for
the 87' tall vertically-integrated building in Block 2, Lot 2. The requested height meets the CUP criteria
for approval as discussed below.
1. That the site is lar.e�gh to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The site here is large enough to allow the proposed use while ensuring surrounding uses are not
affected. The building is along the frontage of N. Webb Way and at the intersection with E. Pine Avenue,
nearly 200 feet from the adjacent R-15 to the northeast in Block 2. The building is surrounded by either
commercial uses or buildings of similar height so the additional height will not dwarf any other use. The
building meets all dimensional standards of the zone.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The proposed additional height will facilitate the mixed-use development intended in the Mixed
Use Community future land use designation and in the C-G zone. The added height will also promote
sustainability by allowing for urban density that can support the commercial and office uses in the
development.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the eg n
vicinity and that such use will not adversely change the essential character of the same area.
The building is set nearly 200 feet back from nearby proposed townhomes and is consistent with
the overall mixed use urban design of Pine 43. The height of the building does not change the essential
character of this urban core area of Meridian since it is aligned with the comprehensive plan's vision for
urban density and mixed use in this area and on this site.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The additional height of this building is consistent with nearby properties such that it will not
negatively impact those properties. The building is sufficiently set back from single-family residential
uses and is surrounded by commercial uses and/or buildings of similar height. The development overall
will not have a negative impact on surrounding properties but instead will promote the economic vitality
of the area by promoting urban mixed use development in the heart of Meridian.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal,water, and sewer.
The building is below the 95' maximum allowed under the UDC, and the height of the highest
floor in the building is at 71 feet, four feet below what constitutes a "high rise" in the International
11
Building Code. No occupiable space will have a floor height above 71 feet. The density allowed by the
additional height is adequately placed in an infill development that is already served by sewer, water,
power, fire, police, and emergency medical services. Pine 43's location near the urban core means it is
located near fire, police, and emergency medical services. The prior development agreement included a
traffic study that addressed transportation mitigations, and ACHD did not require any updated traffic
study or additional mitigation for this revised plan.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
In addition to promoting economic development with additional commercial space supported by
appropriate residential density, this mixed-use development is infill already served by public services. It
will have a minimal impact on the City's public services.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Neither the additional height nor any contemplated uses in Pine 43 are noxious or detrimental to
surrounding properties, and instead will contribute to the City's housing and commercial mix.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
No natural, scenic or historic features of major importance exist on the property.
Conditional Use Permit for Multi-Family Use in the C-G Zone
Multi-family housing is conditionally allowed in the C-G zone. The Revised Project Area
includes 270 new multi-family housing units on 6.28 acres in the C-G zone, located in two buildings —
one in Block 1, Lot 2 and one in Block 3, Lot 2. We request a conditional use permit to allow the
multi-family use in order to support housing diversity in this integrated urban community. The requested
use meets the CUP standards and the multi-family specific use standards as described below.
1. That the site is large enoueh to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The proposed multi-family use meets the purpose of the multi-family use standards as well as the
specific required standards under § 11-4-3-27 of the UDC.
There are two overall purposes of the multi-family development specific use standards: to
implement the goals and policies of the comprehensive plan, and to create multi-family housing that is
safe and convenient and that enhances the quality of life of residents. The development meets multiple
goals and specific requirements of the comprehensive plan, as detailed in this narrative, and provides safe
and convenient housing with integrated pedestrian access to retail and commercial services, employment
opportunities, and recreational and community gathering spaces. There are numerous types of
multi-family housing units ranging from small studios to large three-bedrooms to accommodate families
of all ages and sizes, and the buildings are designed to be welcoming and high-quality. The ample public
open spaces offer residents opportunities for interaction while interior common spaces like fitness
centers,picnic areas, and sports courts offer wellness and relaxation opportunities.
Pine 43 also meets the more specific requirements for multi-family housing in 11-4-3-27 of the
UDC. The buildings will meet setback requirements and service areas will be properly screened from
view. Further, excepting the studio units for which we seek alternative compliance below, each
multi-family unit offers at least 80 sf of private open balcony space. The multi-family portions of the
project will include the required property management offices, maintenance storage areas, mailboxes,
and directories.
12
The multi-family uses also exceed parking requirements. The two multi-family buildings require
503 parking spaces in total:
• 266 spaces are required for Block 1, Lot 2 based on 33 studio units, 34 1-bedroom units,
48 2-bedroom units, and 24 3-bedroom units;we provide 492 spaces within Block 1; and
• 237 spaces are required for Block 3,Lot 2 based on 28 studio units,40 1-bedroom units,
56 2-bedroom units, and 8 3-bedroom units; we provide 247 spaces within Block 3, Lot
2.1
For Block 1, Lot 2, some of the required spaces are located in the adjacent vertically integrated Lot l's
excess capacity parking garage between 86 and 130 feet from the multi-family building. City Code
allows parking standard alternatives pursuant to UDC § 11-3C-7 where there are shared uses close
together with convenient pedestrian connections between separate properties and transit availability. This
particular shared use meets those requirements by providing more than the total amount of parking
required for Block 1 without necessitating any street crossing. This means that from a user perspective,
parking on Block 1 will appear cohesive, convenient, and unified.
Qualified common open space for the 6.28 acres of multi-family areas of the Revised Project
Area is 2.48 acres or 39%,more than the required 2.12 acres required(including 10%gross area plus the
required amounts of outdoor open space based on unit size). The open space provided is fully integrated
both visually and physically by means of multi-modal connections. The open space figure includes open
space along collectors and arterials as allowed by the UDC. This figure does not include additional open
space areas in lots that are designated as non-residential or vertically integrated and are adjacent and
available to multi-family residential uses, like a 41,000 square foot public plaza in Block 4 and open
spaces in Blocks 1, 2 and 3 that serve vertically integrated,townhome and office uses. The development
provides meeting areas and grassy areas for leisure and play, including the required amount of 5,000
square foot open grassy areas.9 All common open space is directly accessible to pedestrians, complies
with the Crime Prevention Through Environmental Design (CTED) standards, and supports a range of
leisure and play activities and uses. Overall, the open space provided for multi-family uses and
throughout the development is accessible, well-connected, and promotes community cohesion through
design best practices.
The amenities provided for the project include fitness facilities, enclosed bike storage, enclosed
storage, plazas and picnic areas, pools and sports courts, a bike repair station, and electronic vehicle
charging stations. Each multi-family building includes some of these amenities, all enhancing quality of
life and offering significant recreational opportunities.
Landscaping will be provided with all buildings, and maintenance of the landscaping will be
provided for in private covenant documents or by the owner as applicable. Finally, police will have
appropriate emergency access for purposes of public safety.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
As detailed in this narrative,the development is aligned with the Mixed Use and MU-C land use
subcategory's goals and specifications, particularly those that require an appropriate mix of residential
and commercial that is cohesive and integrated. The multi-family use provides diverse, desirable and
needed housing while the mixed use nature of the project will allow new residents the chance to access
jobs, services, and products they need while minimizing commute times. These features promote the
'Detailed parking information is available on the Lot information sheets included in the application submittals.
