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Union 93 CZC Response - 2021-10-27 1 - Union 93 CZC, Response Letter (2021-10-27).pdf 1 October 27, 2021 Alan Tiefenbach Associate Planner, City of Meridian 33 E. Broadway, Suite 102 Meridian, ID 83642 RE: UNION 93 CZC RESPONSE #2 – EAST AND WEST BUILDINGS Alan, We thank you for your continued work on our CZC applications for the Union 93 project. This letter provides responses to the City’s CZC review comments from your e-mail dated 8-6-21. This letter provides responses to the comments or indicates where responses can be found. Ninety days have passed since the previous CZC submittal. This long timeframe between responses is because we have invested considerable time trying to incorporate changes based what we have heard from City review comments, and also based on the feedback we heard from a meeting with the MDC board on August 24th. Response to Comment #1 Per the recommendation in Comment #1, Galena met with the MDC board on August 24th. The conversation was productive and helped guide our work over follow weeks to create the current design, which takes into account several of the board’s principal concerns, including: • Better integrating the parking podium levels with the levels where units are located • Creating more visual interest with more variation of the roof plane • Muting the terracotta color previously proposed, and incorporating a brick more similar to others within the Old Town area Response to Comment #2 Elevations have been provided. 2 Response to Comment #3 Unit balconies • West Building – 56 balconies with an average square footage of 55 SF = 3,080 SF of private balcony space. These balconies are shown in blue by building under the “Amenity Analysis” section of the architectural response. • East Building – 42 balconies with an average square footage of 55 SF = 2,310 SF of private balcony space. These balconies are shown in blue by building under the “Amenity Analysis” section of the architectural response. Shared Residential Terraces • West Building – The west building provides an 11,059 SF shared residential terrace space. This space is connected directly to the lodge area, and provides different outdoor seating options, fire pits, barbecues, a game area, and a number of different plantings to create a natural feel. • East Building – The east building provides two shared terraces. The larger, north-facing terrace is 8,867 SF. It connects directly from the east building lodge and provides outdoor seating, fire pits, barbecues, and rich plantings. The smaller, east-facing terrace is 6,905 SF and will provide an area geared toward pets, as well as seating areas, fire pits, and a natural feel through significant landscaping. Interior Amenities • As summarized in the architectural response packet included with the submission, each building provides 15,000+ SF of interior residential amenities. • East Building amenities include: o A ~2,000 SF lodge on the third floor that opens onto the shared residential terrace. The lodge includes seating areas, a game area for billiards and the like, a kitchen for food preparation and serving. o The principal lobby where building leasing and management services will be found, which will serve both buildings. This area will also provide mail and package pickup areas for tenants of the east building. o A