ACHD Transmittal (A-2021-0096)Applicant name:MIKE CHIDESTER Phone:2088716844
Applicant address:999 W. MAIN STREET, SUITE 1400, BOISE, ID 83702 Email:mike@galenafund.com
Owner name:BILL TRUAX, EAST BROADWAY INVESTMENT COMPANY LLC Phone:Fax:
Owner address:
999 W. MAIN STREET, SUITE 1400, BOISE, ID
83642 Email:bill@galenafund.com
Administrative
Applicant Information
Type of Review Requested
File number:A-2021-0096
Assigned Planner:Alan Tiefenbach
Related Files:
Subject Property Information
Location/street address:614 N MAIN ST
Assessor's parcel number(s):S1107325610
Township, range, section:3N1E7
Agent name (e.g. architect, engineer, developer, representative):MIKE CHIDESTER
Firm name:Phone:2088716844 Fax:
Address:999 W. MAIN STREET, SUITE 1400 Email:mike@galenafund.com
Contact name:Phone:Fax:
Contact address:Email:
Project/Application Name:Union 93 East - DES, CZC
Description of Work:Union 93 - East Building (narrative included)
Project Description
Planning Division
ADMINISTRATIVE APPLICATION
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
1
APPLICATION TYPES
Alternative Compliance - ALT:UNCHECKED
Certificate of Zoning Compliance - CZC:CHECKED
Does project have prior approval?:Yes
Does your project contain new construction and/or modifications to an existing
building or the site?:
Yes
Design Review - DES:CHECKED
Private Street - PS:UNCHECKED
Vacation - VAC:UNCHECKED
ADDRESS VERIFICATION
Address Verification Permit Number:LDAV-2019-0667
TYPE OF USE PROPOSED
Residential:UNCHECKED
Office:UNCHECKED
Commercial:CHECKED
Employment:UNCHECKED
Industrial:UNCHECKED
Single-Family Detached:UNCHECKED
Single-Family Attached:UNCHECKED
Townhouse:UNCHECKED
Duplex:UNCHECKED
Multi-Family:CHECKED
Vertically Integrated:CHECKED
PUBLIC WORKS INFRASTRUCTURE
Does this project require the extension of public infrastructure?:Yes
AutoCAD Files and Public Utility plans will be submitted with:Building Permit Submittal
I agree to upload required checklist items for review:UNCHECKED
I acknowledge deferral of the required checklist items, may require additional
review time:
CHECKED
I agree to upload required checklist items with the building application:CHECKED
PROPERTY INFORMATION
General Location:SW Corner of Main & Broadway
Current Land Use:Vacant Land
Total Acreage:5.6
Prior Approvals (File Numbers):H-2019-0142
ZONING DISTRICT(S)
R-2:UNCHECKED
R-4:UNCHECKED
R-8:UNCHECKED
R-15:UNCHECKED
Application Information
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
3
R-40:UNCHECKED
C-N:UNCHECKED
C-C:UNCHECKED
C-G:UNCHECKED
L-O:UNCHECKED
M-E:UNCHECKED
H-E:UNCHECKED
I-L:UNCHECKED
I-H:UNCHECKED
O-T:CHECKED
TN-C:UNCHECKED
TN-R:UNCHECKED
County:UNCHECKED
PROJECT INFORMATION
Site Plan Date (MM/DD/YYYY):05/06/21
Landscape Plan Date (MM/DD/YYYY):05/06/21
Elevations Date (MM/DD/YYYY):05/06/21
Percentage of Site Devoted to Building:60%
Percentage of Site Devoted to Landscaping:16%
Percentage of Site Devoted to Paving:24%
Who will own and Maintain the Pressurized Irrigation System in this Development:Owner
Irrigation District:N/A
Primary Irrigation Source:City Water
Secondary Irrigation Source:City Water
Square Footage of Landscaped Areas to be Irrigated by City Water Connection:29,825
Proposed Building Height:90
Gross Floor Area Proposed:368,208
Number of Standard Parking Spaces Provided:450
Number of Compact Parking Spaces Provided:0
Number of Residential Units:184
Gross Density:81.6
Net Density:86.0
In Reclaimed Water Buffer:No
MULTI-FAMILY
Total Number of Units:184
Number of 1 Bedroom Units:128
Number of 2-3 Bedroom Units:56
Number of 4+ Bedroom Units:0
Number of Units Containing 500 sq. ft. or Less:43
Number of Units Containing 500-1,200 sq. ft.:141
Number of Units Containing 1,200+ sq. ft.:0
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
5
QUALIFYING OPEN SPACE
Open Grassy Area (min. 50' x 100'):CHECKED
Community Garden:UNCHECKED
Ponds or Water Features:UNCHECKED
Plaza:CHECKED
Additions to Public Park:UNCHECKED
Collector Street Buffer:UNCHECKED
Arterial Street Buffer:UNCHECKED
8' or 6' Wide Parkways:CHECKED
10' Parkway Along Arterials:CHECKED
Stormwater Detention Facility:UNCHECKED
Other Qualifying Open Space:Two roof decks above podium level
Acres of Qualified Open Space:2.11
QUALIFYING SITE AMENITIES
Clubhouse:CHECKED
Fitness Facilities:CHECKED
Enclosed Bike Storage:CHECKED
Public Art:UNCHECKED
Picnic Area:UNCHECKED
Additional 5% Open Space:UNCHECKED
Communication Infrastructure:UNCHECKED
Dog Owner Facilities:CHECKED
Neighborhood Business Center:CHECKED
Swimming Pool:UNCHECKED
Children's Play Structure:CHECKED
Sports Courts:UNCHECKED
Pedestrian or Bicycle Circulation System:CHECKED
Transit Stop:UNCHECKED
Park and Ride Lot:UNCHECKED
Walking Trails:UNCHECKED
APPLICATION DISCLAIMER
I have read and accept the above terms:CHECKED
Your signature:Mike Chidester
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
7
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COVER &VICINITYMAPN.T.S.VICINITY MAPA3TABLE OF CONTENTSCIVILC-001 - COVER SHEETC-100 - EAST & WEST BUILDING SITE PLANC-200 - EAST & WEST BUILDING UTILITY PLANC-201 - EAST & WEST BUILDING SEWER PROFILESARCHITECTURAL - WEST BUILDINGA-2.00 - WEST - PO1 FLOOR PLANA-2.01 - WEST - PO2 FLOOR PLANA-201 - COMBINED N / S ELEVATIONSA-202 - NORTH / SOUTH ELEVATIONSA-203 - EAST / WEST ELEVATIONSARCHITECTURAL - EAST BUILDINGA-2.00 - EAST - PO1 FLOOR PLANA-2.01 - EAST - PO2 FLOOR PLANA-2.02 - EAST - PO3 FLOOR PLANA-201 - COMBINED N / S ELEVATIONSA-202 - NORTH / SOUTH ELEVATIONSA-203 - EAST / WEST ELEVATIONSLANDSCAPEL-111A - LANDSCAPE PLANL-151A - PLANTING PLANL-152A - PLANTING PLAN ENLARGEMENTL-153A - PLANTING PLAN ENLARGEMENTL-154A - PLANTING PLAN ENLARGEMENTL-551A - SCHEDULE, NOTES AND DETAILSELECTRICALE1.01 - SITE LIGHTING PLANE1.02 - SITE PHOTOMETRIC PLANUNION 93CZC APPLICATIONMERIDIAN, IDAHOCIVIL ENGINEERKELLER ASSOCIATES, INC.131 SW 5TH AVENUE, SUITE AMERIDIAN, IDAHO 83642CONTACT: NATHAN CLEAVER, PEPHONE: 208.288.1992Know what'sbelow.before you dig.CallR800.342.1585PROJECT SITEW Broadway AveE Idaho AveE Pine AveE State AveE Bower StE Ada StE King StE Franklin RdN Meridian RdN Main StE 3rd StE 2nd StMERIDIAN, IDRAILROADDEVELOPERGALENA OPPORTUNITY FUND999 W MAIN STREET, STE 1400BOISE, IDAHO 83702CONTACT: MIKE CHIDESTERPHONE: 208.844.7065CITY OF MERIDIAN QR CODE131 SW 5th Avenue, Suite A
Meridian, Idaho 83642
(208) 288-1992PROJECT NO.SHEET NO.221031CHECK:DRAWN:VERIFY SCALE: Scalesbased on 22"x34" prints.1-1/2 InchesPAGENO.REVISIONS DATE
This document or any part thereof in detail or design
concept is the personal property of Keller Associates,
Inc. and shall not be copied in any form without the
written authorization of Keller Associates, Inc.DRAFTNot ForConstructionMSNCARCHITECTJACKSON MAIN ARCHITECTURE, INC.311 1ST AVENUE SOUTHSEATTLE, WASHINGTON 98104CONTACT: MATT LASSE, AIAPHONE: 206.324.4800LANDSCAPE ARCHITECTGGLO1301 FIRST AVENUE, SUITE 301SEATTLE, WASHINGTON 98101CONTACT: MARK SINDELL, ASLAPHONE: 206.467.5828STRUCTURAL ENGINEERAXIOM PLLC121 N. 9TH ST. #401BOISE, IDAHO 83702CONTACT: ALFRED LARSEN, PEPHONE: 208.639.4520C-001CITYHALLELECTRICAL/MECHANICALEMERALD CITY ENGINEERS, INC.21705 HIGHWAY 99LYNNWOOD, WASHINGTON 98036CONTACT: MATT BROOKS, PEPHONE: 208.639.4520DEVELOPMENT DATAPARCEL AREASTOTAL PARCEL (1-4) AREA:244,234 SFEAST BUILDING (MODIFIED PARCEL 2)84,314 SFWEST BUILDING (MODIFIED PARCEL 3)92,837 SFFUTURE DEVELOPMENT (MODIFIED PARCEL 1 & 2) 67,083 SFREQUIRED SETBACKSRAILROAD:20' FOR PATHWAYMAIN ST:0'BROADWAY AVE:0'3RD ST:0'BUILDINGS:EAST BUILDING368,208 GSF#OF APARTMENT UNITS184 (59 STUDIO, 69 1-BED, 56 2-BED)WEST BUILDING264,829 GSF#OF APARTMENT UNITS176 (48 STUDIO, 59 1-BED, 69 2-BED)PARKING COUNTSREQUIRED:1 PER DWELLING/BEDROOM UNITEAST BUILDING REQUIRED:184 STALLSEAST BUILDING PROVIDED:450 STALLSHANDICAP PARKING:13 STALLSCOMPACT STALLS:0 STALLSWEST BUILDING REQUIRED:176 STALLSWEST BUILDING PROVIDED:197 STALLSHANDICAP PARKING:8 STALLSCOMPACT STALLS:0 STALLSBICYCLE COUNTSBICYCLE STALLS REQUIRED:1/BEDROOM UNITEAST BUILDING REQUIRED:184 STALLSEAST BUILDING PROVIDED:184 STALLSWEST BUILDING REQUIRED:166 STALLSWEST BUILDING PROVIDED:166 STALLS
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20.98'212.50'212.50'225.83'
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'R25.00'R15.00'26.00'EAST &WESTBUILDINGSITE PLANC-100J:\221031 UNION 93\C_DESN\_CAD\3_DESIGN\D_PLANS-1\CZC - SITE PLAN - EAST.DWG LAST SAVED: 5/3/2021 10:14 AM PRINTED: 5/3/2021 11:13 AM
131 SW 5th Avenue, Suite A
Meridian, Idaho 83642
(208) 288-1992PROJECT NO.SHEET NO.221031CHECK:DRAWN:VERIFY SCALE: Scalesbased on 22"x34" prints.1-1/2 InchesPAGENO.REVISIONS DATE
This document or any part thereof in detail or design
concept is the personal property of Keller Associates,
Inc. and shall not be copied in any form without the
written authorization of Keller Associates, Inc.DRAFTNot ForConstructionMSNC03060WESTBUILDINGEASTBUILDINGFUTUREDEVELOPMENT1.ALL CURB DIMENSIONS ARE TO BACK OFCURB UNLESS OTHERWISE SPECIFIED2.SEE NEXT SHEET FOR UTILITYLOCATIONSGENERAL SHEET NOTESSHEET KEYNOTES01INSTALL LANDING AND PEDESTRIANRAMP TYPE "H2" MODIFIED, RE: ACHDSUPPLEMENT TO ISPWC SD-712H02INSTALL STREETSCAPE AND WALKWAYPER MERIDIAN CITY CORE STREETCROSS-SECTION MASTER PLAN03FURNISH PARALLEL PAVEMENTMARKINGS04CONSTRUCT CONCRETE DRIVEWAYAPPROACH, RE: ACHD SUPPLEMENT TOISPWC SD-71005MATCH EXISTING06CONSTRUCT 6'' VERTICAL CURB &GUTTER, RE: ACHD SUPPLEMENT TOISPWC SD-70107INSTALL LANDING AND PEDESTRIANRAMP TYPE "C1", RE: ISPWC SD-712D08CONSTRUCT VALLEY GUTTER, RE: ACHDSUPPLEMENT TO ISPWC SD-70809SEE LANDSCAPE PLANS10SAWCUT AND REMOVE EXISTING DRIVEWAY APPROACH. REPLACE WITH CURB AND GUTTER PER KN 611RECONSTRUCT STREET SECTION12DRAINAGE PAVES 010102030503EXISTINGCENTERLINEPROPOSEDCENTERLINETYP.TYP.04EXISTINGCENTERLINEPROPOSEDCENTERLINE0605TYP.06TYP.11.00'R25.00'R25.00'R25.00'R25.00'07070720.00'TRASH/RECYCLINGSTORAGE ROOM FORBOTH BUILDINGS07080804CITY OF MERIDIAN RAILS WITHTRAILS PATHWAY EASEMENT09090909EXISTING PERMANENTEASEMENT FOR HUNTERLATERAL IRRIGATION101010PROPOSED CITY OF MERIDIANUTILITY EASEMENTPROPOSED PAVEMENT MARKINGSTO MATCH STREET SECTION111111121212121212
1 | Page
TO: Community Development; Planning Department
33 E Broadway Avenue, Meridian, Idaho 83642
ATTENTION: Planning Staff
PROJECT: Union 93 (Formally Meridian Station)
REGARDING: CZC Application Narrative for UNION 93-East Building
PAST APPROVALS: Conditional Use Permit, May 19, 2020
NARRATIVE:
East Broadway Investment Company (“EBIC”)—a single-purpose entity controlled by Galena Opportunity
Inc.—is proposing to construct two apartment buildings at Broadway Avenue and 3rd. The proposed East
Building will be 7 stories tall, with 3 levels of parking and 4 levels of modular apartments above. It will sit
40 feet east of the West Building, approximately 65 feet south of Broadway Avenue and 20 feet west of
3rd Street. The proposed building has a footprint of approximately 64,000 square feet and gross square
footage of 368,000.
Balancing Meridian’s rich history and vibrant future, Union 93 strives to infuse Meridian’s commercial
core with energy. At 90 feet in height, the overall scale of this pair of buildings marks a new era of
increased density in downtown Meridian. In crafting the architecture, great care has been taken to
respect the surrounding existing urban fabric while still being honest to this project’s scale and civic
presence. The East and West Buildings are configured with north-facing courtyards, with an additional
east-facing courtyard in the East Building opening to 3rd Street. This orientation provides a solid/void
massing rhythm in the street-facing façades. This serves to break the buildings down into smaller-scale
components with a series of articulated volumes, reinforced by materiality. The north-facing façades are
scaled to more appropriately interface with the existing urban fabric. With the Broadway-facing
courtyards, additional synergy is created between the semi-private outdoor residential zones and the
street-level activities and festivities.
Furthering the project’s integration with downtown Meridian, as the buildings meet the ground, the
design creates a building base that is a welcoming destination for residents and supports local business.