9 Grassy areas are provided for both vertically integrated and multi-family buildings.
13
functional integration and mixed use principles of the comprehensive plan.Additionally,the multi-family
portions of the Revised Project Area meet the requirements of the specific use standards and promote
housing variety to fulfill the general purpose statement of residential development in the UDC.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area.
The multi-family use is compatible with the surrounding area, which includes the multiple uses
proposed in this application for the Revised Project Area. Surrounding residential and commercial zoning
as well as light industrial uses are consistent with the planned development of multi-family residential, as
these units will offer housing to employees at surrounding businesses. Multi-family residential is also
compatible with the adjacent residential constructed in prior phases of the development and is separated
by the proposed R15 townhomes. The development will improve the essential character of the area with
more vibrant urban development akin to downtown Meridian and will fill currently vacant property with
cohesive community-focused design.
4. That the proposed use, if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The multi-family use will support surrounding commercial uses and will add to the area's
services mix. The development overall will not have a negative impact on surrounding properties, but
instead will promote the economic vitality of the area. Housing is needed in this area of Meridian and in
the greater metropolitan area overall, particularly of the variety provided by Pine 43. In particular, this
development will provide a number of new high-quality and amenitized dwelling units ranging from
small studios to large three-bedrooms close to employment and recreational opportunities. This kind of
urban development promotes walkability and reduces traffic impacts on local roads.
5. That the proposed use will be served adequatelyby essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water, and sewer.
As an infill development, the development is already served by City services like sewer and
water, as well as power from local utilities. Its location near the urban core means it is located near fire,
police, and emergency medical services. The prior development agreement included a traffic study that
addressed transportation mitigations, which have been completed, and ACHD did not require any
updated traffic study or additional mitigation for this revision to the intended development plans for the
area.
Further, the impact on schools of multi-family development in the urban core is less than it
would be as a single-family development on the rapidly expanding outskirts of the City. Multi-family
projects generate fewer children per unit overall according to the West Ada School District, and the
schools that would serve this project closer to downtown Meridian are not experiencing the
over-enrollment challenges facing the exterior areas of the City. According to the West Ada School
District map, the area is served by River Valley Elementary, Lewis and Clark Middle School, and
Centennial High School. The site is also directly adjacent to Crossroads Middle School, an alternative
public school of choice in the West Ada School District offering walkability for target students. Overall,
this site is an appropriate place for urban density as recognized in the comprehensive plan.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The project involves multi-family development in an infill area adjacent to jobs and commercial
uses. Not only does infill promote efficient delivery of public services, but the integrated mixed use
nature of this community will reduce vehicle trips and allow for a walkable environment for residents.
14
The addition of residential units to address housing shortages will promote economic growth, and the
residences here will support the commercial and office uses for long-term economic sustainability.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to My persons, 12roperty or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Multi-family development does not involve noxious uses that would suppress property value or
be detrimental to surrounding property owners and residents. Instead, it provides additional units of
housing to local families who will in turn support neighborhood businesses and drive economic growth.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
No natural, scenic or historic features are present on the property.
Alternative Compliance
Pursuant to UDC § 11-513-5, we request alternative compliance approval to meet three specific
Code requirements: (1) the requirement for private open space in every dwelling unit in a vertically
integrated building pursuant to UDC § 11-4-3-41(G); (2)the requirement for private open space for every
multi-family dwelling unit in UDC § 11-4-3-27(B); and (3) the allowed 20% above 65' in the C-G zone
per UDC § 11-2B-3 for four buildings proposed to be 76' tall:
Private Open Space Alternative Compliance
The Pine 43 mixed use development provides a significant amount of open space for all of its
units, including its vertically integrated and multi-family units. However, a number of the multi-family
and vertically integrated units are smaller, more affordable studio units. Providing 50 sf of private open
space for each of these studio vertically integrated units, and 80 sf for the studio multi-family units, is
infeasible for a few different reasons. First, adding private open space to every studio unit would increase
the cost of these units, reducing their affordability. Second, smaller units have a smaller outside facade
on the building, and adding balconies to each small unit would significantly clutter the exterior
appearance of these buildings. Third, in order to meet the area requirements for private open space, the
studio balconies would have to be as wide as the entire unit itself. With an adjacent unit's balcony
abutting the studio's space,the private space would no longer be private.
Our proposed alternative means for compliance with the specific private open space requirements
provide a superior means of meeting the intent and purpose of the private open space. The occupants of
the smaller studio apartments are likeliest to use the private amenity decks available to the residents of
every building, since their units are less able to host groups of visitors. These decks will have seating
areas, built-in grills/outdoor kitchens, planters, firepits, and shade features that will create attractive
spaces to host parties conveniently located for building residents. Amenity decks with pools will also
have welcoming spaces that include swimming pools and sports courts for socializing and recreation.
These rooftop and amenity docks are not open to the general public but rather are private open spaces for
residents only.
The alternative compliance section of Code requires that alternative compliance may be provided
if the proposed design includes innovative design features based on "new urbanism" that promote
walkable and mixed use neighborhoods. All of the vertically integrated and multi-family buildings with
studio units include "new urbanism" design features like public plazas and green spaces, landscaped
walkway connections between blocks, vertical and horizontal mixing of office, commercial ,and
residential uses,transit accessibility, and bike amenities. Overall,the high degree of mixed use in Pine 43
will promote walkability and community connection,reducing reliance on motor vehicles and creating an
urban neighborhood feel desired by those moving to Meridian.
15
The below table demonstrates the amount of amenity deck private space provided for resident
use compared to the amount of private open space that would otherwise be needed for the number of
studio units in the building. With this table,you can see that the amount of amenity space available to the
studio unit residents exceeds what they would otherwise have in their unit.
Lot Number of Private Amenity Area Provided
Studio Space
Units Needed
Block 1,Lot 1 24 1,200 sf 30,500 sf on 5t' Floor Rooftop Amenity
Deck
Block 1,Lot 2 33 2,640 sf 17,780 sf on 21 Floor Amenity Deck
Block 2,Lot 2 39 1,950 sf 21,500 sf on 21 Floor Amenity Deck and
6,390 sf on 71 Floor Rooftop Amenity Deck
Block 3, Lot 2 28 2,240 sf 16,980 sf on 21 Floor Amenity Deck and
8,160 sf on 61 floor Rooftop Amenity Deck
Block 4, Unit B 51 2,550 sf 23,675 sf on 21 Floor Amenity Deck and
13,370 sf on 61 Floor Rooftop Amenity
Deck
Block 4, Unit E 28 1,400 sf 17,540 sf on 2nd Floor Amenity Deck and
8,500 sf on 6th Floor Rooftop Amenity Deck
Height Requirement Alternative Compliance
The UDC allows buildings to exceed 65' by less than 20% through alternative compliance. We
request alternative compliance to allow four 76' buildings in the Revised Project Area:
• Vertically-integrated building in Block 3,Lot 2;
• Hotel building in Block 4,Unit A;
• Vertically-integrated building in Block 4,Unit B; and
• Vertically-integrated building in Block 4,Unit E.
