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5 - Union 93 CZC, Architectural ResponseUNION 93 Meridian, ID Galena Equity Partners Meridian Development Corporation August 27, 2021 30,956 11,059+476=11,535 SF 8,867+401+6905=16,173 SF 26,711 SF 27,708 SF 126,360 SF 2Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 3. UDC 11-4-3-41. (Vertically integrated residential project) states a minimum of twentyfive (25) percent of the gross floor area of a vertically integrated project shall be residential dwelling units, including outdoor patio space on the same floor as a residential unit. It does appear there are numerous amenities proposed with this development, and staff is supportive of consolidated spaces meeting the same intent. However, please provide an amenity plan for both buildings, which indicates which units have outdoor patios, the sizes of these patios, the square footages and location of all outdoor areas, amenities such as fitness centers, conference rooms, etc. and written justification for why the open space and amenities as provided is accessible and adequate for all residents on all floors. AMENITY ANALYSIS Amenity Area Summary Total Units: 350 units Total Amenity Area: 109,853 sf Amenity Area per Unit: 314 sf approx. Public Facing, Ground Level, Outdoor Amenity 3Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS Ground Level Outdoor Amenity Total Square Footage: 61,788 sf OUTDOOR GROUND LEVEL AMENITY 0’30’60’ SCALE: 1” = 60’ GROUND LEVEL SITE PLAN Primary Pedestrian Entry Vehicular Entry Retail Residential Lobby / Amenity Parking, Storage, Mechanical, Support Public Facing Ground Level Outdoor Amenity (Total: 61,788sf) 4Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS UPPER LEVEL AMENITY: WEST BUILDING - ACCESS AND LOCATION LOBBY FITNESSBIKE PARKING THE LODGE WEST (1,892 SQ FT) 5Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS THE LODGE EAST (2,008 SQ FT) LOBBY RESIDENT STORAGE BIKE PARKING UPPER LEVEL AMENITY: EAST BUILDING - ACCESS AND LOCATION Request for Proposal Date: October 22, 2021 Project: Galena Development: Union 93 – Meridian, ID General You are invited to submit a proposal for design and fabrication of sculptural elements for the Union 93 project in Meridian, ID. The artist will contract directly with the Owner. Project Vision The public art for the project, envisioned as large and sculptural, should be inspired by cultural and environmental influences of the Site, City and Region. Meridian has a rich history including indigenous people, early settlers, dairy, orchard, agricultural and railroad industries. The goal will be for an expressive, engaging site element representing genius loci of the site, cohesive with the overall design for the project. Project Budget Total Project budget inclusive of design, fabrication, and structural support costs $300,000. Artist Scope of Work The art scope will include the following: • Design, Fabrication, and Delivery of (2) Art Elements at size and material appropriate for a public plaza. • Coordination with Design Team, Structural / Electrical Engineers, and General Contractor as required and in a timely manner. A field visit to the site should be included to become familiar with the context and site constraints. • (3) Design Team and Owner Presentations for preliminary concept design, final concept design, and shop drawing or sim. documentation demonstrating design detail for material, assembly, and attachments o Design shall include appropriate “pick points” for use in installing the sculpture with an appropriate hoisting device. o Shop drawings shall identify weight of sculpture for respective footing design and hoisting requirements. o Provide templates for anchor bolt installation in the field. Slotted attachment point shall be used where possible to facilitate installation. Artist to inspect anchor bolt layout prior to concrete pour. o Artist to attend pre-installation meeting with general contractor and hoisting company to review hoisting and installation sequencing 2 weeks prior to installation date. Union 93 – Meridian, ID Artist Request for Proposal Page 2 o Artist to provide any temporary bracing or other devices to keep sculpture stabilized during hoisting and installation. Artist to remove bracing and “touch up” sculpture as required after installation is complete. Design Assumptions • The Project Team Structural Engineer will provide footing and anchoring design for the art elements. • The General Contractor will provide footings and anchors for the two sizes of art elements. • The materials shall be durable and weatherproof and require minimal maintenance. • The minimum height is 15’. Proposal Please submit an electronic (pdf) proposal in 8.5”x11” format to GGLO by 2:00 PM on November 19, 2021. Proposals should be sent to msindell@gglo.com Proposals shall include: • Narrative statement describing your background and experience (3 pages total) • Brief Narrative describing your approach to this project (3 pages total) • List of (3) recent comparable projects • (3) References including name, title, organization, phone number and email address We anticipate interviewing up to (3) short listed artists 1 week after receipt of proposals. Questions may be directed to Mark Sindell, GGLO