Narrative DRPIVOT NORTH
architecture
April 30th, 2021
Pine 43 Apartments - Phase IV (Dovetail Meridian)
Design Review - Architectural Standards Narrative:
Dovetail Meridian (Pine 43 Phase IV, referred to as the project) proposes a community of 240 new
market -rate multifamily apartments consisting of 1-, 2- and 3-bedroom units. Unit sizes range from approximately
810 to 1,205 square feet. Residential amenities consist of a new amenity building containing leasing office,
clubhouse, fitness center, spa -like locker facilities, pool deck, dog run, edible garden, and recreational open space.
Parking, bicycle parking and open space is provided to exceed the Meridian Unified Development Code.
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architecture
Cohesive Design
The project promotes visually appealing design that incorporate high -quality architectural character,
compatible with the adjacent Phase I site (Jasper Apartments). The community proposes to be sensitive to adjacent
anticipated land uses, consistent with the goals of the Unified Development Code.
Buildings are thoughtfully located on the site to highlight amenity spaces, entries from Webb Way, and
internal site view corridors. The buildings' facades are articulated with pedestrian -scale articulation to create a
sensitive scale. Attention has been paid to mass, form, and use a variety of materials to ensure the buildings are
compatible with each other and the adjacent Jasper Apartments. A contemporary agrarian style pays homage to the
history of Meridian and creates a distinct architectural character. The project is unified throughout the develop-
ment, with residential amenity buildings containing a consistent, high -quality aesthetic. Material selection, fenestra-
tion patterning, roof form articulation and facade proportion all lend to attractive design on all four sides of the
buildings. Buildings are rotated, mirrored, and applied a diverse but complimentary color scheme to create a unique
identity for each building and orient users to the site.
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Building Scale
The project provides appropriate physical and visual building scale consistent with the surrounding context,
future development goals, and the desires of the Meridian Comprehensive Plan.
Three-story residential buildings are consistent with adjacent Jasper Apartments to continue the urban
scale along Webb Way. A prominent one-story amenity building announces the community entry and creates
variety in street height. The strong roof form of the amenity building creates visual emphasis at the entry, and
transitions with the massing of adjacent Jasper Apartment community. The development will serve as an urban
transition to the planned commercial development to the north. Buildings are distributed on the site with inter-
spersed parking and landscape buffers to disperse the scale and create a sense of place, rather than appear too
dense. The buildings contain breaks in massing and color to reduce the mass further. Pedestrian -scaled architectural
features support the design, such as ground -level awnings at entries, articulation around windows, walls to anchor
buildings, and a dynamic landscape design. Emphasis is given to the scale, building configuration and pedestrian
experience as visible from public spaces and adjacent buildings.
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Building Form
The project uses a variety of building form techniques to articulate the facade and accentuate key compo-
nents. Buildings contain texture, detail, and interest to enhance the experience of prospective tenants, residents,
and the public.
Building massing is broken up to articulate the building physically and visually, while keeping strong, unify-
ing elements to avoid visual clutter. Walls contain a variety of texture, color, and patterning for interest. Articulated
residential building roof lines break the building scale and define patios and entries. A prominent amenity building
roof form creates a primary entry focal point and a visual hierarchy across the site. Primary fagade materials are
varied, with 2 textured of board -and -batten siding to emphasize base and top. Thoughtfully applied lap siding
behind decks and at building entries and consistent use of metal accents unify the buildings and avoid visual clutter.
Monotonous wall planes are avoided by providing four-sided articulation, as well as breaks vertically and horizontal-
ly. Accessory structures, such as trash enclosures and carports, are designed to complement residential building
design through use of compatible color, detail and materiality. Lighting, wayfinding signage, and a hierarchy of
landscape material compliment the overall design goals.
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Architectural Elements
Architectural elements are integrated with the scale and materiality to create a consistent level of
high -quality design. Visual interest is enhanced through the use of articulated facades, ground -level activation and
pedestrian -scaled elements.
Attractive architectural elements are used to transition 3-story building to pedestrian scale. Decorative
railings at corners break the scale of the buildings and modulate the fagade. Extended roof eaves emphasize the
private open space locations and building entries. Unique accent materials and canopies to emphasize the entranc-
es, provide weather protection, and appeal to a pedestrian scale. Thoughtful landscape material appeal to the local
vernacular and accentuate the entrance, open spaces and walkways. Landscaping and hardscape elements are used
to integrate the building with the site and visually anchor the buildings. Facades visible from Webb Way and public
spaces are strategically located to create focal points at key elements. Windows are incorporated into facades to
create patterning, create generous glazing opportunities, and articulate all sides of elevations. Residential building
access points are thoughtfully located to provide convenient access from parking and pedestrian areas, with entries
integrated into the overall building design through consistent materiality.
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Building Materials
The project proposes high -quality materials and complimentary colors to promote a timeless aesthetic that
appeals to future tenants while integrating in the neighborhood. Complementary material combinations between
amenity building and residential buildings create a cohesive community design.
The project proposes high -quality, durable materials throughout. The amenity building proposes wood,
cement -fiber wall siding, metal roof and storefront glazing. The residential buildings propose cement -fiber wall
siding in 3 various textures for interest, generous windows, metal railing and waning accents, and a shingle roof. A
sophisticated, contemporary color palette complements and accentuates building massing. The color palate consists
of a natural -inspired palette, with a range of complimentary tones that present a quality, timeless character. The
thoughtful variation of color across the site ensures a vibrant, diverse community as visible from Webb Way, entry
drives and outdoor gathering spaces. Where provided, utility doors are recessed or integrated in the public -facing
fagades. Mechanical equipment is screened and proposed located away from building entries, entry drives and
open spaces where at all possible.
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Signage and Lighting
Future wayfinding signage and architectural lighting are designed as unified elements of building designs
that contribute that enhance quality, safety and convenience. Building lighting fixtures are consistent with other
decorative hardware proposed in the building. Lighting levels promote safe pedestrian environments along road-
ways, at intersections, and in public spaces. Building signage is integrated with the overall architectural aesthetic to
enhance and compliment the community's design. Signage materiality, proportion, and illumination appeal to the
pedestrian scale and enhance security.
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Parking Lot Design
Off street parking is proposed between building facades for convenient access, minimizing parking visible
from Webb Way. Internal site parking avoids long, monotonous parking aisles. Buildings and parking are thoughtful-
ly laid out to provide concise, convenient circulation for residents, fire and utility service. No on -street parking is
currently proposed.
Pedestrian Walkway System
A continuous internal pedestrian pathway system connects the perimeter sidewalk on Webb Way to the
main building entrances and open spaces. The pedestrian walkway system distinguishes pathways from adjacent
driveways and parking areas through the hierarchy of open spaces, location of landscaping, and differentiation of
color and texture. The sidewalks have recessed weather protection at building entries consistent with the city's
Architectural Standards.
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