At 76 feet,these buildings exceed 65' by 17%. The additional height accommodates commercial uses and
residential density to support the commercial areas. As required by UDC § 11-5B-5, each of these
buildings provides more than ten (10) percent of the building sf in open space, courtyards, patios, or
other usable outdoor space available for the employees and/or patrons of the structure, excluding
required setbacks and landscape buffers. The multi-family building in Block 3, Lot 2 provides over
16,000 sf of usable outdoor open space for residents in the lot itself, 29% of the building footprint. The
hotel in Block 4 Unit A provides over 20,000 sf of usable open space including private and public-facing,
107%of the building footprint. The vertically-integrated building in Block 4 Unit B includes over 42,000
sf of qualified open space for that building, amounting to 58% of the building footprint. Finally, the
vertically-integrated building in Block 4 Unit E includes over 16,000 sf of open space amounting to 36%
of the building footprint. That lot also includes easy access to the large central public plaza in Block 4.
Conclusion
The Pine 43 community has been a long time in development,and we are excited to complete the
development of this area with this improved plan. The community is designed to responsibly grow the
16
City consistent with City plans while improving its economic base for years to come. We look forward to
discussing this development at a future public hearing. Thank you for your consideration.
Sincerely,
Dennis M. Baker
DMB Companies, Inc.
17
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DMB Companies, Inc.
1157 N. Summerbrook Ave, Suite 100
Meridian, Idaho 83642
December 20,2024(revised May 1,2025)
Meridian Community Development Department
Attn: Sonya Allen,Associate City Planner
33 E. Broadway Ave.
Meridian, Idaho 83642
RE: Pine 43 Mixed Use Development—Application Narrative
Dear Planning Staff, Planning and Zoning Commission,Mayor, and Council:
We are excited to present the Pine 43 mixed use community, located in the heart of Meridian near
the intersection of E.Pine Avenue and N.Locust Grove Road.The project builds on earlier approved phases
of development and combines housing, office, and retail uses into a fully integrated and cohesive
community aligned with the Meridian comprehensive plan. Pine 43 will expand the downtown core with
urban housing and vibrant commercial activity,provide needed multi-modal connectivity for the area, and
foster a favorable environment for local and regional businesses in this key part of Meridian. The
application package includes the following:
• Development Agreement Modification' to update a portion of the site plan and related
text to reflect reconfigured and new uses, and to add 1.92 acres of property that are part of
a concurrently-filed application for annexation,initial zoning and boundary adjustment on
adjoining property to the west;2
• Rezone of 3.08 acres from C-G to R-15 to add single-family attached townhomes to the
mix of housing in the area;
• Preliminary Plat to reconfigure lots;
• Conditional Use Permits for two multi-family residential use buildings and to allow a
proposed 87-foot tall building in Block 2,Lot 2; and
• Request for Alternative Compliance for vertically-integrated and multi-family private
open space requirements for studio units, and to allow four 76' tall buildings in the C-G
zone.
1 The DA Modification applies to the following Ada County parcels: 51108233651, 51108233755, 51108233850,
S1108233950, S1108233995,S1108234011,S1108234051, S1108244538, S1108325455 and S1108325470. Those
parcels also include those subject to the below referenced concurrent annexation application.
2 Of the 1.92 acres, 1.36 acres are proposed for C-G zoning and 0.56 acres are proposed for R-15 zoning.
Prior Entitlements
We propose to modify the site plan of an existing project approved with a 2008 development
agreement that was modified in 2018.3 The prior approval's concept plan shown in Figure 1 below included
residential uses in the R-15 and R-40 zoned northern portions of the site(Sections B and C of the prior site
plan), which have been developed with 480 multi-family units' and 233 single-family lots, as well as
commercial and office development in the C-G zoned portions of the site. The prior approval included
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10-YrtNAU11 i I PINE 43SUBaIVISION
OVERALL SIB E PLAN
Figure 1 Prior DA Concept Plan
492,000 sf of office and commercial space,of which approximately 128,000 sf has been constructed,largely
in Areas A and D of the prior plan.
Planned Modifications
This application proposes to modify the prior approval's concept plan to reimagine the largely
undeveloped southern portion of the site south of E. State Avenue(Areas E,F and G)into a more integrated
mixed-use community,adding needed housing diversity in single-family attached townhomes,multi-family
apartments, and vertically integrated buildings, as well as an increase in total commercial and office space.
Proposed uses in this 36.58-acre"Revised Project Area"include:
s APrior application for Pine 43,Number MDA AZ RZ PP H-2017-0058,approved as Ordinance 18-1761 recorded
January 3,2018 at Instrument No.2018-000751.
'This is 24 fewer multi-family units than were previously approved.
2
• A variety of residential products including 30 single-family attached townhomes, 270
multi-family units, and 604 vertically integrated residential units above ground floor
commercial;
• A mix of commercial spaces: approximately 200,680 sf of commercial space,including a
proposed 128,880 sf hotel with integrated restaurant, lounge, and conference area, and
71,800 sf of other retail/restaurant commercial space;
• Multiple office buildings providing approximately 221,340 sf of office space, largely
intended for medical office,research and technology; and
• Private and public qualified open space encompassing 8.3 acres or 23% of the site,
including developed green spaces, quality amenities, and an over 41,000 sf public plaza.
The reimagined mixed-use vision for the Revised Project Area is shown in Figure 2 below and
includes the following:
• Block 1 (previously Area G, east side) — Multi-family and vertically integrated
development including a number of units consistent with a live-work style housing product
containing 9,840 sf of non-residential office space;'
• Block 2 (previously Area F,west side)—R-15 townhomes,vertically integrated mixed use
residential, and commercial restaurant space;'
• Block 3 (previously Area G, west side)—Multi-family building (Lot 2) and 121,500 sf of
office space across two buildings (Lots 1 and 3) intended for general office use as well as
medical office and technology uses; and
• Block 4(previously Area E)—Hotel,two vertically integrated buildings,R-15 townhomes,
a public plaza with two restaurant spaces, and 90,000 sf of med-tech office space. Block 4
consists of several lots that share an underground parking garage and associated facilities.
Shared use and maintenance of these facilities will be governed by a binding Reciprocal
Easement Agreement to which the City will be a third-party beneficiary. The agreement
will also require City consent prior to material modifications.
5 The western side of Area G,east of Webb Avenue,is not included in this application.
The eastern side of Area F is not included in this application.
3
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Figure 2 Updated Concept Plan
Development will proceed in phases over an estimated ten years prioritized to align with
community needs and market conditions.This will ensure balanced delivery of diverse housing options and
commercial uses to serve the City.Residential uses will support commercial and office uses and the multiple
mixed uses of the redesigned Pine 43 project will provide significant internal trip capture by creating a
place where people can work, live, and play.