via phone or email. The Selection Committee will include members of the Development and Design Team, City and Meridian Development Corporation (MDC). Proposal Documents • Request for Proposal • Project background information Contact Information Owner Galena Opportunity Fund 999 W Main St STE 1400 Boise, ID 83701 Mike Chidester Development Manager phone 208-844-7065 email: Mike@galenafund.com Design Team Representative GGLO 1199 Shoreline Drive Suite 290 Boise, ID 83702 Mark Sindell Principal Phone: 206.551.7193 Email: msindell@gglo.com 6Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 4. Staff is receptive to the idea of using public art to meet the conditional use requirement for the east building to incorporate additional architectural features to hold the corner (Broadway/ 3rd St. Intersection) and to be a prominent focal point of the design. However, staff will need additional information. Please indicate a minimum height, area, realistic cost, or other information to quantify this art in the context of the original purpose and intent, and understand that a condition of approval prior to certificate of occupancy will be for the applicant to get a letter of support from Meridian Arts Commission and Meridian Development Corporation. RESPONSE Please see Draft RFP and Recommended artist list below. Final draft of RFP has been shared with Meridian Development Corp. and is ready to be issued. View Looking Southwest at plaza with Sculpture Icon Public Art Example Public Art Example 1. Matthew Mazzotta - https://www.matthewmazzotta.com/ 2. Dwaine Carver - https://www.ctystudio.com/dwaine-carver 3. John Yarnell - https://trademarkcreative.com/team/john-yarnell/ 4. Francis Fox - https://francisfox.art/ 5. Daniel and Judith Caldwell - http://www.caldwellsculpturestudio.com/new-index ARTIST REQUEST FOR PROPOSAL Artist List: 7Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 5. The parking table submitted indicates 166 units in the west building, whereas the cover and vicinity map submitted with the previous submittal (attached) indicates 176. Please provide an updated cover page and development data table. Please also include the parking table on the site plan cover page, and note the parking requirements table that was submitted lists units provided whereas staff believes this should read “required.” Staff has attached a red-marked copy. Parking should notate what the development requires, what is contemplated to be provided in coordination with MDC, what parking exists or did exist but was removed (on and off street), and what these totals look like all things considered. Also, please note the parking tables refer to “excess” parking, but at least 50 of the parking spaces are to be reserved for parking for other agencies such as COMPASS during weekdays – not all the parking you have listed is excess parking. Also, please understand all parking for each building must be contained on the same site; it cannot be counted at another building. As a side note, staff understand this project proposes an automated parking system. How does this automatic system work during rush hour when numerous residents are trying to obtain their cars? PARKING CLARIFICATIONS West Buildign: Parking Level 01 West Buildign: Parking Level 02 West Building: Parking Requirements 8Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 5. The parking table submitted indicates 166 units in the west building, whereas the cover and vicinity map submitted with the previous submittal (attached) indicates 176. Please provide an updated cover page and development data table. Please also include the parking table on the site plan cover page, and note the parking requirements table that was submitted lists units provided whereas staff believes this should read “required.” Staff has attached a red-marked copy. Parking should notate what the development requires, what is contemplated to be provided in coordination with MDC, what parking exists or did exist but was removed (on and off street), and what these totals look like all things considered. Also, please note the parking tables refer to “excess” parking, but at least 50 of the parking spaces are to be reserved for parking for other agencies such as COMPASS during weekdays – not all the parking you have listed is excess parking. Also, please understand all parking for each building must be contained on the same site; it cannot be counted at another building. As a side note, staff understand this project proposes an automated parking system. How does this automatic system work during rush hour when numerous residents are trying to obtain their cars? PARKING CLARIFICATIONS East Buildign: Parking Level 01 East Buildign: Parking Level 02 East Buildign: Parking Level 03 East Building: Parking Requirements 9Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 6. Staff is still not convinced the rotated 2 rows of soldier course brick at the base of the building provides sufficient pedestrian detailing and meets the minimum requirements of the ASM. One solution to consider is modulating this brick (pushing it out) to break the plane and providing capping at the top. RESPONSE: Per city recommendation we have created additional modulation at the base of all pilasters. Two