Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
10 - 2021_07_28 CZC_Union 93_hi-res
UNION 93 Meridian, ID Galena Equity Partners CZC Comments Response July 28, 2021 AGAS PFAP PMMP FGEB FSSB SCSW LSSL PVCC AMMY PMMP FGEB AGAS SCSW FSSB PVCC CAFR CAFR FSSB LSSL PBBM PVCC SCSW AMMY AMBC AGAS FGEB PMMP PFAP PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 999 W MAIN ST, STE 1400 BOISE, ID 837016/9/2021 3:32:52 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-155A LEVEL 3, 4 AND 7 - PLANTING PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENA OPPORTUNITY FUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - PLANTING PLAN - CZC 1/16" = 1'-0"2 LEVEL 4 - PLANTING PLAN - CZC SOUTH EAST 1/16" = 1'-0"5 LEVEL 7 - PLANTING PLAN - EAST 1/16" = 1'-0"4 LEVEL 7 - PLANTING PLAN - WEST 1/16" = 1'-0"3 LEVEL 4 - PLANTING PLAN - CZC NORTH EAST PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' LEVEL 3,4,7 - SHRUB AND TALL GRASSES LEGEND TAG BOTANICAL NAME COMMON NAME AMBC ARONIA MELANOCARPA BLACK CHOKEBERRY CAFR CALAMAGROSTIS X ACUTIFLORA 'KARL FOESRSTER' FOERSTER'S FEATHER REED GRASS PBBM PHILADELPHUS 'BLIZZARD'BLIZZARD MOCKORANGE PMMP PINUS MUGO VAR. PUMILO DWARF MUGO PINE PFAP POTENTILLA FRUTICOSA 'ABBOTSWOOD'ABBOTSWOOD POTENTILLA SCSW SALIX CANDIDA SAGELEAF WILLOW LEVEL 3 AND 4 - TREE LEGEND TAG BOTANICAL NAME COMMON NAME AGAS AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY PVCC PRUNUS VIRGINIANA 'CANADA RED'CANADA RED CHOKECHERRY LEVEL 3 AND 4 - GRASSES, PERENNIALS, AND GROUNDCOVERS LEGEND TAG BOTANICAL NAME COMMON NAME AMMY ACHILLEA 'MOONBEAM'MOONBEAM YARROW FSSB FESTUCA 'SISKIYOU BLUE'SISKIYOU BLUE FESCUE FGEB FESTUCA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE LSSL LUPINUS SERICEUS SILKY LUPINE PP MW DS DS VA VAVA VA VA VA VA VA VA VA VA VA VA VA VA PP MW 28'-0" TYP 6'-0"8'-0"14'-10"TYP 8'-0"TYP4'-0"CP PP MW VA UP MW PP CP MW PP CP FD FC OG TG FA FS FF DS FH DS PP PP PP 7'-0"14'-0"35'-4"14'-0"30'-7"12'-6"14'-0"14'-9"20'-7"VA TYP 8'-0"TYP12'-0" MINTYP 8'-0" TYP 4'-0"TYP4'-0"16'-11"10'-0" TYP 12'-0" FF FA FB FF FA FF FA DS VA PP6'-4"TYP8'-0"TYP4'-0" MIN28'-3"20'-8"15'-0"19'-6"38'-4"34'-10"23'-3" LAYOUT AND MATERIALS LEGENDTAGVISUALDESCRIPTIONMWUP VA DS CP METAL PLANTER EDGE2'X4' CONCRETE PEDESTAL PAVING ON STRUCTURE PLANTING AREA DECKING 2'X2' PEDESTAL PAVERS1'X2' CONCRETE PEDESTAL PAVING ON STRUCTUREPP ADRIONDACK CHAIR HAMMOCK FIRE PIT SECTIONAL SOFA DINING TABLE AND CHAIRS CAFE TABLE AND CHAIRS SIDE TABLE FA FH FC FD FS FF FB WOOD PRIVACY FENCEFP DP 1'X2' PORCELAIN PAVERS FIRE PIT -ROUNDFR MODULAR METAL PLANTERMP OUTDOOR GRILL AND TABLEOGTYP4'-0"TYP 8'-0"7'-4"21'-0" TYP 6'-0"28'-0"50'-2" 33'-5"11'-9"31'-10"28'-4"33'-4"20'-7"VA VA VA VA VA VA VA VA VA VA VA VAVA VA VA PP PP UP MW MW FS OG FD FA FA FF FC FC PP PP FPFP FP FP PP PP PP CPTYP12'-0"8'-0"2'-0"FAFRFCMPVAFSDP4'-0"31'-11"10'-10"12'-2"32'-0"FAFRFSMPVAFCDP4'-0"2'-0"PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 6/9/2021 3:32:28 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-112A LANDSCAPE PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENAOPPORTUNITYFUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - LAYOUT AND MATERIALS PLAN - WEST 1/16" = 1'-0"2 LEVEL 4 - LAYOUT AND MATERIALS PLAN - SOUTH EAST 1/16" = 1'-0"3 LEVEL 4 - LAYOUT AND MATERIAL PLAN - NORTH EAST 1/16" = 1'-0"5 LEVEL 7 LAYOUT AND MATERIALS PLAN EAST 1/16" = 1'-0"4 LEVEL 7 - LAYOUT AND MATERIALS PLAN WEST 6' TALL WOOD PRIVACY FENCE PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PP MW DS DS VA VAVA VA VA VA VA VA VA VA VA VA VA VA VA PP MW 28'-0" TYP 6'-0"8'-0"14'-10"TYP 8'-0"TYP4'-0"CP PP MW VA UP MW PP CP MW PP CP FD FC OG TG FA FS FF DS FH DS PP PP PP 7'-0"14'-0"35'-4"14'-0"30'-7"12'-6"14'-0"14'-9"20'-7"VA TYP 8'-0"TYP12'-0" MINTYP 8'-0" TYP 4'-0"TYP4'-0"16'-11"10'-0" TYP 12'-0" FF FA FB FF FA FF FA DS VA PP6'-4"TYP8'-0"TYP4'-0" MIN28'-3"20'-8"15'-0"19'-6"38'-4"34'-10"23'-3" LAYOUT AND MATERIALS LEGEND TAG VISUAL DESCRIPTION MW UP VA DS CP METAL PLANTER EDGE 2'X4' CONCRETE PEDESTAL PAVING ON STRUCTURE PLANTING AREA DECKING 2'X2' PEDESTAL PAVERS 1'X2' CONCRETE PEDESTAL PAVING ON STRUCTUREPP ADRIONDACK CHAIR HAMMOCK FIRE PIT SECTIONAL SOFA DINING TABLE AND CHAIRS CAFE TABLE AND CHAIRS SIDE TABLE FA FH FC FD FS FF FB WOOD PRIVACY FENCEFP DP 1'X2' PORCELAIN PAVERS FIRE PIT -ROUNDFR MODULAR METAL PLANTERMP OUTDOOR GRILL AND TABLEOGTYP4'-0"TYP 8'-0"7'-4"21'-0" TYP 6'-0"28'-0"50'-2" 33'-5"11'-9"31'-10"28'-4"33'-4"20'-7"VA VA VA VA VA VA VA VA VA VA VA VAVA VA VA PP PP UP MW MW FS OG FD FA FA FF FC FC PP PP FPFP FP FP PP PP PP CPTYP12'-0"8'-0"2'-0"FA FR FC MP VA FS DP 4'-0"31'-11"10'-10"12'-2"32'-0" FA FR FS MP VA FC DP 4'-0"2'-0"PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTION FOR REFERENCE ONLY 6/9/2021 3:32:28 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-112A LANDSCAPE PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENAOPPORTUNITYFUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - LAYOUT AND MATERIALS PLAN - WEST 1/16" = 1'-0"2 LEVEL 4 - LAYOUT AND MATERIALS PLAN - SOUTH EAST 1/16" = 1'-0"3 LEVEL 4 - LAYOUT AND MATERIAL PLAN - NORTH EAST 1/16" = 1'-0"5 LEVEL 7 LAYOUT AND MATERIALS PLAN EAST 1/16" = 1'-0"4 LEVEL 7 - LAYOUT AND MATERIALS PLAN WEST 6' TALL WOOD PRIVACY FENCE PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' AGAS PFAP PMMP FGEB FSSB SCSW LSSL PVCC AMMY PMMP FGEB AGAS SCSW FSSB PVCC CAFR CAFR FSSB LSSL PBBM PVCC SCSW AMMY AMBC AGAS FGEB PMMP PFAP PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 999 W MAIN ST, STE 1400 BOISE, ID 837016/9/2021 3:32:52 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-155A LEVEL 3, 4 AND 7 -PLANTING PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENA OPPORTUNITY FUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - PLANTING PLAN - CZC 1/16" = 1'-0"2 LEVEL 4 - PLANTING PLAN - CZC SOUTH EAST 1/16" = 1'-0"5 LEVEL 7 - PLANTING PLAN - EAST 1/16" = 1'-0"4 LEVEL 7 - PLANTING PLAN - WEST 1/16" = 1'-0"3 LEVEL 4 - PLANTING PLAN - CZC NORTH EAST PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' LEVEL 