1 - Union 93 CZC Response Letter (2021-07-28)
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July 28, 2021
Alan Tiefenbach
Associate Planner, City of Meridian
33 E. Broadway, Suite 102
Meridian, ID 83642
RE: UNION 93 CZC RESPONSES – EAST AND WEST BUILDINGS
Alan,
Galena thanks you and others at the City who have given feedback to the CZC applications for the Union
93 project. This letter provides responses to some of the City’s CZC review comments, while other
materials will be included with this letter as separate documents to address other comments raised in
your email of 5-25-21 titled “Staff Review of Union 93 CZC.”
There were sixteen comments from staff, and then additional questions from agencies. This letter
provides responses to the comments or indicates where responses can be found.
Response to Comment #1
Galena considers the “future phase” a separate project that will be developed in the near future. Work
is already underway on the design of this future office building project.
Galena is currently preparing to submit a property boundary adjustment to the City that will create a
separate legal parcel for the western portion of the property. We have been hesitant to process this
application prior to CZC approval, since there was concern that some issue related to CZC approval
would necessitate moving the planned location of the west property boundary. However, with the west
property boundary seemingly not an area of potential concern, Galena will submit the PBA application in
the very near future.
This area will be fenced in as part of the construction site during construction of the Union 93
apartments, functioning as a laydown area for construction materials and a staging area for equipment.
Once construction is complete, Galena will hydroseed any areas that are unimproved to stabilize the site
until construction on Phase 2 begins.
Response to Comment #2
A license agreement has been executed with Nampa-Meridian Irrigation District for improvements in the
Hunter Lateral easement. This license agreement and a subsequent amendment (due to some minor
engineering changes) are included with this response in a file called “Union 93 - Nampa Meridian
Irrigation License Agreement & Adden.”
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Response to Comment #3
A parking summary for each building is included in a separate file called “UNION 93 PARKING SUMMARY
(CZC 210728).” This summary includes unit counts by building, retail space square footages, and parking
stalls by type (regular, ADA, van accessible, etc.)
Each building meets code for parking.
Response to Comment #4
It should be noted that a new site lighting plan has been included with this submittal, which greatly
upgrades the site lighting, especially in the public areas (the public plaza and the multi-use pathway to
the south). The site lighting plan is found in a file called “Union 93 - CZC Drawings – Electrical.”
Cut sheets for lighting fixtures are provided in a separate document called “Union 93 - CZC Exterior
Fixture Cutsheets.” We have added on the first page of each separate cut sheet the reference for that
fixture on the site lighting plan, to ease review of the lighting fixtures as they relate to the site lighting
plan.
Response to Comment #5
We know that from a public safety perspective, as well as the perspective of peace-of-mind for our
tenants, sufficient garage lighting is important. Parking garage lighting will be LED strip lights, designed
to provide 1 foot-candle minimum illumination throughout the garage. For reference, we have attached
Podium Permit submittal plans E3.01-E3.03 for parking garage lighting in a file called “Union 93 East -
Electrical - GarageLighting,” as well as a cut sheet with the fixture details in a file called “P01-OS - Philips
Day-Brite Fluxstream LFR - Cutsheet.”
Response to Comment #6
The site lighting plan, which as noted in Response to Comment #4 has been updated from the previous
CZC submission site lighting plan, shows fixtures that meet these requirements. The updated site
lighting plans and cut sheets are also being provided with our response.
Responses to Comments #7 through #16
Responses to these comments are included in a separate document provided by the design architect,
GGLO, called “Union 93 CZC Architectural Response.” Additional details are provided regarding the
rooftop amenities, a strategy for using public art to provide a significant presence at Broadway & 3rd, as
well as responses to comments on the exterior architecture.
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Responses to Agency Comments
Fire
It is understood that a full fire plan review will be required.
Water
Agency comment: The new water main in E 3rd St needs to be located within the proper corridor on the
east side of centerline instead of the same location of the existing water main.
Response: DEQ requires that all potable watermain be placed at least 25’ from any surface water body.
As such, the watermain must be reconstructed in its current location to remain 25’ from the canal (the
canal is parallel to 3rd street on the east side). No changes to the plans were made.
Agency comment: We are assuming that the irrigation connections are for backup and are not the
primary irrigation.
Response: The property does not have irrigation water rights. Therefore, potable water will be the
primary source for irrigation.
Agency comment: Is reclaimed capacity available (contact WRRF Sup.) Has reclaimed model verified
capacity City Engineer & WRRF Superintendent consulted?
Response: No reuse water is available to the site, per email correspondence with Tyson Glock on
5/27/21.
Wastewater
Wastewater provided two guidelines to follow in our design. We have taken these guidelines into
account during design.
Transportation
Agency comment: Streetlight plan required with the building permit or final plat application
Response: The street lighting plans will be submitted with roadway/pad ready plans, separate from the
building plans.
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Thank you for your work, and please reach out to me with any questions.
Sincerely,
Mike Chidester
Galena Opportunity Fund
999 W. Main Street, Suite 1400
Boise, ID 83702
mike@galenafund.com