soldiers courses at the base sit proud of the pilaster above. Detail of Building Base Along Mews Typical column base detail. Enhanced building base per board recommendation: Bottom 2 rows of brick sit 2” proud of pilasters Enhanced building base per board recommendation: Bottom 2 rows of brick sit 2” proud of pilasters 10Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 7-10. Staff still believes additional architectural treatment should be provided on the south elevations. This was described in Numbers 9-13 of the previous response letter. In addition, staff believes the “podium level” and the residential units above do not relate well – it looks like two separate portions. Suggestions include providing block or stone water table base at the bottom of the southern elevations (especially on the brick parking garage) and complimentary stone cornices where the brick transitions to the modular units. This should tie to and be complementary of materials and colors on the upper portion of the building. RESPONSE: Please see updated South elevations, materials and annotated response on pages 11-14. Additionally, please see annotated elevations on pages 15-23 that illustrate how the architectural language has been updated throughout the project. 8. Staff still believes the roofline planes are too long along the southern side and suggests you break these planes so they do not exceed more than 75’ without a change in plane. RESPONSE: Rooflines at south elevations have been revised to not exceed 75’ without a change in plane. 9. Please consider adding additional accents to the parking garage brick screening, particularly along the southern elevations. Suggestions include color and material changes, and / or metal work. RESPONSE: Please see updated South elevations, materials and annotated response on pages 11-14. 10. Staff recommends the applicant reduce the intensity of the terracotta colors on the southern elevation, or limit its use to prevent prematurely dating the building. RESPONSE: In response, the design team has revised the material palette to not include the terracotta colors. Please see material palette page for updated information. 9. 3.2A of the Architectural Standard Manual (ASM) states for at least 30% of applicable facades use any combination of concrete, masonry, stone, or unique variation of color, texture, or material, at least 10-inches in height, around the base of the building. May alternatively incorporate other architectural features such as ledges, facade reveals, ground level fenestration, raised planters, or landscaping elements within 3-feet of finished grade. This requirement does not appear to be met on the south sides of both buildings or the east side of the East Building and the west side of the West Building. To clarify, these materials must anchor the base of the building. Please provide design justification and/or proposed solutions including product specifications, data and cut sheets. 10. ASM 3.2B states where building designs incorporate multiple stories, or multiple floor height equivalents, integrate at least one field or accent color, material, or architectural feature used on lower stories, on the upper stories. How is this met? The bottom floors and the top floors do not seem to relate. 11. ASM 3.2D states that in mixed-use areas and for structures greater than four stories, design the uppermost story or façade wall plane to include material changes, horizontal articulation, and modulation meeting first story requirements, or include a patio, rooftop garden, penthouse, or strong architectural feature such as a tower element. Please describe how this is met on the southern elevations of both buildings and the eastern elevation of the East Building. 12. ASM 4.1C requires providing details that emphasize focal elements such as public entries, building corners, or public spaces. Examples include but are not limited to: columns, quoin or rustication, canopies over entries, lintels, transom windows, or modulation of the roof plane. At least one focal element is required and must be accented with a unique combination of color, texture, materials, or modulation in the wall or roof plane. How is this met, and what is the focal element on the south elevations and the eastern elevation of the East Building? Provide design justification and/or proposed solutions including product specifications, data and cut sheets. 13. ASM 2.3A and 4.1A require three detailing elements integrate pedestrian scale elements. Examples are given such as cornice work around primary entries, decorative caps on brick or stone banding, architectural canopies over entries, or decorative lintels above the first floor windows. Pedestrian features, other than windows, do not appear to be met along the east side of the East Building and both southern elevations. Please provide design justification and/or proposed solutions including product specifications, data and cut sheets. PREVIOUS COMMENTS FROM DESIGN REVIEW #1-SUBMITTED MAY 7TH 2021 FOR REFERENCE ONLY 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Ground Level 01 11Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"0’20’40’ Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet Fiber Cement Panel: Medium Gray Fiber Cement