City Goals and Comprehensive Plan Alignment
In the prior approval,the City determined the Pine 43 development aligns with the comprehensive
plan's vision for"The Core,"an area focused on"fostering an environment for health sciences,technology
and business centers" and seeking "a community of partners and programs creating sustainable jobs,
development products, training, and research" in a "corridor of complementary businesses and services
[that]provides a one-stop destination for visitors and workforce with all necessary amenities."
These objectives have now been absorbed into the City's strategic plan, where the City has
articulated a vision for "a balanced economic base" by retaining and recruiting businesses in the
"professional service, technology, light manufacturing and health care industries." Pine 43's updated site
plan continues to meet the vision of"The Core"as well as broader City objectives with spaces designed to
attract medical technology companies plus retail services,varied types of residential units,and professional
office spaces centrally located for Meridian residents. The development provides multi-story residential
and mixed-use buildings desired by the strategic plan as well as integrated commercial and office spaces
that can attract the"family wage jobs"the strategic plan prioritizes.
4
Mixed Use Alignment
The land in this area is mostly designated MU-C (Mixed Use Community) on the comprehensive
plan's future land use map, and the new Pine 43 development plan aligns with the overall goals of the
Mixed Use land use type. Mixed Use districts call for development that supports multiple uses that are
integrated and cohesive and supports non-vehicular connectivity "to create and enhance neighborhood
sense of place,and to allow a high degree of design and use flexibility."These areas are intended to involve
vertical as well as horizonal mixing of uses and multiple types of urban density housing in taller buildings,
all complemented by convenient access to both workplaces and places to spend spare time.
Pine 43 accomplishes this with a mix of residential, commercial, and office uses for employment,
business, and personal needs. The Revised Project Area's uses are both vertically and horizontally
integrated. In numerous buildings, residential units and amenities are placed above ground floor retail,
multiple uses are integrated into the hotel building, and public spaces connect commercial, office, and
residential uses. An internal network of streets and pathways provides multi-modal connectivity and
outdoor gathering areas and plazas integrate the multi-faceted built environment for a cohesive urban
neighborhood.
Mixed Use Community Subcategory Alignment
Pine 43 also meets the more specific goals of the MU-C land use designation. The MU-C's purpose
is to"allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban
fabric" with the intent of integrating "a variety of uses, including residential, and to avoid mainly single-
use and strip commercial type of buildings." Employment opportunities for area residents are encouraged
in this designation. Residential uses are contemplated to comprise 20-50% of the development area and
density is intended to be 6 to 15 units per acre. Where there is public transit availability, as there is for this
site,residential uses may comprise up to 65% of the project acreage with density up to 17.3 units per acre
(an additional 15%). Vertically integrated buildings in the C-G zoned area provide additional residential
without sacrificing commercial square footage. The overall proposed gross residential density of the
121.69-acre development area, including all multi-family, single-family, and vertically integrated
residential uses,is 13.28 units per acre: 1,617 units(713 previously approved and built units and lots,plus
904 new units and lots in the Revised Project Area)over a total 121.69 acres(119.77 existing acres,plus a
1.92-acre parcel from the adjoining annexation and boundary adjustment). The proposed 13.28 residential
density for the area is well below the comprehensive plan upper limit of 17.3 and allows for efficient
utilization of a near-downtown site with transit opportunities and mixed uses, both of which benefit from
higher residential densities.
Industrial Land Use Alignment
A small portion of the project area to be included in the Pine 43 development agreement—the 1.92
acres that is subject to the annexation, zoning, and boundary adjustment on adjoining property — is
designated as Industrial on the comprehensive plan future land use map.Consistent with the comprehensive
plan at 3-11, it is appropriate to extend the MU-C land use designation of the parcels to the north and east
to cover the newly annexed parcels. We propose to develop this area with medical technology office space
(a combination of research and development and professional service allowed uses in the C-G zone)as well
as R-15 townhomes along E. State Avenue,where the property is adjacent to existing compact residential.
Functional Integration Principles
The comprehensive plan outlines critical elements for a fully integrated and cohesive project in
areas designated as Mixed Use, called"Functional Integration Principles." The Pine 43 community meets
these principles. The development includes an overall master/conceptual plan that will be included with the
development agreement.The plan identifies the land uses,open spaces,and streets that connect all of those
uses in a logical and cohesive manner. The overall plan includes five general categories of land use, with
light industrial (med tech), commercial, residential, public space, and office uses along with vertically
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integrated mixed use buildings. The density of residential units will support neighborhood and community
services like gyms, cafes, and offices, all connected with pedestrian and bicycle pathways and a logical
road network. The plan's layout reflects thoughtful integration and transition among uses to ensure
compatibility and so that no use areas are dwarfed or isolated by another.
Pine 43 includes ample opportunities for community gathering,with public spaces like plazas and
green spaces connected with walking paths as well as quasi-public gathering spaces for community
residents and employees of local businesses. The public gathering areas are welcoming and visible from
the street,while quasi-public spaces are more secluded for a quieter recreational experience. Public spaces
are accessible to the broader area's residents with access from N. Webb, E. Pine, and N. Locust Grove.
Both public transit and bike pathways run through the Pine 43 project on E.Pine for maximum accessibility.
Applications and Approval Criteria
The proposed Pine 43 development and associated applications meet UDC standards for approval
and required findings as detailed below.
Development Agreement Modification
The prior plan contemplated only commercial and office uses in the C-G area. The new proposed
plan substitutes more commercial for some of the planned office space and adds single-family attached
townhomes,multi-family apartments, and vertically integrated residential and commercial uses.
Pursuant to UDC § 11-5B-3(F) and Idaho Code § 67-6511A, a development agreement may be
modified with the consent of City Council. We request City Council's approval to modify the existing
development agreement to update the site plan and related provisions that describe the layout and mix of
uses for the undeveloped areas constituting the Revised Project Area.Specifically,we request the following
modifications:
• Section 3.3—Update the description of the Property and zones;
• Section 4.1 —Update the description of the proposed uses;
• Section 5.1 — Incorporate the new findings and conditions upon approval and modify
Condition 7 to allow for 60,000 square foot multi-family buildings in Block 1, Lot 2, and
in Block 3, Lot 2;
• Add a new Section 5.2: "The lots on Block 4 will be subject to a recorded Reciprocal
Easement Agreement for shared maintenance and access to the undergroundparking
facility on that block. The City will be a third-party beneficiary to that agreement."; and
• Exhibit B—Update the staff report and concept plan.
The UDC does not include specific standards or required findings for the Council to approve a
development agreement modification. Because the original development agreement accompanied an
annexation and zoning decision, it is appropriate to apply the same UDC standards and criteria here. The
requested changes to the development agreement and concept plan meet these standards as described below.
