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HomeMy WebLinkAboutPZ - Narrative REV 8-6-2025 DMB Companies, Inc. 1157 N. Summerbrook Ave, Suite 100 Meridian, Idaho 83642 December 20,2024(revised August 6, 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, light industrial, 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 and History of Development This application modifies what was originally called the Pinebridge project,approved in 2008.The original Pinebridge development agreement("Original DA")included approximately 170 acres for a mixed use development with 850 residential units and approximately 550,000 square feet of commercial uses and 1,800,000 square feet of office uses. The Pinebridge site included the 50-acre Scentsy office campus in the 'The DA Modification applies to the following Ada County parcels: S1108233651,S1108233755,S1108233850,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. original area's southeast. Since then, Scentsy has built approximately 567,000 square feet of office and manufacturing space with space for future expansion. The broader area around Pinebridge has built out with education, commercial, and light industrial space home to local employers like Idaho State University's Health Science Center, Off the Field, and Shamrock Foods among many others. After the 2011 removal of the approximately 50-acre Scentsy campus, the Original DA was again modified in 2018 ("2018 DA") to introduce a new concept plan on approximately 120 acres.' The 2018 approved concept plan shown in Figure I relocated residential into the new R-15 and R-40 zoned northern portions of the site (Sections B and C of the 2018 plan in Figure 1) and reduced the amount of non- residential uses in the remaining C-G zoned portions of the site. The 2018 DA concept plan included 737 units of multi-family and single-family housing and 493,000 square feet of non-residential space designed for approximately 102,000 square feet of commercial and 391,000 square feet of office. LAND USE AREA BREAKDOWN AREA'A• GOMMSRGIALLOr"S -SNACRES -7 LOS •5CONM7N LQT& AREA.E' MIJLTI•F ILY LOTS j LEGEND � -eod RE�oeurleiukl's AP@d pEBGUATIOR Bi LOr& -a CCNMON ARER9 RRCR05E0 LIVE VR7bf 1Ai5 AR-'G" 91l - --IOTS - I Pr4PO5EO TOWNHOME LOTS .31 A A+ RE$ j R © -2]9 Rn DEAQE DLLCT k i LF•J( °fa]POSEO OEfAGmLOTS -1I3PETAGNEOLGT$ �Eo Nurl-FAmcr LIyE yuCxK Lp-g �� „ ,�seo connelecv�wlc. -1&00MMOX ARRES _� --� �"• �� DCSiIN3 oomwcrtCUL,Yrcq RR64'D" COMAERCIAL LO'S •4.75 ACRE$ CCSINCI!APEh -3 COId MERE-'WL Lpl$ � III_ -B COMMON LOTS J ` � � 'ra_roPeEO e[uomaewnCA� :nF'IFG RpaaREruciu6ARCA AAE4'E" CONRIE I REGLOI'91e.8i ACREB _ I■■1 C7MER41A[LgiY -4 COAM}ON A� AR T' CpOWERCIAI Lq S 8 COM Es r -S COMMON L L075 �r I ._. .. � _ ��.:' -4 COMMON LOTS E I d .eftEn.'F1 COMMERCft LOr6 r �' -22.50 ACRES 0 8 CO MON LOTS 1 1 PINE 43 SUBDIVISION OVERALL 51-TE_PLAN Figure 12018 DA Concept Plan Approximately 146,000 sf(86,000 sf office and 60,000 sf commercial) of the 2018 DA concept plan has been constructed in Areas A, D, F, and G. In all, the former Pinebridge site now contains a total of over 700,000 square feet of commercial, office, and light industrial uses plus 713 units of housing. The Use Comparison Table in the attached Exhibit A summarizes the change in uses from the 2008 Pinebridge approval,through the 2018 DA Modification approval,and up to the current built environment as of 2025 and the proposed Pine 43 modification. Market support for the Pinebridge uses has continued to evolve since the 2018 DA.While housing demand has dramatically increased, general office parks are facing vacancies across the country. Demand 3 Prior application for Pine 43,Number AMA AZ RZ PP H-2017-0058,approved as Ordinance 18-1761 recorded January 3,2018 at Instrument No.2018-000751. 2 is high for urban-style mixed use development that combines commercial and office spaces with conveniently-located housing units beyond traditional single-family homes—development that is also aligned with the comprehensive plan. The businesses and education organizations located in the area, including ISU, the Idaho College of Osteopathic Medicine, Off the Field, and Scentsy, recognize that Meridian broadly and this area in particular needs an attractive mix of uses to attract and retain their employees and create a dynamic community in which they can thrive. It is for this reason that these area businesses and entities have provided letters of support of the Pine 43 project proposed with this application. Meridian is also in need of the type of housing proposed with Pine 43.Multiple recent studies'have indicated that Meridian is short on housing and multi-family housing in particular. By creating attractive housing units on an infill site with existing infrastructure,near jobs and commercial services in the heart of Meridian,the City can address its need for housing diversity without generating more traffic or increasing services costs. Planned Modifications This application,known as Pine 43,represents the next evolution of the Pinebridge site to respond to market demand for better, more integrated mixed-use development. The project will reimagine 36.58 acres of the 120 acres in the 2018 DA—located