Panel: Medium Gray Fiber Cement Panel: Cream Fiber Cement Panel: Terracotta Anodized Bronze Aluminum Storefront Residential Windows: Black Vinyl Residential Windows: Black Vinyl Brick: Creame White Brick: Chestnut Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet Fiber Cement Panel: Medium Gray Fiber Cement Panel: Medium Gray Fiber Cement Panel: Cream Fiber Cement Panel: Medium Gray Anodized Bronze Aluminum Storefront Residential Windows: Black Vinyl Residential Windows: Black Vinyl Brick: Creame White Brick: Canyon Mist 12Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS COMBINED SOUTH ELEVATION SCALE: 1” = 40’ CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 Updated proportions - upper level residential language extended to Level 3 Additional break in parapet/ roof line - all less than 75’ Integration of wood-like panel to enhance residential language and introduce warmth Revised height of top of brick consistent with pedestrian scale of retail at North facade and South elevation of west building Revised material palette - terracotta eliminated in favor of more neutral tones - brick and fiber cement panel visual weight of podium reduced through the integration of perforated metal screens Language of ground level residential access updated to enhance pedestrian realm through additional glazing and canopy Width of brick pilasters reduced to align with updated language of upper level massing Vertical expression at residential massing emphasized to integrate better with pilasters at building base. CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 13 SECTION 02 | ELEVATIONS MATERIALS As a new project knit into an existing urban fabric – particularly one used primarily used for housing, the details and warmth of materials should provide a sense of “coming home.” Brick is a key component of Old Town architecture, and it is found around the entire base of both buildings in this project. Brick is durable, but it also has a textural and human scale. The project proposes using Norman brick, which is slightly longer than the more prolific Modular brick. The brick is complemented by panelized cladding. The material tones, while somewhat muted, are generally warm, and are typically drawn from the existing surrounding context. Most importantly, it is the variations in colors that resonate. Not only do they serve to break down the scale of the buildings, but the variations also create a sense of playfulness and urban placemaking. Brick: Coal Creek, Norman, Running Bond Fiber Cement Panel: Charcoal Brick: Creame White Norman, Running Bond Fiber Cement Panel: Cream Residential Windows: Black Vinyl Fiber Cement Panel: Light Gray Exterior Wood Like Panel: Copper Fiber Cement Panel: Medium Gray Retail Windows: Anodized Bronze Aluminum Storefront Brick: Canyon Mist, Norman, Running Bond REVISED REVISEDREVISED 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"89'-6"90'-0"Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Ground Level 01 14 SECTION 02 | ELEVATIONS MATERIALS As a new project knit into an existing urban fabric – particularly one used primarily used for housing, the details and warmth of materials should provide a sense of “coming home.” Brick is a key component of Old Town architecture, and it is found around the entire base of both buildings in this project. Brick is durable, but it also has a textural and human scale. The project proposes using Norman brick, which is slightly longer than the more prolific Modular brick. The brick is complemented by panelized cladding. The material tones, while somewhat muted, are generally warm, and are typically drawn from the existing surrounding context. Most importantly, it is the variations in colors that resonate. Not only do they serve to break down the scale of the buildings, but the variations also create a sense of playfulness and urban placemaking. Brick: Coal Creek, Norman, Running Bond Fiber Cement Panel: Charcoal Brick: Creame White Norman, Running Bond Fiber Cement Panel: Cream Residential Windows: Black Vinyl Fiber Cement Panel: Light Gray Exterior Wood Like Panel: Copper Fiber Cement Panel: Medium Gray Retail Windows: Anodized Bronze Aluminum Storefront Brick: Canyon Mist, Norman, Running Bond REVISED REVISEDREVISED MATERIALS As a new project knit into an existing urban fabric – particularly one used primarily used for housing, the details and warmth of materials should provide a sense of “coming home.” Brick is a key component of Old Town architecture, and it is found around the entire base of both buildings in this project. Brick is durable, but it also has a textural and human scale. The project proposes using Norman brick, which is slightly longer than the more prolific Modular brick. The brick is complemented by panelized cladding. The material tones, while somewhat muted, are generally warm, and are typically drawn from the existing surrounding context. Most importantly, it is the variations in colors that resonate. Not only do they serve to break down the scale of the buildings, but the variations also create a sense of playfulness and urban placemaking. Brick: Coal Creek, Norman, Running Bond Fiber Cement Panel: Charcoal Brick: Creame White Norman, Running Bond Fiber Cement Panel: Cream Residential