1. The map amendment complies with the applicable provisions of the comprehensive plan.
The proposed updated site plan and use mix is consistent with the land uses designated on the future
land use map. Mixed use areas are intended to involve vertical as well as horizonal mixing of uses and
multiple types of urban density housing in taller buildings,all complemented by convenient access to places
to work and to places to spend spare time. Pine 43 is located in the MU-C land use designation, which is
intended overall to seamlessly integrate community-serving uses and dwellings into the urban fabric with
a variety of uses and employment opportunities. Pine 43 meets the Mixed Use and MU-C goals by mixing
employment and commercial opportunities with modern urban residential units of varying shapes and sizes,
so every type of family can walk or bike to places to work and play. Vertically integrated buildings in the
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Revised Project Area provide additional residential without sacrificing commercial square footage. And
overall,the mix of uses aligns with the suggested uses of the MU-C designation.
The proposed updated site plan and use mix also aligns with the overall goals and objectives of the
comprehensive plan. Pine 43 promotes Meridian's economic vitality and position in the local economy by
adding a number of new business office spaces (2-06-00), including space for medical technology
development(2-06-01E). These new spaces will attract local and regional businesses. The retail space will
also attract new business (2-08-00) sustained by the significant customer base provided by the
development's residential development. In all, the mix of uses will create a vibrant and accessible
commercial activity center(2-09-00).
The development provides an appropriate mix of land uses that ensures connectivity,livability,and
economic vitality (3-06-02). It provides commercial and employment in the same general area, close to
urban residential density(3-06-02B and 3-06-02C). It provides ample landscaping and buffering as well as
transitioning through uses and open spaces to ensure compatibility between differing land uses that make
up the greater community(3-07-01). The small portion of the property designated as Industrial (for which
we seek the expansion of the adjacent MU-C designation)is largely reserved for medical technology use to
ensure compatibility while offering employment diversity in a valuable and desired industry (3-07-0113).
The development integrates land uses with transportation facilities in a way that supports multi-modal
opportunities and transit viability (3-07-02). And by prioritizing development near downtown, Pine 43
ensures efficient delivery of public facilities and infrastructure to support the increased residential density.
2. The map amendment complies with the regulations outlined for the proposed district,specifically
the purpose statement.
The updated plan proposes a new 3.08-acre R-15 zoned area, with one area west of N. Webb
and one east of N. Webb. The City's R-15 zone is designed for medium high-density residential and
allows for smaller lot sizes than other zones per UDC § 11-2A-7. The R-15 zone includes townhomes as
an allowed use. The proposed new R-15 area includes 30 townhome lots that meet the R-15 dimensional
and density requirements. The proposed R-15 zoning is adjacent to existing R-15 and R-40 zoning to the
north, ensuring compatibility and creating a cohesive medium density residential area overall. The
proposed townhome product provides transition between existing single-family detached residential to
the north and proposed multi-family and mixed uses to the south.
The redesigned project does not change the C-G zoning applicable to the remaining undeveloped
portions of the site. The proposed new and reconfigured uses are appropriate for the C-G zoned area and
are consistent with the City's C-G standards. The City's commercial zones are generally intended to
"provide for the retail and service needs of the community in accordance with the Meridian
Comprehensive Plan" (UDC § 11-213-1), and the C-G zone is intended to house the "largest scale and
broadest mix of retail, office, service, and light industrial uses." The redesigned C-G area is compatible
with these purpose statements by incorporating a mix of retail, office, service, and med tech uses,
including a hotel,along with multi-family residential and vertically integrated residential to support those
businesses for the long term. All of Pine 43's uses are allowed in the C-G zone except for multi-family
residential, which requires a conditional use permit.
3. The map amendment shall not be materially detrimental to the public health, safety,and welfare.
The proposed development is not materially detrimental to the public health, safety and welfare.
The infill site is close to existing services. The site is located 1.3 miles from Lewis and Clark Middle
School and 1.7 miles via side streets to River Valley Elementary School,allowing for safe routes to school.
7 The rezone area of 3.08,along with the 0.56 acres of R-15 included in the accompanying annexation and zoning
application on property to the west,provides a total 3.66 acres of R-15 townhomes within the updated Pine 43
development.
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Ada County Paramedics is located a quarter mile east of the site on Pine Avenue, and police and fire are
both less than a mile away. ACHD has confirmed that no additional mitigation is needed to surrounding
roadways beyond the improvements completed with the prior approvals. The proposed mix of uses match
and/or are compatible with surrounding residential, office, and light industrial uses. The development
agreement will ensure the project is developed consistent with the UDC and the approved site plan. The
project will be a net benefit to the City,with a needed increase in housing that is attainable for Meridian's
workforce, along with integrated commercial and office space.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing,public services within the City including,but not limited to,
school districts.
Pine 43 is an infill development that will appropriately expand urban density and commercial
and office uses near the urban core in an area where all infrastructure and emergency services are planned
and available. The development will provide needed housing diversity served by transit and adjacent to
employment opportunities. The site is located near middle and elementary schools with existing safe
routes to these schools.
5. The annexation(as applicable) is in the best interest of City.
No annexation is proposed with this application. Annexation is requested on land to the west in
the accompanying annexation application, which includes 1.92 acres to be included in the Pine 43
development agreement. The updated development plan and uses align with the comprehensive plan and
address City needs by providing housing variety and mixed uses consistent with the City's Mixed Use
area principles. The requested changes will fulfill the City's vision for the area and facilitate the long-
expected development of a site that has been contemplated for development since the 2008 approval,
bringing economic development and opportunity to the City in an integrated, cohesive community.
Overall, this is a development designed to improve this infill area of Meridian with employment
opportunities,people-centric services, and needed housing diversity near downtown.
Rezone from C-G to R-15
We request a rezone of 3.08 acres from C-G to R-15 zoning to allow for single-family townhomes
in the Revised Project Area. The request meets the rezoning criteria as follows:
1. The map amendment complies with the applicable provisions of the comprehensive plan.
The proposed area of R-15 zoning within a larger master plan that integrates numerous uses and
C-G zoning is consistent with the Mixed Use Community future land use map designation, which calls
for a mix of residential and non-residential uses in an integrated and fully functional community. Single-
family attached product is needed to promote housing variety, and placing smaller attached homes in
areas close to employment and recreational or commercial opportunities promotes walkability and quality
of life. The transitions between the R-15 area and the nearby commercial areas create a sense of privacy
while being fully integrated into an urban area with planned pathways from the townhomes to the area's
significant commercial areas.
2. The map amendment complies with the regulations outlined for the proposed district,specifically
the purpose statement.
The City's R-15 zone is designed for medium high-density residential and allows for smaller lot
sizes than other zones per UDC § 11-2A-7. The R-15 zone includes townhomes as an allowed use. The
proposed new R-15 area of the Pine 43 community includes 30 townhome lots that meet the R-15
dimensional and density requirements and contribute to Meridian's overall stock of smaller, lower-
maintenance single-family homes perfect for young families, first-time home buyers, empty nesters, and
others who may not want to maintain significant yards.
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3. The map amendment shall not be materially detrimental to the public health, safety,and welfare.
The proposed R-15 zoning is not materially detrimental to the public health, safety, and welfare.