in the largely undeveloped southern portion of the site south of E. State Avenue (Areas E, F and G of the 2018 DA concept plan) —into a more integrated mixed-use community, adding needed housing diversity in single-family attached townhomes, multi-family apartments, and vertically integrated buildings, and increasing the total non-residential space targeted for in-demand medical technology industries.Proposed uses in this 36.58-acre"Revised Project Area"include: 904 residential units in a variety of residential products including 30 single-family attached townhomes, 270 multi-family units, and a maximum of 604 vertically integrated residential units above ground floor non-residential space; • 481,000 SF of non-residential space,including: o A 128,880 SF hotel with integrated restaurant, lounge, and conference area; 0 72,000 SF of new retail/restaurant commercial space; 0 59,000 SF of commercial or office or light industrial space in vertically integrated buildings; and 0 221,000 SF of medical offices,med tech, and tech office space ; 0 8.3 acres of private and public qualified open space encompassing 23% of the site, including developed green spaces, quality amenities, and a 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 space;5 ' See "Meridian Hears Analysis of its Housing Needs," IDAHO PRESS (May 10, 2023), available at https://www.idahopress.com/news/local/meridian-hears-analysis-of-its-housing-needs/article_c78f6c4a-ee78-1 led-bb39- 4385f2cf03ee.html(accessed July 21,2025);see also"Meridian Housing Code Report Yields`Alarming'Results,"IDAHO PRESS (November 25, 2022), available at https://www.idahopress.com/news/local/meridian-housing-code-report-yields-alarming- results/article_05dMad6-69f3-1 led-95ff-67083499063c.html(accessed July 21,2025). s The western side of 2018 DA Area G,east of Webb Avenue,is not included in this application. 3 • Block 2(previously Area F,west side)—R-15 zone 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 office/light industrial med-tech 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 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. FSA "m» •.� R 35 !,...k ___'-fir rr,' Z't _. ■.� ;�i ��' - - i �R-40� Y. • I-L RLJT � - - LEGEND L-❑ '., ... ®vaarofonru.,+c.+Ea r-, � ..r .� � `•�_ .y � nµ Q rxa.o�o utnfrur .fir � •s \ " ':;�; �maro�oue.ncuir.nrtEcnwren ,� e S. -�ro�o rasrnuaun r . -EROP�OCEFICE ; _ IJrJ*A. • -�rnosenne,aen # ! . H i R F N s MIX ❑L,rpE hEk"e x'a 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 nonresidential 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. 6 The eastern side of 2018 DA Area F is not included in this application. 4 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 current Strategic Plan for 2021-2025, 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."'The Pine 43 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.' Mixed Use Alignment The new Pine 43 development plan aligns with the overall goals of the Mixed Use land use designation in the City's comprehensive plan. The purpose of Mixed Use districts is to "provide for a combination of compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents, workers, and visitors," with the intent of promoting "functional and physical integration of land uses, to create and enhance neighborhood sense of place, and to allow a high degree of design and use flexibility."10 Pine 43 integrates many land uses vertically within buildings and horizontally across the site,with space for everything from light industrial manufacturing and flex uses to technology research offices, general commercial, and people-centric retail and restaurant land uses. These uses offer diverse employment opportunities all close to a variety of single-family and multi-family residential homes. The Project employs strategic buffering, transitions, and vertical separation to ensure seamless land use integration while preserving community character. Pine 43's thoughtful design offers ample shared open space that is critical to placemaking. Well- designed public spaces that are generated by careful planned developments like Pine 43 foster social interaction and civic engagement, offering neutral ground where people of all backgrounds can physically connect, exchange ideas, and build community that is essential to maintaining a sense of shared identity and public life. From an economic standpoint, public spaces like the nearly one-acre public plaza at the heart of the Pine 43 Revised Project Area stimulate local business activity, attract tourism, and increase surrounding property values. They enhance the desirability of neighborhoods, which in turn supports workforce retention and investment.Pine 43's intentionally designed open spaces offer ample opportunities for local employees and residents to engage with each other to enhance community living. The Mixed Use designation also calls for development that supports non-vehicular connectivity, with"attractive and convenient prioritized elements such as multiuse pathways...paramount to functionally reducing impacts to the transportation network through proximity and density of services."" The larger Pine 43 area includes the Jackson Drain pathway that makes use of what could otherwise be seen as a site limitation to create a low stress pathway for pedestrians and bicyclists from W. Pine Avenue to N. Locust 7 Staff Report for October 17,2017 City Council Hearing for MDA,AZ,RZ,PP H-2017-0058,p.5. 