Windows: Black Vinyl Fiber Cement Panel: Light GrayFiber Cement Panel: Terracotta Fiber Cement Panel: Medium Gray Retail Windows: Anodized Bronze Aluminum Storefront Brick: Chestnut, Norman, Running Bond CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-0"14'-6"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0"90'-0"89'-6"14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-0"14'-6"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0"90'-0"89'-6"14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-0"14'-6"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0"90'-0"89'-6"14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-0"14'-6"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0"90'-0"89'-6"14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-0"14'-6"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0"90'-0"89'-6"14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-0"14'-6"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0"90'-0"89'-6"0’20’40’ 15Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS COMBINED NORTH ELEVATION SCALE: 1” = 40’ Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet Fiber Cement Panel: Charcoal Fiber Cement Panel: Terracotta Fiber Cement Panel: Charcoal Fiber Cement Panel: Cream Residential Windows: Black Vinyl Residential Windows: Black Vinyl Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Fiber Cement Panel: Light Gray Brick: Charcoal Brick: Creame WhiteBrick: Chestnut Brick: Charcoal Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Top of Parapet Ground Level 01 Top of Parapet Fiber Cement Panel: Charcoal Fiber Cement Panel: Medium Gray Fiber Cement Panel: Charcoal Fiber Cement Panel: Cream Residential Windows: Black Vinyl Residential Windows: Black Vinyl Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Anodized Bronze Aluminum Storefront Cement Plaster or Equal: Light Gray Cement Plaster or Equal: Light Gray Brick: Charcoal Brick: Creame WhiteBrick: Canyon Mist Additional punched window expression at Level 3 promotes the connection of the residential language to grade Visual weight of podium and masonry screens reduced to strengthen continuity with upper level massing Planters and pilasters adjusted to enhance relationship with brick clad retail Brick: Charcoal CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 Verticals emphasized to better connect Open corner expression encourages stronger pedestrian at all corners of the Plaza edge Revised color palette 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Medium Gray Fiber Cement Panel: Medium gray Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Charcoal Brick: Canyon MistMetal Screen 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Medium Gray Fiber Cement Panel: Terracotta Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Charcoal Brick: ChestnutMetal Screen Exhaust vents at residential units, TYP Louver Band 18” tall 0’20’40’ 16Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS EAST BUILDING NORTH ELEVATION SCALE: 1” = 40’ CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 NOTE: VENTING LOCATIONS TO REMAIN THE SAME AS PRIOR SUBMITTAL - INDICATED WITH RED ANNOTATION, TYP. ALL PAGES EAST BUILDING SOUTH ELEVATION SCALE: 1” = 40’11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Medium Gray Residential Windows: Black Vinyl Residential Windows: Black Vinyl Fiber Cement Panel: Light Gray Brick: Canyon Mist Brick: Canyon Mist 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Terracotta Residential Windows: Black Vinyl Residential Windows: Black Vinyl Fiber Cement Panel: Light Gray Brick: Chestnut Brick: Chestnut Exhaust vents at residential units, TYP 0’20’40’ 17Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 NOTE: VENTING LOCATIONS TO REMAIN THE SAME AS PRIOR SUBMITTAL - INDICATED WITH RED ANNOTATION, TYP. ALL PAGES 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"10x10 Louver Centered on Hallways Exhaust vents at residential units, TYP Louver Band 18” tall 0’15’30’ 18Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS EAST BUILDING: EAST ELEVATION SCALE: 1” = 30’ Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: CharcoalResidential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Chestnut Brick: Chestnut Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Charcoal Language of punched windows helps create continuity and upper level residential expression Masonryscreening reduced to enhance and highlight primary corner Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Cement Plaster or Equal: Light Gray Introduction of wood like paneling introduces warmth and enhances residential language Introduction of wood like paneling introduces warmth at the streetscape and overhead weather protection helps enhance pedestrian scale Scale of brick podium reduced Brick: Canyon Mist Brick: Canyon Mist Visual weight of masonry base reduced. Infill perforated metal panelCZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 NOTE: VENTING LOCATIONS TO REMAIN THE SAME AS PRIOR SUBMITTAL - INDICATED WITH RED ANNOTATION, TYP. ALL PAGES PARKING 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Exhaust vents at residential units, TYP Louver Band 18” tall 0’15’30’ 19Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS EAST BUILDING: WEST ELEVATION SCALE: 1” = 30’ Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Terracotta Fiber Cement Panel: Medium Gray Residential Windows: Black Vinyl Fiber Cement Panel: Light Gray Brick: Chestnut Brick: Chestnut Anodized Bronze Aluminum Storefront Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Medium Gray Terracotta updated to neutral palette Scale of brick podium reduced Fiber Cement Panel: Medium Gray Residential Windows: Black Vinyl Fiber Cement Panel: Light Gray Brick: Canyon Mist Brick: Canyon Mist Anodized Bronze Aluminum Storefront CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 PARKINGUNION 93 Introduction of wood like paneling introduces warmth and enhances residential language Language of punched windows helps create continuity and upper level residential expression Visual weight of masonry base reduced. Infill perforated metal panel Introduction of wood like paneling introduces warmth at the streetscape and overhead weather protection helps enhance pedestrian scale 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Medium Gray Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Creme White Brick: Charcoal 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"Ground Level 01 Top of Parapet Ground Level 01 Level 02 Level 03 Level 04 Level 05 Level 06 Level 07 Roof Fiber Cement Panel: Medium Gray Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Creme White Brick: Charcoal Louver Band 18” tall Exhaust vents at residential units, TYP 0’20’40’ 20Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS WEST BUILDING NORTH ELEVATION SCALE: 1” = 40’ CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"11'-0"11'-0"11'-0"11'-0"15'-9"10'-6"14'-6"50'-6"39'-6"32” x 12” Louver 32” x 12” Louver12” x 12” Louver Exhaust vents at residential units, TYP 18” x 12” Louver 20” x 12” Louver 12” x 12” Louver 21Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS Ground Level 01 Ground Level 01 Level 02 Level 02 Level 03 Level 03 Level 04 Level 04 Level 05 Level 05 Level 06 Level 06 Level 07 Level 07 Roof Roof Ground Level 01 Top of Parapet Fiber Cement Panel: Medium Gray Fiber Cement Panel: CharcoalResidential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Creme White Ground Level 01 Top of Parapet Fiber Cement Panel: Medium Gray Fiber Cement Panel: CharcoalResidential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Creme White 0’20’40’ WEST BUILDING SOUTH ELEVATION SCALE: 1” = 40’ CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"60'-6"29'-0"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"60'-6"29'-0"Exhaust vents at residential units, TYP Louver Band 18” tall 0’15’30’ 22Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS WEST BUILDING: EAST ELEVATION SCALE: 1” = 30’ Ground Level 01 Ground Level 01 Level 02 Level 02 Level 03 Level 03 Level 04 Level 04 Level 05 Level 05 Level 06 Level 06 Level 07 Level 07 Roof Roof Ground Level 01 Top of Parapet Fiber Cement Panel: Medium Gray Fiber Cement Panel: CharcoalResidential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Brick: Creme White Brick: Creme White Fiber Cement Panel: Light Gray Ground Level 01 Top of Parapet Fiber Cement Panel: Medium Gray Fiber Cement Panel: CharcoalResidential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Brick: Creme White Brick: Creme White Fiber Cement Panel: Light Gray CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 60'-6"29'-0"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"60'-6"29'-0"11'-0"11'-0"11'-0"11'-0"11'-0"15'-9"14'-6"Louver Band 18” tall 88x120 Generator Intake Louver Band 18” tall Exhaust vents at residential units, TYP 0’15’30’ 23Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS WEST BUILDING: WEST ELEVATION SCALE: 1” = 30’ Ground Level 01 Ground Level 01 Level 02 Level 02 Level 03 Level 03 Level 04 Level 04 Level 05 Level 05 Level 06 Level 06 Level 07 Level 07 Roof Roof Ground Level 01 Top of Parapet Fiber Cement Panel: Charcoal Fiber Cement Panel: Light Gray Residential Windows: Black Vinyl Fiber Cement Panel: Medium Gray Brick: Coal Creek Brick: Creme WhiteAnodized Bronze Aluminum Storefront Residential Windows: Black Vinyl Ground Level 01 Top of Parapet Fiber Cement Panel: Charcoal Fiber Cement Panel: Light Gray Residential Windows: Black Vinyl Fiber Cement Panel: Medium Gray Brick: Coal Creek Brick: Creme WhiteAnodized Bronze Aluminum Storefront Residential Windows: Black Vinyl CZC DESIGN REVIEW SUBMITTAL #2- July 28 2021 CZC DESIGN REVIEW SUBMITTAL #3- OCTOBER 27, 2021 24Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS View Looking Southwest at plaza with Sculpture Icon CZC Comments Response 07.28.2021 CZC Comments Response 10.26.2021 25Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS View Looking Southwest at plaza with Sculpture Icon CZC Comments Response 07.28.2021 CZC Comments Response 10.26.2021 26Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS View Looking Northwest CZC Comments Response 07.28.2021 CZC Comments Response 10.26.2021 27Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS View Looking Southeast CZC Comments Response 07.28.2021 CZC Comments Response 10.26.2021 28Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 29Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS