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HomeMy WebLinkAboutPZ - Applicant Response letter to 8-21 hearing DMB Companies, Inc. 1157 N. Summerbrook Ave, Suite 100 Meridian, Idaho 83642 September 3,2025 Meridian Planning and Zoning Commission Attn: Sonya Allen,Associate City Planner 33 E. Broadway Ave. Meridian, Idaho 83642 RE: Pine 43—Responses to August 21 Hearing Dear Planning and Zoning Commission: Thank you for the discussion and feedback at the August 21 hearing. We have carefully reviewed each of the items raised and we write to provide additional information responsive to the following requests: 1. Evaluate the feasibility of additional setbacks for the vertically integrated building on Lot 1, Block 4 where across the street from R-15 homes. 2. Obtain input directly from Meridian Fire regarding staffing and equipment. 3. Evaluate sound and environmental mitigation plans for Lot 1,Block 1 in the southeast corner. 4. Provide the updated open space plans referenced in the staff report. 1. Feasibility of Additional Setbacks for Vertically Integrated Building on Lot 1,Block 4 The specific building at issue in this request is a vertically integrated building in the northwest corner of the project,which one Commissioner called the"crown jewel"of Pine 43.The building's design is modern and attractive, with significant fenestration along E. State Street, fagade articulation to build interest, and patio balconies that include privacy screening for residents. Key facts include: • Vertically integrated projects are an allowed use in this C-G zone and are allowed of right up to 65 feet. • We have asked for a director-level approval of alternative compliance as allowed by the UDC' to allow less than 45%of the building to extend to a maximum of 76 feet to accommodate significant amenities as well as view units that will be among the project's most desirable. • The building's tallest point is at the northeast corner and more than half of the height is across from the neighboring community's sports court amenity,with height stepping down east to west. • The building is set back by up to 100 feet from the back of the homes on the north of E. State Street. • The building is softened by landscaping, including two rows of Class 11 trees. We have provided exhibits showing these measurements and the street-level perspective to demonstrate the proposed transitions. Further setbacks would significantly reduce the number of units that frame the Pine 43 main plaza and create the project's signature aesthetic.These units are also critical to the feasibility of the project,including the structured parking and the community's central plaza amenity. 'Additional height up to 20%"shall be allowed when the development provides ten(10)percent of the building square feet 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."UDC§ 11-2B-3(A)(3)(d). Staff required a revised open space exhibit to ensure that the alternative compliance request provided the required amount of open space,and this is provided along with this narrative. 2. Meridian Fire Department Comments Commissioners expressed a need for further detail on the written comments provided by the Meridian Fire Department, which stated in relevant part: "The Meridian Fire Department will respond to this development, but our response will be inadequate due to staffing and equipment." At the hearing, we mentioned that applicant had spoken with Deputy Chief/Fire Marshal Steve Taulbee and that his concern was a general one regarding the need for additional staff at the fire department, rather than any specific concern with the Pine 43 project. The Pine 43 team spoke again with Deputy Chief Taulbee on September 3 to confirm the comments relayed at the hearing.He confirmed that his concerns are of a general nature,not specific to Pine 43's design. The buildings are mid-rise, not high-rise, and fully sprinklered per the International Fire Code. We have requested Deputy Chief Taulbee's presence at the September 18 hearing to clarify that Pine 43 poses no greater risk than any other mid-rise project. 3. Sound and environmental mitigation plans for Lot 1,Block 1 The Commission asked what mitigations could be employed in Lot 1, Block 1 in the southeast corner of the Pine 43 project to protect residents from the adjacent light industrial property. The proposed plan includes a vertically integrated building in this location with ground-floor nonresidential uses and residential units more than 15 feet above the ground floor. Based on the Commission's concerns, the applicant agrees to the following mitigations: • Enhanced STC-rated windows and walls for additional sound protection for the south fagade residential units; • The building is 105 feet from the nearest existing vehicle repair building to the south. Buffering elements within that 105-foot setback include: o An 8-foot masonry wall; 0 10 feet of dense landscaping including Class 11 fast-growing conifer trees that grow to approximately 40 feet in height; and 0 52 feet of parking lot, drive aisle, and sidewalk space. Under the UDC, the I-L zone is "intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures." UDC § 11-2C-1. The current vehicle repair use of the property to the south of Lot 1, Block 1 operates entirely within the building and operates 8:30am to 5pm Monday through Friday, times that are compatible with adjacent residential use.An exhibit showing adjacent uses is provided. 4. Revised Open Space Exhibit The staff report requested two revised open space exhibits be provided prior to the Council hearing. These exhibits show: • Public and quasi-public open space: Pine 43 provides 3.82 acres of public and quasi-public open spaces, amounting to more than 10% of the site, consistent with the MU-C comprehensive plan designation. These spaces will be programmed in detail and reviewed with CZC applications and will contain landscaping and water features,tables,benches,and lighting for the use and enjoyment of residents and visitors to the site. Precedent images are provided among the exhibits attached to this letter, showing examples of the type of quality amenities that these public and quasi-public spaces will include. • Total Open Space: Revised open space exhibits demonstrate that the open space provided meets or exceeds requirements for both the overall project and the CUP requirements for the multi-family residential use. The open spaces will include amenities among those listed in the UDC such as swimming pools, sports courts,picnic areas, and others, all to be programmed with future CZCs. We also spoke with Kim Warren in the Meridian Parks and Recreation Department and revised our connectivity exhibit to better show project pathways,including the 10-foot pathway along Machine Avenue the City intends for connection with both the Scentsy campus path and the railway corridor consistent with the Rails with Trails Action Plan. We remain committed to ensuring that Pine 43 delivers a signature development with significant community benefits including quality housing, programmed open spaces, and a distinctive plaza aligned with the Meridian Comprehensive Plan.The project will create a launch pad for the med tech corridor,offer a gateway and densities to support a vibrant downtown,support and bolster an important and critical transit corridor, improve bike and pedestrian connectivity, and create a destination for area residents and workers to enjoy. We are happy to address any questions you may have about these additional submittals at the September 18 hearing. Sincerely, Dennis M. Baker DMB Companies,Inc.