3,4,7 - SHRUB AND TALL GRASSES LEGEND TAG BOTANICAL NAME COMMON NAME AMBC ARONIA MELANOCARPA BLACK CHOKEBERRY CAFR CALAMAGROSTIS X ACUTIFLORA 'KARL FOESRSTER' FOERSTER'S FEATHER REED GRASS PBBM PHILADELPHUS 'BLIZZARD'BLIZZARD MOCKORANGE PMMP PINUS MUGO VAR. PUMILO DWARF MUGO PINE PFAP POTENTILLA FRUTICOSA 'ABBOTSWOOD'ABBOTSWOOD POTENTILLA SCSW SALIX CANDIDA SAGELEAF WILLOW LEVEL 3 AND 4 - TREE LEGEND TAG BOTANICAL NAME COMMON NAME AGAS AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY PVCC PRUNUS VIRGINIANA 'CANADA RED'CANADA RED CHOKECHERRY LEVEL 3 AND 4 - GRASSES, PERENNIALS, AND GROUNDCOVERS LEGEND TAG BOTANICAL NAME COMMON NAME AMMY ACHILLEA 'MOONBEAM'MOONBEAM YARROW FSSB FESTUCA 'SISKIYOU BLUE'SISKIYOU BLUE FESCUE FGEB FESTUCA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE LSSL LUPINUS SERICEUS SILKY LUPINE AGAS PFAP PMMP FGEB FSSB SCSW LSSL PVCC AMMY PMMP FGEB AGAS SCSW FSSB PVCC CAFR CAFR FSSB LSSL PBBM PVCC SCSW AMMY AMBC AGAS FGEB PMMP PFAP PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTION FOR REFERENCE ONLY 999 W MAIN ST, STE 1400 BOISE, ID 837016/9/2021 3:32:52 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-155A LEVEL 3, 4 AND 7 - PLANTING PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENA OPPORTUNITY FUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - PLANTING PLAN - CZC 1/16" = 1'-0"2 LEVEL 4 - PLANTING PLAN - CZC SOUTH EAST 1/16" = 1'-0"5 LEVEL 7 - PLANTING PLAN - EAST 1/16" = 1'-0"4 LEVEL 7 - PLANTING PLAN - WEST 1/16" = 1'-0"3 LEVEL 4 - PLANTING PLAN - CZC NORTH EAST PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' LEVEL 3,4,7 - SHRUB AND TALL GRASSES LEGEND TAG BOTANICAL NAME COMMON NAME AMBC ARONIA MELANOCARPA BLACK CHOKEBERRY CAFR CALAMAGROSTIS X ACUTIFLORA 'KARL FOESRSTER' FOERSTER'S FEATHER REED GRASS PBBM PHILADELPHUS 'BLIZZARD'BLIZZARD MOCKORANGE PMMP PINUS MUGO VAR. PUMILO DWARF MUGO PINE PFAP POTENTILLA FRUTICOSA 'ABBOTSWOOD'ABBOTSWOOD POTENTILLA SCSW SALIX CANDIDA SAGELEAF WILLOW LEVEL 3 AND 4 - TREE LEGEND TAG BOTANICAL NAME COMMON NAME AGAS AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY PVCC PRUNUS VIRGINIANA 'CANADA RED'CANADA RED CHOKECHERRY LEVEL 3 AND 4 - GRASSES, PERENNIALS, AND GROUNDCOVERS LEGEND TAG BOTANICAL NAME COMMON NAME AMMY ACHILLEA 'MOONBEAM'MOONBEAM YARROW FSSB FESTUCA 'SISKIYOU BLUE'SISKIYOU BLUE FESCUE FGEB FESTUCA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE LSSL LUPINUS SERICEUS SILKY LUPINE PP MW DS DS VA VAVA VA VA VA VA VA VA VA VA VA VA VA VA PP MW 28'-0" TYP 6'-0"8'-0"14'-10"TYP 8'-0"TYP4'-0"CP PP MW VA UP MW PP CP MW PP CP FD FC OG TG FA FS FF DS FH DS PP PP PP 7'-0"14'-0"35'-4"14'-0"30'-7"12'-6"14'-0"14'-9"20'-7"VA TYP 8'-0"TYP12'-0" MINTYP 8'-0" TYP 4'-0"TYP4'-0"16'-11"10'-0" TYP 12'-0" FF FA FB FF FA FF FA DS VA PP6'-4"TYP8'-0"TYP4'-0" MIN28'-3"20'-8"15'-0"19'-6"38'-4"34'-10"23'-3" LAYOUT AND MATERIALS LEGENDTAGVISUALDESCRIPTIONMWUP VA DS CP METAL PLANTER EDGE2'X4' CONCRETE PEDESTAL PAVING ON STRUCTURE PLANTING AREA DECKING 2'X2' PEDESTAL PAVERS1'X2' CONCRETE PEDESTAL PAVING ON STRUCTUREPP ADRIONDACK CHAIR HAMMOCK FIRE PIT SECTIONAL SOFA DINING TABLE AND CHAIRS CAFE TABLE AND CHAIRS SIDE TABLE FA FH FC FD FS FF FB WOOD PRIVACY FENCEFP DP 1'X2' PORCELAIN PAVERS FIRE PIT -ROUNDFR MODULAR METAL PLANTERMP OUTDOOR GRILL AND TABLEOGTYP4'-0"TYP 8'-0"7'-4"21'-0" TYP 6'-0"28'-0"50'-2" 33'-5"11'-9"31'-10"28'-4"33'-4"20'-7"VA VA VA VA VA VA VA VA VA VA VA VAVA VA VA PP PP UP MW MW FS OG FD FA FA FF FC FC PP PP FPFP FP FP PP PP PP CPTYP12'-0"8'-0"2'-0"FAFRFCMPVAFSDP4'-0"31'-11"10'-10"12'-2"32'-0"FAFRFSMPVAFCDP4'-0"2'-0"PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 6/9/2021 3:32:28 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-112A LANDSCAPE PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENAOPPORTUNITYFUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - LAYOUT AND MATERIALS PLAN - WEST 1/16" = 1'-0"2 LEVEL 4 - LAYOUT AND MATERIALS PLAN - SOUTH EAST 1/16" = 1'-0"3 LEVEL 4 - LAYOUT AND MATERIAL PLAN - NORTH EAST 1/16" = 1'-0"5 LEVEL 7 LAYOUT AND MATERIALS PLAN EAST 1/16" = 1'-0"4 LEVEL 7 - LAYOUT AND MATERIALS PLAN WEST 6' TALL WOOD PRIVACY FENCE PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' AGAS PFAP PMMP FGEB FSSB SCSW LSSL PVCC AMMY PMMP FGEB AGAS SCSW FSSB PVCC CAFR CAFR FSSB LSSL PBBM PVCC SCSW AMMY AMBC AGAS FGEB PMMP PFAP PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 999 W MAIN ST, STE 1400 BOISE, ID 837016/9/2021 3:32:52 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-155A LEVEL 3, 4 AND 7 - PLANTING PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENA OPPORTUNITY FUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - PLANTING PLAN - CZC 1/16" = 1'-0"2 LEVEL 4 - PLANTING PLAN - CZC SOUTH EAST 1/16" = 1'-0"5 LEVEL 7 - PLANTING PLAN - EAST 1/16" = 1'-0"4 LEVEL 7 - PLANTING PLAN - WEST 1/16" = 1'-0"3 LEVEL 4 - PLANTING PLAN - CZC NORTH EAST PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' LEVEL 3,4,7 - SHRUB AND TALL GRASSES LEGEND TAG BOTANICAL NAME COMMON NAME AMBC ARONIA MELANOCARPA BLACK CHOKEBERRY CAFR CALAMAGROSTIS X ACUTIFLORA 'KARL FOESRSTER' FOERSTER'S FEATHER REED GRASS PBBM PHILADELPHUS 'BLIZZARD'BLIZZARD MOCKORANGE PMMP PINUS MUGO VAR. PUMILO DWARF MUGO PINE PFAP POTENTILLA FRUTICOSA 'ABBOTSWOOD'ABBOTSWOOD POTENTILLA SCSW SALIX CANDIDA SAGELEAF WILLOW LEVEL 3 AND 4 - TREE LEGEND TAG BOTANICAL NAME COMMON NAME AGAS AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY PVCC PRUNUS VIRGINIANA 'CANADA RED'CANADA RED CHOKECHERRY LEVEL 3 AND 4 - GRASSES, PERENNIALS, AND GROUNDCOVERS LEGEND TAG BOTANICAL NAME COMMON NAME AMMY ACHILLEA 'MOONBEAM'MOONBEAM YARROW FSSB FESTUCA 'SISKIYOU BLUE'SISKIYOU BLUE FESCUE FGEB FESTUCA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE LSSL LUPINUS SERICEUS SILKY LUPINE PP MW DS DS VA VAVA VA VA VA VA VA VA VA VA VA VA VA VA PP MW 28'-0" TYP 6'-0"8'-0"14'-10"TYP 8'-0"TYP4'-0"CP PP MW VA UP MW PP CP MW PP CP FD FC OG TG FA FS FF DS FH DS PP PP PP 7'-0"14'-0"35'-4"14'-0"30'-7"12'-6"14'-0"14'-9"20'-7"VA