Narrative
1307 N. 39th Street, Suite 103 NAMPA, IDAHO 83687
PH: (208) 465-3419 FX: (208) 442-3942
February 25, 2021
Meridian Planning Division
Meridian City Hall
33 E. Broadway Ave., Suite 102
Meridian, ID 83642
RE: Written Narrative
H-2020-0099 Mile High Pines (Modern Craftsman at Ten Mile)
Certificate of Zoning Compliance
On behalf of Baron Properties, LLC, we hereby apply for Certificate of Zoning Compliance for the Mile
High Pines project.
This new mixed-use commercial and multi-family residential development, located at the southwest
corner of N. Ten Mile Rd. and W. Pine Ave., is located in Ada County residential and farm land (RUT).
The site was approved for a annexation, rezone, preliminary plat, design review, private street and
conditional use under H-2020-0099 in February of 2021. The 17.46-acre site and buildings follow the
guidelines contained in the Meridian Design Manual and Meridian City Code. The gross density of the
development is 8.2 units per acre, with 3.62 acres of qualified open space (22%).
Access to the property is proposed via private streets off of Ten Mile Rd. and Pine Ave. Another access
is proposed to stub to the future development to the west. As designed, the site has excellent internal
circulation and access to the public road system, which has adequate capacity to accommodate the trips
generated by this development.
The site will include 135 for-rent units in a mix of traditional 6-plex apartment buildings, single-family
“detached” rental homes and vertically-integrated residential units. A clubhouse will contain an exercise
facility, lounge/kitchen bar, for-rent offices and meeting spaces and an outside deck area with covered
bbq area and a pool. Other site amenities include open grass areas, landscape features, a play area and
pedestrian/bicycle paths. Landscaping and the amenities will be maintained by the development owner.
The main entry from Pine Ave. is framed by a large butterfly-roof entry feature and signage column.
The commercial buildings include two vertically-integrated structures with six shell spaces each on the
ground level and three future single-story commercial structures (not part of this application) along Ten
Mile.
All structures are cohesive in design, utilizing a modern look with clean lines, single-slope rooflines
(mixed with hip roofs) and a mixture of complementary finishes of stone, wood, horizontal siding and
stucco. Three to four colors palettes are spread out among all buildings, including various roof styles
and finish options. Each detached rental home has the opportunity for 24 distinct exterior looks.
1307 N. 39th Street, Suite 103 NAMPA, IDAHO 83687
PH: (208) 465-3419 FX: (208) 442-3942
The site provides for excellent connections for the residents to access the clubhouse, future commercial
spaces and all amenities, with walking paths tying the development in from all directions. Special
attention was made to provide walking connections from the residential to the future commercial spaces
with multiple paths and use of pavers. The commercial structures are situated to easily serve both the
development residents and general public, with path connections and ample parking. The development
also connects to a 10’ wide multi-use pathway along the Oregon Short Line Railroad.
The mixed-use development of Mile High Pines will serve the Meridian community with unique rental
and commercial opportunities, not readily available in this form until now. Baron Properties is also
working on a similar project at Black Cat and Chinden. With these two projects, we are excited to
finally roll them out to the public.
Sincerely,
Brandon Sheltrown, AIA
Houston-Bugatsch Architects, Chtd.