8 Strategic Plan 2021-2025,adopted December 22,2020,p. 13 of 14(pdf). 9 Id. to City of Meridian Comprehensive Plan,p.3-13. 11Id. atp.3-14. 5 Grove Road, while detached sidewalks and internal pathways in the Revised Project Area allow seamless non-vehicular connectivity to the many land uses on site. The Project will also enhance existing roads with bike lanes and attractive landscaping. Functional Integration Principles The Pine 43 project embodies many of the functional integration points of the Mixed Use section of the comprehensive plan. • Mixed Use projects are to be developed with an overall master or conceptual plan for the larger mixed use area and Mixed use areas must include at least three land use types within a designation. While the Pine 43 master plan has evolved to address market demand since its original iteration approved in 2008, the overall area has developed with office, commercial, and residential uses as originally intended. The site has already developed over 700 units of housing and over 700,000 square feet of office,light industrial,and commercial uses. The Pine 43 application, together with the constructed uses within the entire 170-acre Pinebridge area, will include up to 1,617 total housing units and approximately 1,200,000 square feet of non- residential uses including a hotel, med tech office, light industrial, retail, flex space, office, single-family and multi-family residential. • High intensity residential requires commensurate levels of employment or other non- residential elements supporting residents and reducing local vehicle trips. The overall Pine 43 mix ensures the significant residential component is complemented by a commensurate level of non-residential elements to support residents and reduce local vehicle trips. The Project directly supports COMPASS-identified key employment sectors—healthcare, social assistance, retail, hospitality, and finance—by attracting workers and serving businesses through integrated hotel, conference, and service offerings. This is further evidenced by the project's endorsement from the Chamber of Commerce, Idaho College of Osteopathic Medicine, and ISU. • Mixed use projects must inherently support intentional opportunities for neighborhood and community services such as recreation centers, daycares, and office. The overall 170-acre Pinebridge area supports neighborhood and community services for residents like recreation centers, daycare centers, and offices, as well as community-serving facilities like schools and clinics. A children's recreation center (KidStrong), doctor's offices, and a fitness studio have already been built within the 170-acre site, and the surrounding area includes a preschool, a middle school, a pickleball center, the Blue Cross office campus, plus numerous restaurants, retail, and service businesses, as well as light industrial and office uses. The proposed Pine 43 site plan includes an increase in non-residential spaces from the current 2018 DA that can provide service-oriented or general commercial space and offices as demanded by the market, with a particular emphasis on high-wage med tech office spaces. • Supportive and proportional outdoor public and/or quasi public spaces and places including, but not limited to parks,plazas, outdoor gathering areas, linear open space, and schools are expected. The Pine 43 revisions add intentionally-designed, cohesive public open spaces and green spaces throughout the Revised Project Area to enhance quality of life and the built community. The main feature is the 41,000+SF public plaza that aims to provide opportunities for those living,working, and recreating in the vicinity to interact and engage with each other. 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. 6 Holistic Design Pine 43 also embodies numerous holistic design principles.12 • Mixed use areas are to be centered around spaces that are well-designed public and quasi- public centers of activity and In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. The public plaza space between the vertically integrated building,townhomes,hotel and restaurants on Block 4 between E. State Avenue and W. Pine Avenue provides the main focal point of community activity but the Project also includes more than 7 additional acres of open space for a total of 23% of the Revised Project Area. The open space is a mix of green space for a connection to natural beauty and recreation, amenities for residents in multi-family and vertically-integrated buildings,plaza spaces on each block functionally integrating residential and commercial uses, and landscaping to separate non-vehicular pathways from area roadways. • Commercial drive aisles must contemplate a pedestrian friendly built environment with a minimal number of conflict points, and oriented so that aisle ingress and egress is generally parallel to multiuse pathways,sidewalks, and linear open space. Pine 43's drive aisles connect the region to the development with convenient vehicular access while facilitating a pedestrian friendly built environment, with driveways and access points located away from central amenity and open space areas for protection and an enhanced pedestrian experience. • Non-residential buildings should transition to and compliment adjacent residential buildings in mass and form. In terms of building design, the Project's master planned nature ensures consistency between the non-residential buildings and vertically integrated and multi-family buildings. • A mixed use project should be designed to support alternative transportation such as public transit stops,park-and-ride lots, other ride sharing services including auto, bike, or scooter, and/or other innovative or alternative modes of transportation. The Project supports alternative transportation by bringing urban residential density to an area with a current public transit bus stop and a planned future public train corridor. The development is transit-oriented by design, with dedicated infrastructure for walking,biking, and public transit. These features align with the region's long-range transportation strategy in Communities in Motion 2050. Mixed Use Community Subcategory Alignment The land in this area is mostly designated MU-C (Mixed Use Community) on the comprehensive plan's future land use map, and Pine 43 meets the more specific goals of that 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."13 Pine 43 mixes commercial and office space with residences both in vertically integrated buildings and horizontally across the site to create a vibrant urban environment. All of the Project's commercial space is placed either in vertically integrated buildings or in small restaurant spaces strategically placed near urban residences to cater to both local office employees and those living in the Pine 43 community. Employment opportunities for area residents are encouraged in this designation. 12 Comprehensive Plan,pp.3-18 to 3-19. 13 Id. at p.3-21. 7 • Residential uses in the MU-C 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%).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 Pine 43 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 up to 904 new units and lots in the Revised Project Area) over a total of 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. Given the high cost of land in the area,potential light industrial tenants are expected to be clean,high-wage, innovation-driven employers focused on R&D—highly compatible with nearby residential and commercial uses. These employers actively value proximity to housing and retail as a tool for recruitment, retention, and employee satisfaction. Existing industrial users in the vicinity have already expressed support for the plan,recognizing its benefits to their businesses and to the area. 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 non-residential 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; is Comprehensive Plan,p.3-21. is Id. 8 • 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 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 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 Revised Project Area provide additional residential without sacrificing commercial or office 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,specifically the purpose statement. The updated plan proposes a new 3.08-acre R-15 zoned area16, 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 16 The rezone area of 3.08 acres,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. 9 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 § 11-2B-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. All of the land uses proposed are needed in Meridian. According to the Regional Housing Coordination Plan(COMPASS),Meridian is short more than 3,300 housing units as of 2021 and will need an additional 13,480 units by 2030 to meet projected demand.'Further,just 4.5% of Meridian's housing consists of multi-family buildings with more than 10 units`—underscoring the urgent need for more diverse housing types to serve households at all income levels. Pine 43 addresses this shortage with smart, attractive, high-density housing that provides options for young professionals, families, healthcare workers, and others seeking to live near where they work and play. The Pine 43 infill site is also 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. The increase in attainable housing for Meridian's workforce will help to address Meridian's extremely low 0.5% vacancy rate,19 and that housing will be functionally integrated with commercial, light industrial, and office space adding to the employment base. 11 "Regional Housing Coordination Plan: Ada and Canyon Counties, Idaho," COMPASS (October 2023), available at https:Hcompassidaho.org/wp-content/uploads/2023_COMPASS_RegionalHousingCoordinationPlan.pdf(accessed July 21,2025). 18 "Meridian Housing Code Report Yields `Alarming' Results," IDAHO PRESS (November 25, 2022), available at https://www.idahopress.com/news/local/meridian-housing-code-report-yields-alarming-results/article_05d84ad6-69f3-11 ed-95ff- 67083499063c,html(accessed July 21,2025). 