TYP 8'-0"TYP12'-0" MINTYP 8'-0" TYP 4'-0"TYP4'-0"16'-11"10'-0" TYP 12'-0" FF FA FB FF FA FF FA DS VA PP6'-4"TYP8'-0"TYP4'-0" MIN28'-3"20'-8"15'-0"19'-6"38'-4"34'-10"23'-3" LAYOUT AND MATERIALS LEGEND TAG VISUAL DESCRIPTION MW UP VA DS CP METAL PLANTER EDGE 2'X4' CONCRETE PEDESTAL PAVING ON STRUCTURE PLANTING AREA DECKING 2'X2' PEDESTAL PAVERS 1'X2' CONCRETE PEDESTAL PAVING ON STRUCTUREPP ADRIONDACK CHAIR HAMMOCK FIRE PIT SECTIONAL SOFA DINING TABLE AND CHAIRS CAFE TABLE AND CHAIRS SIDE TABLE FA FH FC FD FS FF FB WOOD PRIVACY FENCEFP DP 1'X2' PORCELAIN PAVERS FIRE PIT -ROUNDFR MODULAR METAL PLANTERMP OUTDOOR GRILL AND TABLEOGTYP4'-0"TYP 8'-0"7'-4"21'-0" TYP 6'-0"28'-0"50'-2" 33'-5"11'-9"31'-10"28'-4"33'-4"20'-7"VA VA VA VA VA VA VA VA VA VA VA VAVA VA VA PP PP UP MW MW FS OG FD FA FA FF FC FC PP PP FPFP FP FP PP PP PP CPTYP12'-0"8'-0"2'-0"FA FR FC MP VA FS DP 4'-0"31'-11"10'-10"12'-2"32'-0" FA FR FS MP VA FC DP 4'-0"2'-0"PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 6/9/2021 3:32:28 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-112A LANDSCAPE PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENAOPPORTUNITYFUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - LAYOUT AND MATERIALS PLAN - WEST 1/16" = 1'-0"2 LEVEL 4 - LAYOUT AND MATERIALS PLAN - SOUTH EAST 1/16" = 1'-0"3 LEVEL 4 - LAYOUT AND MATERIAL PLAN - NORTH EAST 1/16" = 1'-0"5 LEVEL 7 LAYOUT AND MATERIALS PLAN EAST 1/16" = 1'-0"4 LEVEL 7 - LAYOUT AND MATERIALS PLAN WEST 6' TALL WOOD PRIVACY FENCE PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' AGAS PFAP PMMP FGEB FSSB SCSW LSSL PVCC AMMY PMMP FGEB AGAS SCSW FSSB PVCC CAFR CAFR FSSB LSSL PBBM PVCC SCSW AMMY AMBC AGAS FGEB PMMP PFAP PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTIONFOR REFERENCE ONLY 999 W MAIN ST, STE 1400 BOISE, ID 837016/9/2021 3:32:52 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-155A LEVEL 3, 4 AND 7 -PLANTING PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENA OPPORTUNITY FUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - PLANTING PLAN - CZC 1/16" = 1'-0"2 LEVEL 4 - PLANTING PLAN - CZC SOUTH EAST 1/16" = 1'-0"5 LEVEL 7 - PLANTING PLAN - EAST 1/16" = 1'-0"4 LEVEL 7 - PLANTING PLAN - WEST 1/16" = 1'-0"3 LEVEL 4 - PLANTING PLAN - CZC NORTH EAST PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' LEVEL 3,4,7 - SHRUB AND TALL GRASSES LEGEND TAG BOTANICAL NAME COMMON NAME AMBC ARONIA MELANOCARPA BLACK CHOKEBERRY CAFR CALAMAGROSTIS X ACUTIFLORA 'KARL FOESRSTER' FOERSTER'S FEATHER REED GRASS PBBM PHILADELPHUS 'BLIZZARD'BLIZZARD MOCKORANGE PMMP PINUS MUGO VAR. PUMILO DWARF MUGO PINE PFAP POTENTILLA FRUTICOSA 'ABBOTSWOOD'ABBOTSWOOD POTENTILLA SCSW SALIX CANDIDA SAGELEAF WILLOW LEVEL 3 AND 4 - TREE LEGEND TAG BOTANICAL NAME COMMON NAME AGAS AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY PVCC PRUNUS VIRGINIANA 'CANADA RED'CANADA RED CHOKECHERRY LEVEL 3 AND 4 - GRASSES, PERENNIALS, AND GROUNDCOVERS LEGEND TAG BOTANICAL NAME COMMON NAME AMMY ACHILLEA 'MOONBEAM'MOONBEAM YARROW FSSB FESTUCA 'SISKIYOU BLUE'SISKIYOU BLUE FESCUE FGEB FESTUCA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE LSSL LUPINUS SERICEUS SILKY LUPINE PP MW DS DS VA VAVA VA VA VA VA VA VA VA VA VA VA VA VA PP MW 28'-0" TYP 6'-0"8'-0"14'-10"TYP 8'-0"TYP4'-0"CP PP MW VA UP MW PP CP MW PP CP FD FC OG TG FA FS FF DS FH DS PP PP PP 7'-0"14'-0"35'-4"14'-0"30'-7"12'-6"14'-0"14'-9"20'-7"VA TYP 8'-0"TYP12'-0" MINTYP 8'-0" TYP 4'-0"TYP4'-0"16'-11"10'-0" TYP 12'-0" FF FA FB FF FA FF FA DS VA PP6'-4"TYP8'-0"TYP4'-0" MIN28'-3"20'-8"15'-0"19'-6"38'-4"34'-10"23'-3" LAYOUT AND MATERIALS LEGEND TAG VISUAL DESCRIPTION MW UP VA DS CP METAL PLANTER EDGE 2'X4' CONCRETE PEDESTAL PAVING ON STRUCTURE PLANTING AREA DECKING 2'X2' PEDESTAL PAVERS 1'X2' CONCRETE PEDESTAL PAVING ON STRUCTUREPP ADRIONDACK CHAIR HAMMOCK FIRE PIT SECTIONAL SOFA DINING TABLE AND CHAIRS CAFE TABLE AND CHAIRS SIDE TABLE FA FH FC FD FS FF FB WOOD PRIVACY FENCEFP DP 1'X2' PORCELAIN PAVERS FIRE PIT -ROUNDFR MODULAR METAL PLANTERMP OUTDOOR GRILL AND TABLEOGTYP4'-0"TYP 8'-0"7'-4"21'-0" TYP 6'-0"28'-0"50'-2" 33'-5"11'-9"31'-10"28'-4"33'-4"20'-7"VA VA VA VA VA VA VA VA VA VA VA VAVA VA VA PP PP UP MW MW FS OG FD FA FA FF FC FC PP PP FPFP FP FP PP PP PP CPTYP12'-0"8'-0"2'-0"FA FR FC MP VA FS DP 4'-0"31'-11"10'-10"12'-2"32'-0" FA FR FS MP VA FC DP 4'-0"2'-0"PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTION FOR REFERENCE ONLY 6/9/2021 3:32:28 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-112A LANDSCAPE PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENAOPPORTUNITYFUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - LAYOUT AND MATERIALS PLAN - WEST 1/16" = 1'-0"2 LEVEL 4 - LAYOUT AND MATERIALS PLAN - SOUTH EAST 1/16" = 1'-0"3 LEVEL 4 - LAYOUT AND MATERIAL PLAN - NORTH EAST 1/16" = 1'-0"5 LEVEL 7 LAYOUT AND MATERIALS PLAN EAST 1/16" = 1'-0"4 LEVEL 7 - LAYOUT AND MATERIALS PLAN WEST 6' TALL WOOD PRIVACY FENCE PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' AGAS PFAP PMMP FGEB FSSB SCSW LSSL PVCC AMMY PMMP FGEB AGAS SCSW FSSB PVCC CAFR CAFR FSSB LSSL PBBM PVCC SCSW AMMY AMBC AGAS FGEB PMMP PFAP PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTION FOR REFERENCE ONLY 999 W MAIN ST, STE 1400 BOISE, ID 837016/9/2021 3:32:52 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-155A LEVEL 3, 4 AND 7 - PLANTING PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENA OPPORTUNITY FUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - PLANTING PLAN - CZC 1/16" = 1'-0"2 LEVEL 4 - PLANTING PLAN - CZC SOUTH EAST 1/16" = 1'-0"5 LEVEL 7 - PLANTING PLAN - EAST 1/16" = 1'-0"4 LEVEL 7 - PLANTING PLAN - WEST 1/16" = 1'-0"3 LEVEL 4 - PLANTING PLAN - CZC NORTH EAST PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' LEVEL 3,4,7 - SHRUB AND TALL GRASSES LEGEND TAG BOTANICAL NAME COMMON NAME AMBC ARONIA MELANOCARPA BLACK CHOKEBERRY CAFR CALAMAGROSTIS X ACUTIFLORA 'KARL FOESRSTER' FOERSTER'S FEATHER REED GRASS PBBM PHILADELPHUS 'BLIZZARD'BLIZZARD MOCKORANGE PMMP PINUS MUGO VAR. PUMILO DWARF MUGO PINE PFAP POTENTILLA FRUTICOSA 