The proposed R-15 zoning is adjacent to existing R-15 zoning and R-40 to the north, ensuring
compatibility and creating a cohesive medium density residential area. The proposed townhome product
provides transition between existing single-family detached residential to the north and proposed multi-
family and mixed uses to the south. The accompanying development agreement will ensure the R-15 area
is developed consistent with the UDC and the approved site plan.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to,
school districts.
The property proposed to be rezoned to R-15 is part of a larger infill development site that will
appropriately expand urban density near the urban core in an area where all infrastructure and emergency
services are planned and available.The R-15 zoning will also provide needed additional housing diversity
adjacent to transit and employment opportunities. The site is located near middle and elementary schools
with existing safe routes to these schools.
5. The annexation(as applicable) is in the best interest of City.
Not applicable; the rezone area is already annexed into the City limits.
Preliminary Plat
We request approval of a preliminary plat to create new single-family attached townhome lots, to
reconfigure lots that were previously platted, and to facilitate the inclusion of additional property in the
development agreement.The plat includes 30 single-family attached townhome lots, 14 commercial/multi-
family lots,and 4-3 common open space lots. The Pine 43 project meets the required approval criteria for a
preliminary plat under UDC § 11-6B-2.
1. The plat is in conformance with the comprehensive plan and is consistent with this Unified
Development Code.
The plat conforms to the comprehensive plan's Mixed Use Community goals. The proposed lot
sizes and street layout support residential and mixed uses that are consistent with the future land use map
designations and comprehensive plan goals that call for a sustainable and walkable community with a mix
of uses where residents can live,work,and play.The MU-C designation's contemplated uses are consistent
with the requested R-15 and C-G zoning and the associated lot sizes shown on the plat.
Townhomes are an allowed use in the R-15 zone, and the townhome lot sizes conform to the
requirements of the zone. The lots are a minimum of 2,406 sf with an average size of 2,583 sf. The block
faces comply with the required maximum of 750 feet in residential zones.
The C-G zoned blocks also comply with the requirements of the C-G zone. We request increased
building heights for the C-G zone pursuant to the conditional use permit request.
A traffic impact study was approved by ACHD for the existing approved development,and ACHD
did not require an updated traffic study or additional mitigation for the proposed modifications requested
in this application. The proposed new internal drives comply with ACHD and City requirements, and the
existing public streets were built to ACHD standards.
Open space and site amenities are provided to meet residential requirements for the townhome lots
in UDC § 11-3G-3 and to meet multi-family standards. Pine 43 provides over 272,000 sf of qualified
common open space for residential units in both multi-family and vertically integrated buildings and offers
residential amenities including fitness centers, pools, sports courts and green open space. Residents also
have access to an over 41,000 square foot public plaza shared with commercial uses in Block 4.The greater
Pine 43 development also includes a number of site amenities previously approved with the prior
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development agreement,including the 10-foot wide multi-use pathways along the Jackson Drain and along
Webb Way,to serve all residents and employees of the many offices and businesses in the development.
Pathways and sidewalks will comply with the UDC requirements, including ample pedestrian
connections between the multiple uses in the project to create a cohesive mixed-use community.
Pine 43 contains a number of land uses with varying parking standards for each use. The Revised
Project Area includes 2,321 parking spaces,including over 500 in an underground parking garage in Block
4 that allows for more open space rather than surface parking. The total parking space count is 210 more
spaces than required for all uses. In addition to motor vehicle parking, Pine 43 provides bicycle parking
amounting to 50%overall of vehicle parking.
Finally, the overall Pine 43 project will meet the vertically-integrated residential use standards at
the time application is submitted for certificate of zoning compliance, anticipating planned code revisions
to reduce the minimum ground floor commercial space required.The vertically integrated buildings provide
the required 50 feet of usable private space for each dwelling unit with decks and balconies for each, with
the exception of the studio units for which we seek alternative compliance. Each building also provides
property management, maintenance, and mail facilities along with quality of life and recreation amenities
like fitness centers, bike repair and storage space, pools, sports courts, and charging stations for electric
vehicles.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development.
Because Pine 43 is an infill development, and consistent with Council's findings for the prior
development agreement, public services and utilities are connected to the site and available to serve this
development.
3. The plat is in conformance with scheduled public improvements in accord with the ci , 's capital
improvement program.
City water and sewer is already available to the site and the applicant will fund and build any
required extensions of City services to serve the project.The development of this subdivision will therefore
not require the expenditure of capital improvement funds.
4. There is public financial capability of supporting services for the proposed development.
Because Pine 43 is an infill development and consistent with Council's findings for the prior
development agreement,public services and utilities are already available to this site without further City
expenditures.
5. The development will not be detrimental to the public health, safety or general welfare.
None of the requested uses are detrimental to public health,safety or general welfare.By providing
diverse housing and commercial, the development will contribute to the City's economic vitality and
livability.
6. The development preserves significant natural, scenic or historic features.
No significant natural, scenic or historic features exist on the property.
Conditional Use Permit for Height Exception (Block 2 Lot 2)
Buildings ranging in height from 65' to 95' are conditionally allowed in the C-G zone. To
accommodate vertical integration of uses and the appropriate urban density to support mixed use and
consistent with the comprehensive plan,we request a conditional use permit for a height exception for the
87' tall vertically-integrated building in Block 2, Lot 2. The requested height meets the CUP criteria for
approval as discussed below.
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1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The site here is large enough to allow the proposed use while ensuring surrounding uses are not
affected. The building is along the frontage of N. Webb Way and at the intersection with E. Pine Avenue,
nearly 200 feet from the adjacent R-15 to the northeast in Block 2. The building is surrounded by either
commercial uses or buildings of similar height so the additional height will not dwarf any other use. The
building meets all dimensional standards of the zone.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
The proposed additional height will facilitate the mixed-use development intended in the Mixed
Use Community future land use designation and in the C-G zone. The added height will also promote
sustainability by allowing for urban density that can support the commercial and office uses in the
development.
3. That the design,construction,operation and maintenance will be compatible with other uses in
the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
The building is set nearly 200 feet back from nearby proposed townhomes and is consistent with
the overall mixed use urban design of Pine 43. The height of the building does not change the essential
character of this urban core area of Meridian since it is aligned with the comprehensive plan's vision for
urban density and mixed use in this area and on this site.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The additional height of this building is consistent with nearby properties such that it will not
negatively impact those properties. The building is sufficiently set back from single-family residential uses
and is surrounded by commercial uses and/or buildings of similar height. The development overall will not
have a negative impact on surrounding properties but instead will promote the economic vitality of the area
by promoting urban mixed use development in the heart of Meridian.
5. That the proposed use will be served adequately by essential public facilities and services such
as highways, streets, schools, parks, police and fire protection, drainage structures, refuse
disposal,water, and sewer.
The building is below the 95'maximum allowed under the UDC,and the height of the highest floor
in the building is at 71 feet, four feet below what constitutes a "high rise" in the International Building
Code. No occupiable space will have a floor height above 71 feet. The density allowed by the additional
height is adequately placed in an infill development that is already served by sewer, water, power, fire,
police,and emergency medical services.Pine 43's location near the urban core means it is located near fire,
police, and emergency medical services. The prior development agreement included a traffic study that
addressed transportation mitigations, and ACHD did not require any updated traffic study or additional
mitigation for this revised plan.
6. That the proposed use will not create excessive additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
In addition to promoting economic development with additional commercial space supported by
appropriate residential density, this mixed-use development is infill already served by public services. It
will have a minimal impact on the City's public services.
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7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general welfare
by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Neither the additional height nor any contemplated uses in Pine 43 are noxious or detrimental to
surrounding properties, and instead will contribute to the City's housing and commercial mix.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
No natural, scenic or historic features of major importance exist on the property.
Conditional Use Permit for Multi-Family Use in the C-G Zone
Multi-family housing is conditionally allowed in the C-G zone. The Revised Project Area includes
270 new multi-family housing units on 6.28 acres in the C-G zone,located in two buildings—one in Block
1, Lot 2 and one in Block 3, Lot 2. We request a conditional use permit to allow the multi-family use in
order to support housing diversity in this integrated urban community. The requested use meets the CUP
standards and the multi-family specific use standards as described below.
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The proposed multi-family use meets the purpose of the multi-family use standards as well as the
specific required standards under§ 11-4-3-27 of the UDC.
There are two overall purposes of the multi-family development specific use standards: to
implement the goals and policies of the comprehensive plan,and to create multi-family housing that is safe
and convenient and that enhances the quality of life of residents. The development meets multiple goals
and specific requirements of the comprehensive plan, as detailed in this narrative, and provides safe and
convenient housing with integrated pedestrian access to retail and commercial services, employment
opportunities,and recreational and community gathering spaces.There are numerous types of multi-family
housing units ranging from small studios to large three-bedrooms to accommodate families of all ages and
sizes,and the buildings are designed to be welcoming and high-quality.The ample public open spaces offer
residents opportunities for interaction while interior common spaces like fitness centers,picnic areas, and
sports courts offer wellness and relaxation opportunities.
Pine 43 also meets the more specific requirements for multi-family housing in 11-4-3-27 of the
UDC.The buildings will meet setback requirements and service areas will be properly screened from view.
Further,excepting the studio units for which we seek alternative compliance below, each multi-family unit
offers at least 80 sf of private open balcony space. The multi-family portions of the project will include the
required property management offices,maintenance storage areas,mailboxes, and directories.
The multi-family uses also exceed parking requirements. The two multi-family buildings require
503 parking spaces in total:
• 266 spaces are required for Block 1, Lot 2 based on 33 studio units, 34 1-bedroom units,
48 2-bedroom units, and 24 3-bedroom units;we provide 492 spaces within Block 1; and
• 237 spaces are required for Block 3, Lot 2 based on 28 studio units, 40 1-bedroom units,
56 2-bedroom units,and 8 3-bedroom units;we provide 247 spaces within Block 3,Lot 2.8
For Block 1, Lot 2, some of the required spaces are located in the adjacent vertically integrated Lot l's
excess capacity parking garage between 86 and 130 feet from the multi-family building. City Code allows
parking standard alternatives pursuant to UDC § 11-3C-7 where there are shared uses close together with
a Detailed parking information is available on the Lot information sheets included in the application submittals.
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convenient pedestrian connections between separate properties and transit availability. This particular
shared use meets those requirements by providing more than the total amount of parking required for Block
1 without necessitating any street crossing. This means that from a user perspective, parking on Block 1
will appear cohesive, convenient, and unified.
Qualified common open space for the 6.28 acres of multi-family areas of the Revised Project Area
is 2.48 acres or 39%,more than the required 2.12 acres required(including 10%gross area plus the required
amounts of outdoor open space based on unit size).The open space provided is fully integrated both visually
and physically by means of multi-modal connections. The open space figure includes open space along
collectors and arterials as allowed by the UDC. This figure does not include additional open space areas in
lots that are designated as non-residential or vertically integrated and are adjacent and available to multi-
family residential uses, like a 41,000 square foot public plaza in Block 4 and open spaces in Blocks 1, 2
and 3 that serve vertically integrated,townhome and office uses. The development provides meeting areas
and grassy areas for leisure and play,including the required amount of 5,000 square foot open grassy areas.9
All common open space is directly accessible to pedestrians,complies with the Crime Prevention Through
Environmental Design (CTED) standards, and supports a range of leisure and play activities and uses.
Overall,the open space provided for multi-family uses and throughout the development is accessible,well-
connected, and promotes community cohesion through design best practices.
The amenities provided for the project include fitness facilities, enclosed bike storage, enclosed
storage, plazas and picnic areas, pools and sports courts, a bike repair station, and electronic vehicle
charging stations. Each multi-family building includes some of these amenities, all enhancing quality of
life and offering significant recreational opportunities.
Landscaping will be provided with all buildings, and maintenance of the landscaping will be
provided for in private covenant documents or by the owner as applicable. Finally, police will have
appropriate emergency access for purposes of public safety.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
As detailed in this narrative, the development is aligned with the Mixed Use and MU-C land use
subcategory's goals and specifications,particularly those that require an appropriate mix of residential and
commercial that is cohesive and integrated. The multi-family use provides diverse, desirable and needed
housing while the mixed use nature of the project will allow new residents the chance to access jobs,
services, and products they need while minimizing commute times. These features promote the functional
integration and mixed use principles of the comprehensive plan. Additionally,the multi-family portions of
the Revised Project Area meet the requirements of the specific use standards and promote housing variety
to fulfill the general purpose statement of residential development in the UDC.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
The multi-family use is compatible with the surrounding area, which includes the multiple uses
proposed in this application for the Revised Project Area. Surrounding residential and commercial zoning
as well as light industrial uses are consistent with the planned development of multi-family residential, as
these units will offer housing to employees at surrounding businesses. Multi-family residential is also
compatible with the adjacent residential constructed in prior phases of the development and is separated by
the proposed RI townhomes. The development will improve the essential character of the area with more
9 Grassy areas are provided for both vertically integrated and multi-family buildings.
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vibrant urban development akin to downtown Meridian and will fill currently vacant property with cohesive
community-focused design.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
The multi-family use will support surrounding commercial uses and will add to the area's services
mix. The development overall will not have a negative impact on surrounding properties, but instead will
promote the economic vitality of the area. Housing is needed in this area of Meridian and in the greater
metropolitan area overall, particularly of the variety provided by Pine 43. In particular, this development
will provide a number of new high-quality and amenitized dwelling units ranging from small studios to
large three-bedrooms close to employment and recreational opportunities. This kind of urban development
promotes walkability and reduces traffic impacts on local roads.
5. That the proposed use will be served adequatelyby essential public facilities and services
such as highway,streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
As an infill development,the development is already served by City services like sewer and water,
as well as power from local utilities. Its location near the urban core means it is located near fire, police,
and emergency medical services. The prior development agreement included a traffic study that addressed
transportation mitigations,which have been completed,and ACHD did not require any updated traffic study
or additional mitigation for this revision to the intended development plans for the area.
Further,the impact on schools of multi-family development in the urban core is less than it would
be as a single-family development on the rapidly expanding outskirts of the City. Multi-family projects
generate fewer children per unit overall according to the West Ada School District, and the schools that
would serve this project closer to downtown Meridian are not experiencing the over-enrollment challenges
facing the exterior areas of the City.According to the West Ada School District map,the area is served by
River Valley Elementary, Lewis and Clark Middle School, and Centennial High School. The site is also
directly adjacent to Crossroads Middle School, an alternative public school of choice in the West Ada
School District offering walkability for target students. Overall, this site is an appropriate place for urban
density as recognized in the comprehensive plan.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The project involves multi-family development in an infill area adjacent to jobs and commercial
uses.Not only does infill promote efficient delivery of public services,but the integrated mixed use nature
of this community will reduce vehicle trips and allow for a walkable environment for residents.The addition
of residential units to address housing shortages will promote economic growth, and the residences here
will support the commercial and office uses for long-term economic sustainability.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general welfare
by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Multi-family development does not involve noxious uses that would suppress property value or be
detrimental to surrounding property owners and residents. Instead, it provides additional units of housing
to local families who will in turn support neighborhood businesses and drive economic growth.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
No natural, scenic or historic features are present on the property.
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Alternative Compliance
Pursuant to UDC § 11-513-5, we request alternative compliance approval to meet three specific
Code requirements: (1) the requirement for private open space in every dwelling unit in a vertically
integrated building pursuant to UDC § 11-4-3-41(G); (2)the requirement for private open space for every
multi-family dwelling unit in UDC § 11-4-3-27(B);and(3)the allowed 20%above 65' in the C-G zone per
UDC § 11-2B-3 for four buildings proposed to be 76' tall:
Private Open Space Alternative Compliance
The Pine 43 mixed use development provides a significant amount of open space for all of its units,
including its vertically integrated and multi-family units. However, a number of the multi-family and
vertically integrated units are smaller, more affordable studio units. Providing 50 sf of private open space
for each of these studio vertically integrated units, and 80 sf for the studio multi-family units, is infeasible
for a few different reasons. First, adding private open space to every studio unit would increase the cost of
these units,reducing their affordability. Second,smaller units have a smaller outside facade on the building,
and adding balconies to each small unit would significantly clutter the exterior appearance of these
buildings. Third, in order to meet the area requirements for private open space,the studio balconies would
have to be as wide as the entire unit itself. With an adjacent unit's balcony abutting the studio's space,the
private space would no longer be private.
Our proposed alternative means for compliance with the specific private open space requirements
provide a superior means of meeting the intent and purpose of the private open space. The occupants of the
smaller studio apartments are likeliest to use the private amenity decks available to the residents of every
building,since their units are less able to host groups of visitors. These decks will have seating areas,built-
in grills/outdoor kitchens, planters, firepits, and shade features that will create attractive spaces to host
parties conveniently located for building residents. Amenity decks with pools will also have welcoming
spaces that include swimming pools and sports courts for socializing and recreation. These rooftop and
amenity docks are not open to the general public but rather are private open spaces for residents only.
The alternative compliance section of Code requires that alternative compliance may be provided
if the proposed design includes innovative design features based on"new urbanism"that promote walkable
and mixed use neighborhoods. All of the vertically integrated and multi-family buildings with studio units
include "new urbanism" design features like public plazas and green spaces, landscaped walkway
connections between blocks, vertical and horizontal mixing of office, commercial ,and residential uses,
transit accessibility, and bike amenities. Overall, the high degree of mixed use in Pine 43 will promote
walkability and community connection, reducing reliance on motor vehicles and creating an urban
neighborhood feel desired by those moving to Meridian.
The below table demonstrates the amount of amenity deck private space provided for resident use
compared to the amount of private open space that would otherwise be needed for the number of studio
units in the building. With this table,you can see that the amount of amenity space available to the studio
unit residents exceeds what they would otherwise have in their unit.
Lot Number of Private Amenity Area Provided
Studio Space
Units Needed
Block 1,Lot 1 24 1,200 sf 30,500 sf on 5t1i Floor Rooftop Amenity Deck
Block 1,Lot 2 33 2,640 sf 17,780 sf on 2'Floor Amenity Deck
Block 2,Lot 2 39 1,950 sf 21,500 sf on 2' Floor Amenity Deck and
6,390 sf on 7t'Floor Rooftop Amenity Deck
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Block 3,Lot 2 28 2,240 sf 16,980 sf on 2nd Floor Amenity Deck and
8,160 sf on 61 floor Rooftop Amenity Deck
Block 4,Unit BLot 1 51 2,550 sf 23,675 sf on 2nd Floor Amenity Deck and
13,370 sf on 6'Floor Rooftop Amenity Deck
Block 4, 1Lot 3 28 1,400 sf 17,540 sf on 2nd Floor Amenity Deck and
8,500 sf on 61 Floor Rooftop Amenity Deck
Height Requirement Alternative Compliance
The UDC allows buildings to exceed 65' by less than 20% through alternative compliance. We
request alternative compliance to allow four 76' buildings in the Revised Project Area:
• Multi-family building in Block 3,Lot 2;
• Hotel building in Block 4,Lot 2Uait
• Vertically-integrated building in Block 4, Unit BLot 1; and
• Vertically-integrated building in Block 4, Lot 3.
At 76-fiaet',these buildings exceed 65' by 17%. The additional height accommodates commercial uses and
residential density to support the commercial areas.As required by UDC§ 11-5B-5,each of these buildings
provides more than ten (10) percent of the building sf in open space, courtyards, patios, or other usable
outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and
landscape buffers. The multi-family building in Block 3, Lot 2 provides over 4Fr,00026,000 sf of usable
outdoor open space for residents in the lot itself,which is 2s917%of the building€eetpsguare foota eg10.
The hotel in Block 41 Unit ALot 2 provides ever- 20,000 sf of usable open space including
private and public-facing, which is UP16% of the building €eetprintsquare footage. The vertically-
integrated building in Block 4=Unit BLot 1 includes over 42,000 sf of qualified open space for that building,
amounting to over 5-915%of the building€eelsquare footage.Finally,the vertically-integrated building
in Block 41 Unit ELot 3 includes over 16,000 sf of open space amounting to mover 10% of the building
€eetpfin4 are footage. That!a Further, all of the Lots on Block 4 Also intektdeshave easy access to tea
large central public plaza in Bleek 4 on that Block.
Conclusion
The Pine 43 community has been a long time in development, and we are excited to complete the
development of this area with this improved plan. The community is designed to responsibly grow the City
consistent with City plans while improving its economic base for years to come. We look forward to
discussing this development at a future public hearing. Thank you for your consideration.
Sincerely,
Dennis M. Baker
DMB Companies, Inc.
10 Building square footage calculations based on livable interior space.
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