co-working area where residents can work on-site but away from their units o A 401 SF roof deck on the northwest corner of the top floor provides an indoor seating/kitchen area, with outdoor seating areas that will provide expansive views of the northern Treasure Valley • West Building interior amenities include: o A ~1,900 SF lodge on the third floor that opens onto the shared residential terrace. The lodge includes seating areas, a game area for billiards and the like, a kitchen for food preparation and serving. o A ~4,500 SF fitness area provides 20+ types of exercise equipment, a yoga/spinning studio, a large free weight area, and restrooms and lockers. This fitness area serves both buildings. 3 o A residential lobby connecting tenants to building management, as well as mailboxes and package pickup areas o A co-working area where residents can work on-site but outside of their units o Bike storage and tenant storage areas o A 476 SF roof deck on the northeast corner of the top floor provides an indoor seating/kitchen area, with outdoor seating areas that will provide expansive views of the northern Treasure Valley Specific Exterior Amenities As shown in the architectural response packet, outside of the public rights of way, there is over 62,000 SF of exterior space that can be enjoyed by residents and the public, composed of the plaza, the pathways and walkways between and around the buildings, and also the rails-to-trails connection on the south. Other specific exterior amenities to mention include: • Pet Area – A 1,392 SF pet area is provided on the south side of the west building, which will serve both buildings. • Play Area – A 2,584 SF playground area, geared toward children, will also be provided on the south side of the west building, and will serve residents of both buildings. Summary Access. Each building provides tenants with roof terraces, with two at the larger east building. Each building has a lobby with building services, access to a roof deck, a co-working area, tenant storage, bike parking and pet wash areas. Access to the management office (east building) and the fitness center (west building) were planned with access closer to the central common area, for quick access by tenants of either building. The pet and playground areas are located within a sort of alcove between the west building and the multi-use pathway. We feel that we have provided a similar experience in each building, with good access to amenities for all tenants. Benefits of Aggregation. An attempt could have been made to spread the common areas—specifically the exterior common areas—onto more floors or further throughout the project. But doing so would require each space to be smaller. With required areas for circulation and access, these separated spaces would have been less efficient and provided less net usable area for tenants. In addition, one of the purposes of these spaces is to provide a social environment for tenants. The larger aggregated spaces encourage larger groups that help tenants feel a part of a social environment. We feel that the larger spaces make more efficient areas, encourage socializing and congregating, and are located a short elevator ride from our tenants on the higher floors. Tenants on the higher floors have closest access to the roof decks in each building. And the project has been designed so that ground level exterior amenity areas surround the buildings, providing good access to all tenants. 