'ABBOTSWOOD'ABBOTSWOOD POTENTILLA SCSW SALIX CANDIDA SAGELEAF WILLOW LEVEL 3 AND 4 - TREE LEGEND TAG BOTANICAL NAME COMMON NAME AGAS AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' AUTUMN BRILLIANCE SERVICEBERRY PVCC PRUNUS VIRGINIANA 'CANADA RED'CANADA RED CHOKECHERRY LEVEL 3 AND 4 - GRASSES, PERENNIALS, AND GROUNDCOVERS LEGEND TAG BOTANICAL NAME COMMON NAME AMMY ACHILLEA 'MOONBEAM'MOONBEAM YARROW FSSB FESTUCA 'SISKIYOU BLUE'SISKIYOU BLUE FESCUE FGEB FESTUCA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE LSSL LUPINUS SERICEUS SILKY LUPINE PP MW DS DS VA VAVA VA VA VA VA VA VA VA VA VA VA VA VA PP MW 28'-0" TYP 6'-0"8'-0"14'-10"TYP 8'-0"TYP4'-0"CP PP MW VA UP MW PP CP MW PP CP FD FC OG TG FA FS FF DS FH DS PP PP PP 7'-0"14'-0"35'-4"14'-0"30'-7"12'-6"14'-0"14'-9"20'-7"VA TYP 8'-0"TYP12'-0" MINTYP 8'-0" TYP 4'-0"TYP4'-0"16'-11"10'-0" TYP 12'-0" FF FA FB FF FA FF FA DS VA PP6'-4"TYP8'-0"TYP4'-0" MIN28'-3"20'-8"15'-0"19'-6"38'-4"34'-10"23'-3" LAYOUT AND MATERIALS LEGEND TAG VISUAL DESCRIPTION MW UP VA DS CP METAL PLANTER EDGE 2'X4' CONCRETE PEDESTAL PAVING ON STRUCTURE PLANTING AREA DECKING 2'X2' PEDESTAL PAVERS 1'X2' CONCRETE PEDESTAL PAVING ON STRUCTUREPP ADRIONDACK CHAIR HAMMOCK FIRE PIT SECTIONAL SOFA DINING TABLE AND CHAIRS CAFE TABLE AND CHAIRS SIDE TABLE FA FH FC FD FS FF FB WOOD PRIVACY FENCEFP DP 1'X2' PORCELAIN PAVERS FIRE PIT -ROUNDFR MODULAR METAL PLANTERMP OUTDOOR GRILL AND TABLEOGTYP4'-0"TYP 8'-0"7'-4"21'-0" TYP 6'-0"28'-0"50'-2" 33'-5"11'-9"31'-10"28'-4"33'-4"20'-7"VA VA VA VA VA VA VA VA VA VA VA VAVA VA VA PP PP UP MW MW FS OG FD FA FA FF FC FC PP PP FPFP FP FP PP PP PP CPTYP12'-0"8'-0"2'-0"FA FR FC MP VA FS DP 4'-0"31'-11"10'-10"12'-2"32'-0" FA FR FS MP VA FC DP 4'-0"2'-0"PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTION FOR REFERENCE ONLY 6/9/2021 3:32:28 PMBIM 360://UNION 93/Union 93_L_R20.rvtL-112A LANDSCAPE PLAN Author Designer 2020028.01 CheckerUNION 93BROADWAY AND 3RDMERIDIAN, IDGALENAOPPORTUNITYFUNDDATENO.DESCRIPTION1/16" = 1'-0"1 LEVEL 3 - LAYOUT AND MATERIALS PLAN - WEST 1/16" = 1'-0"2 LEVEL 4 - LAYOUT AND MATERIALS PLAN - SOUTH EAST 1/16" = 1'-0"3 LEVEL 4 - LAYOUT AND MATERIAL PLAN - NORTH EAST 1/16" = 1'-0"5 LEVEL 7 LAYOUT AND MATERIALS PLAN EAST 1/16" = 1'-0"4 LEVEL 7 - LAYOUT AND MATERIALS PLAN WEST 6' TALL WOOD PRIVACY FENCE PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLANNORTH 0'8'16'32' PLAN NORTH 0'8'16'32' PLAN NORTH 0'8'16'32' 2Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS Planting Plan: West Building Courtyard Planting Layout & Materials Plan: West Building Courtyard Planting Plan: East Building North Courtyard Planting Layout & Materials Plan: East Building North Courtyard Planting Plan: East Building South Courtyard Planting Layout & Materials Plan: East Building South Courtyard Planting Plan: West Building Rooftop Planting Layout & Materials Plan: West Building Rooftop Planting Plan: East Building Rooftop Planting Layout & Materials Plan: East Building Rooftop 7. Please submit additional details regarding the proposed landscaping for the rooftop patios, including layouts, proposed finishes, site amenities, and plant types. RESPONSE Additional details including materials, finishes, site amenities, and planting are provided in the revised submittal. See detail sheets L-112A & L-155A. 3Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 0’30’60’ RENDERED SITE PLAN SCALE: 1” = 60’ 1 1 2 2 3 3 3 4 4 5 5 6 7 8 9 9 9 9 11 10 10 13 13 13 15 14 14 15 14 12 12 12 6 7 8 9 10 11 12 13 14 15N Main StE Broadway Ave E 3rd StWEST BUILDING EAST BUILDING Fire Lane Trash Access Garage Entry Property Line Property Line Garage Entry Sculptural Element Garage Entry Public Plaza Flexible Lawn Retail Spill-out Raised Metal Planter Planting Specimen Tree Asphalt Rail-with-Trail Path Synthetic Turf Pet Area Synthetic Turf Play Area Pervious Pavers Gathering Area Pervious Pavers Trail E Broadway Ave Right-of-Way per City of Meridian Standards Pedestal-Set Paver Unit Patio Decking Gathering Space Raised Metal Planter Amenity Spill-out Decking Area 4Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 7. Please submit additional details regarding the proposed landscaping for the rooftop patios, including layouts, proposed finishes, site amenities, and plant types. RESPONSE Additional details including materials, finishes, site amenities, and planting are provided in the revised submittal. See detail sheets L-112A & L-155A. Dwarf Mugo Pine Sageleaf Willow Silky Lupine Moonbeam Yarrow Blizzard Mock OrangeCanada Red Chokecherry Character: Regional High Desert Plant Community Black Chokeberry Siskiyou Blue Fescue 5Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 8. Please note a condition of conditional use permit H-2019- 0142 was that the east building shall incorporate additional architectural features to hold the corner( Broadway/ 3rd St. Intersection) and be a prominent focal point of the design. This does not appear to be met. RESPONSE The NMID Easement requires the building be set back from the corner of the site making it difficult to architecturally hold the corner. In order to achieve the goals of the conditional use permit, a prominent sculptural element at the corner of Broadway and 3rd Street will be provided on site. The sculptural elements will be inspired by cultural and environmental influences of the Site, City and Region. The goal will be for an expressive, interesting site element representing genius loci of the site and will be cohesive with the overall plan/design for the project. Initial ideas for the installation could focus on the history of the railroad, similar to the use of salvaged railroad tracks incorporated into the plaza pavement. Based on prior experience with both public and private art processes, the team will put together an Art Sub Committee, made of up representatives from the development team, design team and a representative from the City/MDC. A Narrative, outlining budget, overall art concept (tying back to culture, history of environment of Meridian) and timeline