With various steps, the buildings create a dynamic set of inside/outside spaces on all sides. Retail spaces
front the entirety of the ground floor along Broadway and the associated plaza on the site, bolstering
and enhancing downtown’s street vibrance.
The Treasure Valley’s climate provides year-round opportunities to enjoy the outdoors. A key factor in
this, however, is shelter and shade from the hot summer sun. The architecture of Union 93 creates
shade and shadow, providing respite and protection from the high summer temperatures. The
elongated courtyards and the north-south axis of the mews provide just such environments. The
articulation of the building facades further enhances this notion of protection, with alternating recessed
bays and the expressed grid frame elements. The grid frame on the upper floors and the relief and
texture of the brick screens and pilasters at the building bases provide shading to all façades.
Additionally, the expressed grid framework provides a direct architectural correlation to some of Old
Town’s most historic structures.
2 | Page
As a new project knit into an existing urban fabric – particularly one 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. They serve to
break down the scale of the buildings, but the variations also create a sense of playfulness and urban
placemaking.
Overall, the project integrates the spirit and intent of the City of Meridian Architectural Standards
Manual. In most areas, the design is in full compliance with the requirements. In a handful of instances,
the project makes an intentional departure, seeking to simplify what might otherwise be, for example,
overabundant parapet height variations for buildings of this scale. The overall architectural form and
expression provide variation and modulation that keeps with the spirit of Old Town while still being of
the present day.
At 368,208 gross square feet, the seven-story East Building comprises three parking levels, with four
levels of apartments above. The building consists of two separated primary occupancies: an S-2
“Parking Garage” on the first two floors and R-2 “Residential Apartments” above on floors four through
seven. The S-2 component is of Type IA construction and contains 450 parking spaces within 346
parking stalls (a mixture of standard and autostacker mechanical parking stalls) and 184 residential
bicycle parking stalls. Additional Occupancy Groups (B; R-2; S) on the lower levels include retail spaces
along the entire Broadway- and plaza-facing sides of the ground floor, amenity spaces along the western
side of the ground floor, trash and mechanical spaces, resident bicycle, and unit storage. The upper
residential floors of the building contain 184 apartments of Type IIIA construction. The apartment mix is
made of 59 Studios, 69 1-Bedroom units, and 56 2-Bedroom units arranged in a pair of “U”-shaped
configurations. In the open area of each U is a courtyard with outdoor resident amenity spaces. The
north-facing courtyard overlooks Broadway and has a resident Lodge amenity room (Occupancy Group
A) anchoring the opposite end of the U. The east-facing courtyard overlooks 3rd Street. On the seventh
floor, another resident amenity space includes an outdoor roof deck overlooking the plaza and
downtown Meridian, with views to the distant foothills. The East Building is separated from the West
Building by a landscaped mews.
The main entrance into the East Building will be from 3rd Street, about halfway down the easterly
property line. There will also be access from the West Building, which has an entrance on Broadway
Avenue about halfway between Main Street and where 2nd Street terminates.
A retail supportive plaza with similar seating elements and planting serves as a continuation of the West
Plaza and streetscape. A ‘Mews’ between the buildings connects residential lobbies and parking via a
central walkway with entry plazas. Porous pavers, riparian planting with groves of River Birch, and
stormwater infiltration create a sense of immersion. Cultivars of Willows and Dogwoods in small
thickets provide year-round interest and culminate in gathering spaces that front and connect to the
trail within rail multi-use path.
3 | Page
The streetscape, landscape, and outdoor spaces for the project create a connected network of amenities
that beautify and activate the public realm while enhancing livability for downtown residents. Emersed
in planting typologies of the region – High Desert, Foothills and Boise River – the landscape connects
people to place and the natural beauty of the Treasure Valley.
The main trash and recycling storage room will be in the West Building, and it will have a roll-up door to
the access drive. Trash and recycling will be wheeled into the pickup area by Republic Storage. Trash and
recycling from the East Building will be hauled to the West Building storage room daily or every two
days.
Should there be any questions or need anything further to consider this application, please feel free to
contact the Owner’s representative, Mike Chidester, at 208.871.6844.