4 Response to Comment #4 Included with this response (found in the architectural response packet) is the Request for Proposals planned to be sent to a group of artists who have worked on similar projects. This document was sent to MDC and the City for review on 10/22/21, and we plan to distribute it shortly. We would include a representative from MDC on the committee to select the successful applicant. We have budgeted $300,000 for two pieces which would bookend the plaza on the east and west sides, the most prominent of which we envision for the corner of 3rd and Broadway. Prior to seeing artist concepts, we are hesitant to provide too much in term of specifics, although we would envision a minimum height (especially of the piece at 3rd & Broadway) to be 12-15 feet high. The art pieces will need to incorporate elements that evoke part of the history of the community and the site, while incorporating a modern feel. The history of railways at the site will be a potential point of inspiration, as will the agricultural history of Meridian (with the grain silos across the street as strong reference points). The budget for the art pieces will assure the pieces will be significant and substantial. The participation of MDC will assure the themes and appropriate. Response to Comment #5 Updated coverage pages and development data tables are provided. There is one cover sheet for each of the west and the east buildings, since additional and more detailed parking information was provided. We have updated the verbiage to reflect “required” parking. Each building has appropriate parking for its use, so no building is relying on parking stalls of the other to meet code requirements. Parking By Building To summarize the parking by building, as shown on the cover sheets: • The west building provides 195 on-site parking stalls, with 180 required o This leaves 15 parking stalls above code in the west building • The east building provides 436 parking stalls, with 197 required o This leaves 239 parking stalls above code in the east building o Of the parking above code in the east building, 50 stalls are planned to be allocated to MDC for replacement of the COMPASS/VRT building parking lot. o Reducing the parking stalls above code in the east building by the 50 allocated for COMPASS/VRT leaves 189 stalls above code in the east building 5 Aggregate Project Parking We add below the following table to summarize, at an aggregate level, the parking at Union 93. To summarize the parking in aggregate: • Combined, both buildings provide 631 on-site parking stalls. o 377 are required by code, and 50 stalls are allocated for COMPASS/VRT o This leaves parking above code and above those for COMPASS/VRT at 204 stalls • Existing off-site parking stalls on Broadway (angled) and 3rd Street (parallel) are 53 stalls o Union 93’s development would provide 30 total stalls along Broadway & 3rd Street  This will result in an on-street reduction of 23 stalls  Union 93’s 204 “excess” parking stalls will help make up for this reduction in onstreet parking AGGREGATE PARKING SUMMARY - ON SITE Union 93 Stalls Provided - West Building 195 Stalls Provided - East Building 436 Total Stalls (East and West Buildings) 631 Code Required Stalls - West Building 180 Code Required Stalls - East Building 197 Total Stalls (East and West Buildings) 377 Excess Parking Above Code (Both Buildings) 254 Stalls Planned for COMPASS/VRT Use 50 Excess Parking Above Code After COMPASS/VRT 204 AGGREGATE PARKING SUMMARY - OFF SITE Union 93 Existing Street Parking (Angled Parking - Broadway) 38 Existing Street Parking (Parallel Parking - 3rd Street) 15 Total Existing Street Parking 53 Union 93 Street Parking - Broadway 20 Union 93 Street Parking - 3rd Street 10 Total Union 93 Street Parking 30 Net Decrease in Off-Site Parking 23 6 Response to Comment #6 Additional modulation at the base of the columns has been added. Details are provided in the architectural response included in our submission. Responses to Comments #7 through #10 Responses to these comments are included in the architectural response document included in our submission. Throughout this document, we show the new elevations and images from the 3D model alongside our previous submission, to clearly present the changes that have been made. The changes on the south elevation are particularly significant, and we feel will provide a much better visual entry into downtown from the south. Thank you for your work, and please reach out to me with any questions. Sincerely, Mike Chidester Galena Opportunity Fund 999 W. Main Street, Suite 1400 Boise, ID 83702 mike@galenafund.com 2 - Union 93 CZC, Lansdcape Area Plan.pdf Public Trail 13,697 SF Right of Way 21,446 SF Plaza 27,376 SF Open Space Pet Area Playground Area Plaza Public Trail Right of Way Roof Decks Roof Decks 11,059 SF Roof Decks 8,867 SF Roof Decks 6,905 SF Pet Area 1,392 SF Playground Area 2,584 SF Open Space 18,356 SF Open Space 2,609 SF Roof Decks 476 SF Roof Decks 401 SF PROJECT NO.: PROJECT MGR.: DRAWN BY: CHECKED BY: JACKSON | MAIN ARCHITECTURE P.S. © 2021 NOT FOR CONSTRUCTION FOR REFERENCE ONLY 10/27/2021 2:11:29 PM B IM 360://UNION 93/Union 93_L_R20.rvt L-101A AREA PLAN Author Designer 2020028.01 Checker UNION 93 BROADWAY AVE B/W MAIN ST & 3RD AVE MERIDIAN, ID GALENA OPPORTUNITY FUND DATE NO. DESCRIPTION 0' 15' 30' 60' PLAN NORTH 1" = 30'-0"1 OVERALL AREA PLAN OPEN SPACE AND AMENITIES Name Area Public Trail 13,697 SF Right of Way 21,446 SF Plaza 27,376 SF Roof Decks 11,059 SF Roof Decks 8,867 SF Roof Decks 6,905 SF Pet Area 1,392 SF Playground Area 2,584 SF Open Space 18,356 SF Open Space 2,609 SF Roof Decks 476 SF Roof Decks 401 SF 3 - Union 93 CZC, WEST BLDG SITE & PARKING PLANS, COVER PAGE.pdf J:\221031 UNION 93\C_DESN\_CAD\3_DESIGN\D_PLANS-1\C-COVER.DWG LAST SAVED: 5/3/2021 12:28 PM PRINTED: 5/3/2021 12:30 PM COVER & VICINITY MAP N.T.S. VICINITY MAPA3 TABLE OF CONTENTS CIVIL C-001 - COVER SHEET C-100 - EAST & WEST BUILDING SITE PLAN C-200 - EAST & WEST BUILDING UTILITY PLAN C-201 - EAST & WEST BUILDING SEWER PROFILES ARCHITECTURAL - WEST BUILDING A-2.00 - WEST - PO1 FLOOR PLAN A-2.01 - WEST - PO2 FLOOR PLAN A-201 - COMBINED N / S ELEVATIONS A-202 - NORTH / SOUTH ELEVATIONS A-203 - EAST / WEST ELEVATIONS ARCHITECTURAL - EAST BUILDING A-2.00 - EAST - PO1 FLOOR PLAN A-2.01 - EAST - PO2 FLOOR PLAN A-2.02 - EAST - PO3 FLOOR PLAN A-201 - COMBINED N / S ELEVATIONS A-202 - NORTH / SOUTH ELEVATIONS A-203 - EAST / WEST ELEVATIONS LANDSCAPE L-111A - LANDSCAPE PLAN L-151A - PLANTING PLAN L-152A - PLANTING PLAN ENLARGEMENT L-153A - PLANTING PLAN ENLARGEMENT L-154A - PLANTING PLAN