will be distributed to a short list of artists. The Art Sub Committee will then review, select and guide the selected artist through the process, through implementation. We propose the following 8 meetings that, as a member of the Committee, a representative from the City/MDC would attend and provide input: 1. Final review of artist short list and budget, narrative 2. Artist interviews 3. Artist Selection 4. Artist Concept Kick-Off 5. Review of Art Options 6. Final Art Approval 7. Art Shop Drawing Review and Budget Confirmation 8. Fabrication Site Visit/Review We anticipate the process to begin by September 1st, 2021 and last 4 months. View Looking Southwest at plaza with Sculpture Icon Public Art Example Public Art Example 6Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS East Building: East ElevationWest Building: West Elevation Facade with unique masonry base or fenestration = 205’ - 10” Facade with unique masonry base or fenestration = 199’ - 5” Facade with unique masonry base or fenestration = 143’ - 9” Facade with unique masonry base or fenestration = 144’ - 4” 143’ - 9” / 228’ - 10” = 62.8% > 30% required 144’ - 4” / 215’ - 6” = 67% > 30% required 205’ - 10” / 304’ - 3” = 67.7% > 30% required 199’ - 5” / 215’ - 3” = 92.6% > 30% required 228’ - 10” 215’ - 6” 304’ - 3” 215’ - 3” 123’ - 9” 124’ - 4” 18’ - 4”5’ 5’5’5’ 40’ - 9”37’ - 8”5’ 5’ 2’ 5’21’ - 0”5’5’5’5’ 194’ - 5” 5’68’ - 1” East Building: South Elevation East Building: Charcoal Brick VignetteWest Building: South Elevation 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. RESPONSE In addition to ground level fenestration (ground level storefront glazing, brick screens and other screening) brick building columns have been further articulated by a double row of soldier course which creates a distinction that highlights the base through a variation in texture. Ground Level Fenestration: Storefront Glazing Ground Level Fenestration: Brick Screen Soldier Course Detail at Building Base Ground Level Fenestration: Storefront Glazing Ground Level Fenestration: Brick Screen Ground Level Fenestration: Storefront Glazing Ground Level Fenestration: Brick Screen Soldier Course Detail at Building Base Soldier Course Detail at Building Base Soldier Course Detail at Building Base Transparent Brick Screening Overhead Canopies 2 rows of soldier course stacked typical at all brick columns Architectural Lighting Recessed Brick Lintel 7Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 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. RESPONSE The field colors shown at the building bases are repeated in the fiber cement coloring of the upper level facades. In this way each building volume is distinct and clearly articulated as a related volume while maintaining additional visual weight and material quality at the building base. Bases of Design: Coal Creek Brick, Norman, Running Bond Fiber Cement Panel: Charcoal Fiber Cement Panel: Terracotta Bases of Design: Creame White Brick, Norman, Running Bond Fiber Cement Panel: Cream Bases of Design: Chestnut Brick, Norman, Running Bond Coal Creek Brick & Charcoal Fiber Cement Panel Chestnut Brick & Terracotta Fiber Cement Panel Creame White Brick & Cream Fiber Cement Panel 8Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 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. RESPONSE South Facade: Since the initial CZC submittal, the South facades of both the East and West buildings have been revised for greater articulation at the building rooflines per the direction of the city. Modifications include: - Breaking the continuous parapet/roof line into 3 distinct parts that are emphasized through material selection and building modulation. - The addition of angeled roof lines to better emphasize the project corners - Dark metal coping that projects 12” min from the vertical project wall and spans the recessed portions of the facade for greater distinction. Eastern Elevation of the East building: At the SE corner the increased elevation and the revised articulation (12” dark metal) described above continues around the corner to distinguish the parapet at the South end of the East facade. A significant parapet break accommodates an east facing residential courtyard. At the North end of the East facade a thickened horizontal band as well as a modulated parapet line helps to distinguish the parapet at this end of the project. ` South Roof Form Diagram South Facade Section Diagram Parapet Articulation: Southern Facing Facades West Building: South Facade 12” overhang 12” overhang East Building: South Facade East Building: East Facade Parapet Cap emphasizes corner 4’4’ 4’4’ West Building: Residnetial Lobby East Building: Residnetial Lobby Residnetial Amenity: Fitness Residential Dog Park Children’s Play Area Through Block Connection Public Trail Combined South Elevation: East Building: East Elevation Courtyard Tree Canopy Weather Protection Planting Concrete Hanging Planter Garage Signage 9Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 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. RESPONSE The South Facades of the project work together to emphasize the through block connection which links the public trail along the rails to the large public plaza the north. This landscaped pathway provides direct access to the east and west residential building lobbies. Since initial Design Review submittal the South facing facades have been updated significantly to further emphasize building corners, the through block connection between the East and West buildings as well as the public facing residential amenity entrance in the west building that faces South. Buildings have been broken into 3 distinct portions, emphasized by distinct parapet expressions, modulation and materials. Corner massing is emphasized by a sloping roof forms that are visually articulated through dark contrasting metal coping that extends 12” proud of the building wall. At the West building the center portion of the building is recessed and breaks the masonry expression at the