19 "Meridian Hears Analysis of its Housing Needs," IDAHo PREss (May 10, 2023), available at https://www.idahopress.com/news/local/meridian-hears-analysis-of-its-housing-needs/article_c78f6c4a-ee78-11 ed-bb39- 4385f2cf03ee.html_(accessed July 21,2025). 10 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. 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. 11 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 common open space lots. The Pine 43 project meets the required approval criteria for a preliminary plat under UDC § 11-613-2. 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 2018 DA, and ACHD did not require an updated traffic study or additional mitigation for the proposed modifications requested in this application. At planning staff s request, the applicant's traffic engineer, Kittelson & Associates, Inc., prepared a Technical Memorandum dated July 16, 2025 analyzing the changes in traffic conditions presented by the Pine 43 application. In summary, Kittelson found that the revisions create a minor difference in overall traffic conditions.The proposed land uses are estimated to generate 33 additional net new vehicles during the AM peak hour and 49 additional net new vehicles in the PM peak hour when compared to the 2018 DA traffic impact study. This is a minor difference in overall traffic when compared to the current peak hour volumes on Pine Avenue (1,591 PM peak hour two way volume) or Locust Grove Road(1,735 PM Peak two way volume). Traffic on arterial roadways can fluctuate on a daily basis by 10% on average. As such, the difference in trips of the currently proposed site plan to that of the existing approved development is well within the current daily fluctuations in traffic on the adjacent roadways. The minor increase in traffic from the current proposed site plan does not change or impact any of the previously approved conditions of approval for the development as it relates to the transportation system. ACHD confirmed that no new road improvements are required except for enhanced pedestrian 12 access improvements, which the applicant has incorporated. The applicant previously constructed the required road improvements with earlier phases of the Pinebridge development. Further, Kittelson found that the mixture of land uses presented in the updated site plan of multi- family residential, vertically integrated buildings, live-work, neighborhood-serving commercial (boutique retail, specialty shops, dining options), and med tech office space offers a substantial opportunity for reduction in overall daily trips associated with the development due to the internal capture of these trips (primarily commuting trips and trips for services such as meals and neighborhood retail) within the development itself. The proposed updates to the Pine 43 development are expected to capture, and retain, approximately 20% of the total traffic generated by the land uses within the development, meaning fewer new vehicles on the transportation network with origin(s)or destination(s) at Pine 43. 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. 13 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. 5. The development will not be detrimental to the public health, safe , 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 eg 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. 14 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. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to anypersons,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. 15 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 20 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.21 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. 20 Detailed parking information is available on the Lot information sheets included in the application submittals. 21 Grassy areas are provided for both vertically integrated and multi-family buildings. 16 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 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 and industrial 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. This development will especially 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. Pine 43 employs numerous types of buffering and separation to ensure compatibility between mutually supportive uses. In the southeastern portion of the Revised Project Area are both a multi-family residential building and a vertically integrated building.The multi-family building is adjacent to an already built light manufacturing facility on the west separated by a cul-de-sac, street trees and 12,676 square feet of green space. To the east of the proposed multi-family building is the Scentsy campus, separated by another 12,172 square foot green space area,N. Machine Avenue, and street trees. In all,the multi-family building is separated from surrounding buildings by at least 100 feet on both the east and west sides with significant landscape buffers. The vertically integrated building's residential uses are also buffered from surrounding uses both vertically and horizontally. First, residential uses will be above the ground floor in the building, reducing impacts from the I-L buildings to the south and potential C-G development to the west. Second,the Scentsy campus to the east is buffered by 100 linear feet of green space, street trees, and N. Machine Avenue just like the multi-family building to the north. Third, the building is surrounded on the south and west by a parking lot and street trees, separating the building from surrounding uses by over 50 feet to the property line. These separation elements will ensure that Block 1's residents will be protected from more intensive surrounding uses. 17 The nature of surrounding land will also ensure compatibility. No heavy manufacturing is allowed in I-L or C-G zones,the existing light industrial uses south of Block 1 are compatible with residential use, and the undeveloped land to the west of Block 1 is high-value land expected to support high-value, clean uses compatible with residential. 5. That the proposed use will be served adequately y 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. This 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 (research indicates infill results in 30-40% lower public service costs due to shared infrastructure),22 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. Pine 43 is projected to create hundreds of construction and permanent jobs across sectors including healthcare, med tech, retail, hospitality, and administration. With 481,000 square feet of new commercial and med tech office space, Pine 43 creates a fertile environment for innovation and employment just minutes from key employers such as ICOM, ISU, St. Luke's, Blue Cross, and Scentsy. And while density benefits public service delivery, public policy research also demonstrates that job density correlates with increased productivity—with one model showing every 1,000 jobs per square mile increasing output per worker by$1,743.23 "`Bending the Cost Curve: Solutions to Expand the Supply of Affordable Rentals,"Urban Land Institute (2014), available at https://url.us.m.mimecastprotect.com/s/5sEtCNk8A9iOWgyQTmfNiy4Kt3?domain=uli.org(accessed July 21,2025). 23 "The Productive Power of Urban `Activity Centers,"' Bloomberg CityLab + Work Shift (2022), available at https://www.bloomberg.com/news/articles/2022-10-28/in-urban-activity-centers job-density-pays- ofPutm source=website&utm medium=share&utm campaign=copy(accessed July 21,2025). 18 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. Alternative Compliance Pursuant to UDC § 11-5B-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. 19 Lot Number of Private Amenity Area Provided Studio Space Units Needed Block 1,Lot 1 24 1,200 sf 30,500 sf on 5'Floor Rooftop Amenity Deck Block 1,Lot 2 33 2,640 sf 17,780 sf on 2nd Floor Amenity Deck Block 2,Lot 2 39 1,950 sf 21,500 sf on 2nd Floor Amenity Deck and 6,390 sf on 7'Floor Rooftop Amenity Deck Block 3,Lot 2 28 2,240 sf 16,980 sf on 2" Floor Amenity Deck and 8,160 sf on 6t'floor Rooftop Amenity Deck Block 4,Lot 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,Lot 3 28 1,400 sf 17,540 sf on 2nd Floor Amenity Deck and 8,500 sf on 6t'Floor Rooftop Amenity Deck HeightRequirement 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 2; Vertically-integrated building in Block 4, Lot 1; and Vertically-integrated building in Block 4, Lot 3. At 76', 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 26,000 sf of usable outdoor open space for residents in the lot itself,which is 17%of the building square footage 21. The hotel in Block 4,Lot 2 provides approximately 20,000 sf of usable open space including private and public-facing,which is 16% of the building square footage. The vertically-integrated building in Block 4, Lot 1 includes over 42,000 sf of qualified open space for that building, amounting to over 15%of the building square footage. Finally,the vertically-integrated building in Block 4,Lot 3 includes over 16,000 sf of open space amounting to over 10% of the building square footage. Further, all of the Lots on Block 4 have easy access to a large central public plaza 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. 21 Building square footage calculations based on livable interior space. 20 Sincerely, Dennis M. Baker DMB Companies, Inc. 21 Exhibit A Pinebridge and Pine 43 Use Comparison/History OTAL approved+ T O'f AL 2009 Pmebridge Built as of 2018 2018 DA biadificatiao built mPmebridge Built as of 2 0?.S 2025 Pine43 approted burilt- AppraraF} Approval" area Applicatim prapased inPinebridge Area 170 acre% 170aere% 120acres 170 acres 170 acren 37 acres 170 acre% Residential(umta) 950 737 737 713 904 1617 Total Nm-Reaideutial(ST) ; },*0 55?,004 493,004 1,060,000 713,000 461,000 1,1945000 C n"110T ial 550„004 102,Ooo l02„000 6004 72„000 132„000 Offiee+Lt Ind uatriA 1„800„000 567„004 391„000 958„000 653,000 221„004 874„000 Non-Rea FIN,a 59„000 59„000 Hotel 129„004 129„004 Seentsycampus;Happy Hotel,med terms light Hippo light industrial, 567,492 S F Seentsy medical offices,North industrial,retail Uses campus with office and Pointe trealffumt center, r;-"-1 nts,office, light industrial fee.taurants„retail, '-n KidS trmg.single-family tnwnhomes and nmiti- residential family residential *Use braal cut basal m=-atima tes in TS.Cmcept Plan in 2005 DA showed 3h4 SF mixed use. **U5_br=akoLt b a>a-z on Cmeept Plan in 201 S DA,which was similar to 2017 M. All acr=a and SF shown aim approximate.