podium base in order to emphasize residential amenity entry. While the east building pulls tight to the public path, the west building volume pushes north indicating site entry and allowing for continuity of interior and exterior amenity. The additional exterior space includes a children’s play area and a dog park for residential use storefront with active amenity uses are distinguished with canopies, lighting and additional texture and relief provided through brick detailing. At the south portion of the east elevation the focal point is the residential courtyard which is connected to the pedestrian experience by hanging planters that form a canopy. Similar to the north facade, building materials change here to reinforce the additional green space and canopy and to acknowledge the connection of private amenity to the public realm. This expression also helps mark the public garage entry which will be further explained through signage. The sloping roof form and articulated metal coping wraps the SE corner for consistency and enhances the roof line at this important corner. 10Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 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. RESPONSE Please see diagrams on page 9 and 10 that explain how these requirements are met. East Building: South Elevation East Building: South Elevation Vignette West Building: Brick Screen Vignette West Building: Storefront Vignette Transparent Brick Screening Transparent Brick Screening Overhead Canopies Exterior Amenity Decorative Brick Base Decorative Brick Base Architectural Lighting Architectural Lighting Recessed Brick Lintel Recessed Brick Lintel West Building: South Elevation Transparent Brick Screening Recessed Brick LintelsArchitectural Lighting Decorative Brick BaseDecorative Brick Base Overhead Canopies Transparent Brick ScreeningRecessed Brick Lintels Architectural Lighting Transparent Brick Screening Decorative Brick Base Architectural Lighting Recessed Brick Lintel Screened by Vertical Metal Slats 11Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 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. RESPONSE Please see diagrams on page 10 and 11 that explain how these requirements are met. East Building: East ElevationEast Building: Chestnut Brick Vignette East Building: Charcoal Brick Vignette Transparent Brick Screening Transparent Brick Screening Overhead Canopies Decorative Brick Base Decorative Brick Base Architectural Lighting Architectural Lighting Recessed Brick Lintel Recessed Brick Lintel Transparent Brick Screening Architectural Lighting Decorative Brick Base Screened by Vertical Metal SlatsOverhead Canopies Recessed Brick Lintels 12Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 14. Your narrative suggests a request for design exceptions from 2.1A, 3.4A and 3.4C in regard to the length of rooflines. In regard to design exceptions, the ASM states “the City encourages innovative design and recognizes that there are many ways to meet the intent, goals and standards contained in the Manual. Therefore, in addition to the explicit innovative alternatives enabled within the Manual, the director will consider alternative design proposals through design standard exception requests.” One of the findings that must be made is “how the alternative means for compliance meet the intent and goals of the requested standard exemption, or how the alternative proposes to maintain a similar level of effort by exceeding other site and building standards.” Please explain how the southern elevations exceed other standards which would warrant staff support of a design exception. Provide design justification and/or proposed solutions including product specifications, data and cut sheets. RESPONSE Revised Southern Elevations that incorporate sloping roof lines and variation in parapet expressions no longer requires exemption from 2.4A and 3.4C. Explanation of how the alternative means for compliance to 2.1A meet the intent and goals of the requested standard exemption are explained on the following page. Relevant ASM sections are also cited on the following page for additional clarity. Perspective View Showing South Facade in Context Ground Level Site Plan Perspective View Showing South Facade in Context West Building: Residnetial Lobby East Building: Residnetial Lobby Residnetial Amenity: Fitness Residential Dog Park Children’s Play Area Through Block Connection Public Trail 2’ RecessE Broadway Ave Union Pacific Railroad E 3rd StRetail Retail East Lobby Leasing West Lobby Amenity 13Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 2.00 Intent Promote building designs that use appropriate architectural and pedestrian scales to establish compatible physical and visual relationships with adjacent and surrounding developments and reinforce a cohesive built environments. 2.10 Goal Development should consider the scale of surrounding buildings, including relationships to existing residential areas, as well as an appropriate height, mass, and form scaled for the built environment. Applies to facades of development along public roads, public spaces, and adjacent to residential areas. Building Scale The Building Scale group of standards are applicable to all non-residential and even some resi- dential development. See the “How to Use This Document” chapter for more information on applicability of standards . building scale, non-residential standards (bss) ID #Description Ref.CD TND IND Intent 2.00 Promote building designs that use appropriate architectural and pedestrian scales to establish compatible physical and visual relationships with adjacent and surrounding developments and reinforce a cohesive built environment. A ●●● Goal 2.10 Development should consider the scale of surrounding build- ings, including relationships to existing residential areas, as well as an appropriate height, mass, and form scaled for the built environment. Applies to façades of development along public roads, public spaces, and adjacent to residential areas. ●●● 2.1A Buildings with rooflines 50-feet in length or greater must incorporate roofline and parapet variations. Variations may include step-downs, step-backs, other modulation, or architectural features such as cornices, ledges, or columns, and must occur in total combination for at least 20% of the façade length. May be averaged over entire façade, but may not exceed 75-feet without a break. B ●●● 2.1B For buildings with façades longer than 200-feet, reduce mass- ing of buildings by grouping or incorporating smaller tenant spaces along the commercial façade, or by incorporating at least one significant modulation with depth at least 3% of the total façade length or 10-feet, and a width in combination at least 20% of the façade length. C ●●○ 2.1C Within Old Town, building designs must provide a building scale of two or more stories at least 25-feet in height along roadways. ○●○ 2.1D Within mixed use areas and for all developments along arterial roadways, buildings over 1,000 sqft must provide a minimum 20-foot building elevation to include average parapet height, ridge of a pitched roof, or tower/turret type elements at least 20% in total of overall façade width. ●●● »A variety of street, automotive, and pedestrian scale features are used to integrate this building into the surrounding environment. »The building parapet integrates a variety of step-downs, modulation, and material changes to create interest. »Fred Meyer grocery store integrates and modulates a variety of smaller complimentary uses into the building frontage. WWW.MERIDIANCITY.ORG/DESIGNREVIEW DISTRICTS: CD, IND DISTRICTS: CD, IND DISTRICTS: CD, IND A B C City of Meridian Architectural Standards Manual | Non-Residential StandardsCC-7 building ForM, non-residential standards (bFs) ID #Description Ref.CD TND IND Goal 3.40 Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of the buildings, without creating an imposing scale on adjacent uses. Applies to façades: in development along arterial roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. ●●● 3.4A For flat roofs, incorporate primary and secondary roof ele- ments including but not limited to: multiple material types along parapets, multiple parapet elevations with at least 1-foot change in elevation, or modulation of at least 2-feet in the parapet, such as along entryway overhangs. Qualifying elements must exist for at least 20% the length of applicable façades. May also incorporate secondary roof types, such as hip roofs along overhangs. J ●●● 3.4B For sloped roofs, incorporate at least two of any one roof element, including but not limited to: valleys, ridges, or gables. Qualifying elements in total must exist for at least 20% of applicable façade roof area and be visible from the same façade elevation. May also incorporate other roof styles, such as parapet walls over entryway features. K ●●● 3.4C Provide variation in roof profile over façade modulation and/ or articulation over façade material/color transitions. Options include, but are not limited to: varying parapet heights; two or more roof planes; continuation of façade modulation through roof lines; dormers; lookouts; overhang eaves; sloped roofs; or cornice work. L ●●○ »Varying parapet heights with a variety of materials and details are integral to a complete building design. »A variety of roof planes help to transition and integrate other materials, modulation, and reinforce points of interest. »Coinciding modulation with variation in the roof profile helps to articulate and correlate important elements of the building design, such building entries. WWW.MERIDIANCITY.ORG/DESIGNREVIEW DISTRICTS: CD, IND DISTRICTS: CD, IND DISTRICTS: CD, IND J K L City of Meridian Architectural Standards Manual | Non-Residential StandardsCC-16 building ForM, non-residential standards (bFs) ID #Description Ref.CD TND IND Goal 3.40 Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of the buildings, without creating an imposing scale on adjacent uses. Applies to façades: in development along arterial roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. ●●● 3.4A For flat roofs, incorporate primary and secondary roof ele- ments including but not limited to: multiple material types along parapets, multiple parapet elevations with at least 1-foot change in elevation, or modulation of at least 2-feet in the parapet, such as along entryway overhangs. Qualifying elements must exist for at least 20% the length of applicable façades. May also incorporate secondary roof types, such as hip roofs along overhangs. J ●●● 3.4B For sloped roofs, incorporate at least two of any one roof element, including but not limited to: valleys, ridges, or gables. Qualifying elements in total must exist for at least 20% of applicable façade roof area and be visible from the same façade elevation. May also incorporate other roof styles, such as parapet walls over entryway features. K ●●● 3.4C Provide variation in roof profile over façade modulation and/ or articulation over façade material/color transitions. Options include, but are not limited to: varying parapet heights; two or more roof planes; continuation of façade modulation through roof lines; dormers; lookouts; overhang eaves; sloped roofs; or cornice work. L ●●○ »Varying parapet heights with a variety of materials and details are integral to a complete building design. »A variety of roof planes help to transition and integrate other materials, modulation, and reinforce points of interest. »Coinciding modulation with variation in the roof profile helps to articulate and correlate important elements of the building design, such building entries. WWW.MERIDIANCITY.ORG/DESIGNREVIEW DISTRICTS: CD, IND DISTRICTS: CD, IND DISTRICTS: CD, IND J K L City of Meridian Architectural Standards Manual | Non-Residential StandardsCC-16 building ForM, non-residential standards (bFs) ID #Description Ref.CD TND IND Goal 3.40 Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of the buildings, without creating an imposing scale on adjacent uses. Applies to façades: in development along arterial roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. ●●● 3.4A For flat roofs, incorporate primary and secondary roof ele- ments including but not limited to: multiple material types along parapets, multiple parapet elevations with at least 1-foot change in elevation, or modulation of at least 2-feet in the parapet, such as along entryway overhangs. Qualifying elements must exist for at least 20% the length of applicable façades. May also incorporate secondary roof types, such as hip roofs along overhangs. J ●●● 3.4B For sloped roofs, incorporate at least two of any one roof element, including but not limited to: valleys, ridges, or gables. Qualifying elements in total must exist for at least 20% of applicable façade roof area and be visible from the same façade elevation. May also incorporate other roof styles, such as parapet walls over entryway features. K ●●● 3.4C Provide variation in roof profile over façade modulation and/ or articulation over façade material/color transitions. Options include, but are not limited to: varying parapet heights; two or more roof planes; continuation of façade modulation through roof lines; dormers; lookouts; overhang eaves; sloped roofs; or cornice work. L ●●○ »Varying parapet heights with a variety of materials and details are integral to a complete building design. »A variety of roof planes help to transition and integrate other materials, modulation, and reinforce points of interest. »Coinciding modulation with variation in the roof profile helps to articulate and correlate important elements of the building design, such building entries. WWW.MERIDIANCITY.ORG/DESIGNREVIEW DISTRICTS: CD, IND DISTRICTS: CD, IND DISTRICTS: CD, IND J K L City of Meridian Architectural Standards Manual | Non-Residential StandardsCC-16 3.00 Intent Promote building designs that articulate and define appropriate building forms with visual interest and enhance the character of the built environment. 3.40 Goal Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of the buildings, without creating an imposing scale on adjacent uses. Applies to façades: in development along arterial roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. 98’ 10”41’ 3”72’ 5”75’ ”37’ 10”99’ 6”2.1A RESPONSE While roof line variations embrace the spirit of the this guideline, the east roof line of the west building and the west roof line of the east building both exceed 75’ in length. However, these roof lines help to unify building massing at a scale that is appropriate for the overall scale of the south facades. The sloped roofs help to emphasize project corners while also helping to link upper levels of the building to the pedestrian realm. The 12” overhang creates an additional shadow line that helps to emphasize the building modulation and lends greater cohesion to the proposed massing. 14Union 93 | Meridian, ID | CZC Comments Response | 07.28.2021 UNION 93 | CZC COMMENTS 15. Please provide additional details on the building materials. For example, is the brick just veneer, or is it truly brick? How does it (and the concrete panels) provide visual relief, and will this be visible from a distance? The elevations should show/describe material integrations, to accent/provide details in key areas of focus/transition. Provide product specifications, data, cut sheets, and colors for, all proposed building exterior products. RESPONSE Please see annotated diagrams on this page for greater detail relative to materials, facade articulation and material transitions. Materials of Podium Levels Materials of Residential Levels Brick Screen Fiber Cement Panel: Light Recessed Brick Lintel and Screens Typ. Glass Rail Relief Recess Building Base: Double Soldier Course Fiber Cement Panel: Accent Color Dimensional Brick: Norman, Stack Bond Fiber Cement Panel: Parapet Detail Typical Residential Venting Brick Pilasters: Running Bond Bolt on Balcony with Perforated Railing Fiber Cement Panel: Terracotta Bases of Design: Chestnut Brick, Norman, Running Bond Chestnut Brick & Terracotta Fiber Cement Panel 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’ 15 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 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’ 16 COMBINED SOUTH 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: 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 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’ 17 EAST BUILDING NORTH ELEVATION SCALE: 1” = 40’ 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: 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’ 18 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’ 19 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: Charcoal Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Chestnut Brick: Chestnut 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’ 20 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 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’ 21 WEST BUILDING NORTH ELEVATION SCALE: 1” = 40’ 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” Louver 12” x 12” Louver Exhaust vents at residential units, TYP 18” x 12” Louver 20” x 12” Louver 12” x 12” Louver 22 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: CharcoalResidential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Fiber Cement Panel: Light Gray Brick: Creme White Brick: Creme White 0’20’40’ WEST BUILDING SOUTH ELEVATION SCALE: 1” = 40’ 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’ 23 WEST 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: Medium Gray Fiber Cement Panel: Charcoal Residential Windows: Black Vinyl Residential Windows: Black Vinyl Anodized Bronze Aluminum Storefront Brick: Creme White Brick: Creme White Fiber Cement Panel: Light Gray 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’ 24 WEST 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: Charcoal Fiber Cement Panel: Light Gray Residential Windows: Black Vinyl Fiber Cement Panel: Medium Gray Brick: Coal Creek Brick: Creme White Anodized Bronze Aluminum Storefront Residential Windows: Black Vinyl