ENLARGEMENT L-551A - SCHEDULE, NOTES AND DETAILS ELECTRICAL E1.01 - SITE LIGHTING PLAN E1.02 - SITE PHOTOMETRIC PLAN UNION 93 CZC APPLICATION MERIDIAN, IDAHO CIVIL ENGINEER KELLER ASSOCIATES, INC. 131 SW 5TH AVENUE, SUITE A MERIDIAN, IDAHO 83642 CONTACT: NATHAN CLEAVER, PE PHONE: 208.288.1992 Know what'sbelow. before you dig.Call 5 800.342.1585 PROJECT SITE W Broadway Ave E Idaho Ave E Pine Ave E State Ave E Bower St E Ada St E King St E Franklin Rd N Meridian Rd N Main St E 3rd St E 2nd St MERIDIAN, ID RAILROAD DEVELOPER GALENA OPPORTUNITY FUND 999 W MAIN STREET, STE 1400 BOISE, IDAHO 83702 CONTACT: MIKE CHIDESTER PHONE: 208.844.7065 131 SW 5th Avenue, Suite A Meridian, Idaho 83642 (208) 288-1992 PROJECT NO. SHEET NO. 221031 CHECK:DRAWN: VERIFY SCALE: Scales based on 22"x34" prints. 1-1/2 Inches PAGE NO. 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. Not For Construction MS NC ARCHITECT JACKSON MAIN ARCHITECTURE, INC. 311 1ST AVENUE SOUTH SEATTLE, WASHINGTON 98104 CONTACT: MATT LASSE, AIA PHONE: 206.324.4800 LANDSCAPE ARCHITECT GGLO 1301 FIRST AVENUE, SUITE 301 SEATTLE, WASHINGTON 98101 CONTACT: MARK SINDELL, ASLA PHONE: 206.467.5828 STRUCTURAL ENGINEER AXIOM PLLC 121 N. 9TH ST. #401 BOISE, IDAHO 83702 CONTACT: ALFRED LARSEN, PE PHONE: 208.639.4520 C-001 CITY HALL ELECTRICAL/MECHANICAL EMERALD CITY ENGINEERS, INC. 21705 HIGHWAY 99 LYNNWOOD, WASHINGTON 98036 CONTACT: MATT BROOKS, PE PHONE: 208.639.4520 DEVELOPMENT DATA PARCEL AREAS TOTAL PARCEL (1-4) AREA: 244,234 SF EAST BUILDING (MODIFIED PARCEL 2) 84,314 SF WEST BUILDING (MODIFIED PARCEL 3) 92,837 SF FUTURE DEVELOPMENT (MODIFIED PARCEL 1 & 2) 67,083 SF REQUIRED SETBACKS RAILROAD: 20' FOR PATHWAY MAIN ST: 0' BROADWAY AVE: 0' 3RD ST: 0' BUILDINGS: EAST BUILDING 368,208 GSF #OF APARTMENT UNITS 184 (59 STUDIO, 69 1-BED, 56 2-BED) WEST BUILDING 264,829 GSF #OF APARTMENT UNITS 176 (48 STUDIO, 59 1-BED, 69 2-BED) REQUIRED NUMBER OF OFF-STREET PARKING SPACES PER UDC 11-3C: RESIDENTIAL USES (VERTICALLY INTEGRATED RESIDENTIAL) - ONE BEDROOM: 1 SPACE PER DWELLING UNIT - TWO / THREE BEDROOM: 1 SPACE PER DWELLING UNIT - 166 UNITS PROVIDED NON-RESIDENTIAL USES - TRADITIONAL NEGHBORHOOD: 1 SPACE PER 1,000 GSF - 13,153 SF PROVIDED: 14 SPACES SPACES PROVIDED SPACES REQUIRED DELTA COMMERCIAL ACCESSIBLE VAN RESIDENTIAL ACCESSIBLE VAN BUILDING TOTAL 14 2 2 181 8 2 195 14 1 1 166 8 2 180 MEETS CODE 1 ABOVE CODE 1 ABOVE CODE 15 ABOVE CODE MEETS CODE MEETS CODE 15 ABOVE CODE REQUIRED ACCESSIBLE PARKING PER IBC TABLE 1106.1: RESIDENTIAL USES (PER 1106.2): - REQUIRED MIN: 1 ACCESSIBLE SPACE MUST BE PROVIDED FOR EACH TYPE A UNIT (4 TYPE A UNITS PROVIDED) R-2 OCCUPANCY + 2% OF PARKING STALLS -VAN 1 PER 6 STALLS NON-RESIDENTIAL USES (PER TABLE 1106.1): - REQUIRED MIN FOR 1 TO 25 SPACES: 1 SPACE -VAN: 1 PER 6 STALLS SPACES PROVIDED SHARED ON-STREET PARKING W/EAST BUILDING LOADING 30 PER UDC 11-3C - REQUIRED NUMBER OF OFF-STREET PARKING SPACES: REQUIRED: BICYCLE PARKING: - (1) BICYCLE PARKING SPACE FOR EVERY (25) PROPOSED VEHICLE PARKING SPACES. - 193 PARKING SPACES PROPOSED / (25) = 8 SPACES REQUIRED TOTAL SPACES: 166 SPACES PROVIDED ABOVE CODE: 158 PROVIDED: PARKING REQUIREMENTS BICYCLE PARKING REQUIREMENTS STANDARD BICYCLE PARKING TYPESPACES ULTRA SPACE SAVER SQUARED 156 156 PARKING PER LEVEL STALL TYPEMARKLENGTHWIDTHSPACES LEVEL 01 PUBIC - STANDARDS19' - 0"9' - 0"7 PUBLIC - ACCESSIBLE - VANV19' - 0"9' - 0"1 PUBLIC - ACCESSIBLE - VAN - EVEV-V19' - 0"9' - 0"1 PUBLIC - STANDARD - EVEV-S19' - 0"9' - 0"1 RESIDENTIAL - ACCESSIBLERA19' - 0"9' - 0"2 RESIDENTIAL - ACCESSIBLE - VANRV19' - 0"9' - 0"1 RESIDENTIAL - ACCESSIBLE - VAN - EVREV-V19' - 0"9' - 0"1 14 LEVEL 02 PUBIC - STANDARDS19' - 0"9' - 0"4 RESIDENTIAL - ACCESSIBLERA19' - 0"9' - 0"4 RESIDENTIAL - AUTOSTACKERRAS20' - 11 1/2"9' - 0"167 RESIDENTIAL - STANDARDRS19' - 0"9' - 0"6 181 TOTAL PARKING STALLS: 115 195 ACCESSIBLE BICYCLE PARKING TYPESPACES FLOOR MOUNTED - CAPACITY 2 10 TOTAL 10 RESIDENTIAL PARKING STALL TYPELENGTHWIDTHSPACES LEVEL 01 RESIDENTIAL - ACCESSIBLE19' - 0"9' - 0"2 RESIDENTIAL - ACCESSIBLE - VAN19' - 0"9' - 0"1 RESIDENTIAL - ACCESSIBLE - VAN - EV19' - 0"9' - 0"1 4 LEVEL 02 RESIDENTIAL - ACCESSIBLE19' - 0"9' - 0"4 RESIDENTIAL - AUTOSTACKER20' - 11 1/2"9' - 0"167 RESIDENTIAL - STANDARD19' - 0"9' - 0"6 177 TOTAL PARKING STALLS: 101 181 PUBLIC PARKING STALL TYPELENGTHWIDTHSPACES LEVEL 01 PUBIC - STANDARD19' - 0"9' - 0"7 PUBLIC - ACCESSIBLE - VAN19' - 0"9' - 0"1 PUBLIC - ACCESSIBLE - VAN - EV19' - 0"9' - 0"1 PUBLIC - STANDARD - EV19' - 0"9' - 0"1 10 LEVEL 02 PUBIC - STANDARD19' - 0"9' - 0"4 4 TOTAL PARKING STALLS: 14 14 CITY OF MERIDIAN QR CODE WEST BUILDING 4 - Union 93 CZC, EAST BLDG SITE & PARKING PLANS, COVER PAGE.pdf J:\221031 UNION 93\C_DESN\_CAD\3_DESIGN\D_PLANS-1\C-COVER.DWG LAST SAVED: 5/3/2021 12:28 PM PRINTED: 5/3/2021 12:30 PM COVER & VICINITY MAP N.T.S. VICINITY MAPA3 TABLE OF CONTENTS CIVIL C-001 - COVER SHEET C-100 - EAST & WEST BUILDING SITE PLAN C-200 - EAST & WEST BUILDING UTILITY PLAN C-201 - EAST & WEST BUILDING SEWER PROFILES ARCHITECTURAL - WEST BUILDING A-2.00 - WEST - PO1 FLOOR PLAN A-2.01 - WEST - PO2 FLOOR PLAN A-201 - COMBINED N / S ELEVATIONS A-202 - NORTH / SOUTH ELEVATIONS A-203 - EAST / WEST ELEVATIONS ARCHITECTURAL - EAST BUILDING A-2.00 - EAST - PO1 FLOOR PLAN A-2.01 - EAST - PO2 FLOOR PLAN A-2.02 - EAST - PO3 FLOOR PLAN A-201 - COMBINED N / S ELEVATIONS A-202 - NORTH / SOUTH ELEVATIONS A-203 - EAST / WEST ELEVATIONS LANDSCAPE L-111A - LANDSCAPE PLAN L-151A - PLANTING PLAN L-152A - PLANTING PLAN ENLARGEMENT L-153A - PLANTING PLAN ENLARGEMENT L-154A - PLANTING PLAN ENLARGEMENT L-551A - SCHEDULE, NOTES AND DETAILS ELECTRICAL E1.01 - SITE LIGHTING PLAN E1.02 - SITE PHOTOMETRIC PLAN UNION 93 CZC APPLICATION MERIDIAN, IDAHO CIVIL ENGINEER KELLER ASSOCIATES, INC. 131 SW 5TH AVENUE, SUITE A MERIDIAN, IDAHO 83642 CONTACT: NATHAN CLEAVER, PE PHONE: 208.288.1992 Know what'sbelow. before you dig.Call 5 800.342.1585 PROJECT SITE W Broadway Ave E Idaho Ave E Pine Ave E State Ave E Bower St E Ada St E King St E Franklin Rd N Meridian Rd N Main St E 3rd St E 2nd St MERIDIAN, ID RAILROAD DEVELOPER GALENA OPPORTUNITY FUND 999 W MAIN STREET, STE 1400 BOISE, IDAHO 83702 CONTACT: MIKE CHIDESTER PHONE: 208.844.7065 131 SW 5th Avenue, Suite A Meridian, Idaho 83642 (208) 288-1992 PROJECT NO. SHEET NO. 221031 CHECK:DRAWN: VERIFY SCALE: Scales based on 22"x34" prints. 1-1/2 Inches PAGE NO. 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. Not For Construction MS NC ARCHITECT JACKSON MAIN ARCHITECTURE, INC. 311 1ST AVENUE SOUTH SEATTLE, WASHINGTON 98104 CONTACT: MATT LASSE, AIA PHONE: 206.324.4800 LANDSCAPE ARCHITECT GGLO 1301 FIRST AVENUE, SUITE 301 SEATTLE, WASHINGTON 98101 CONTACT: MARK SINDELL, ASLA PHONE: 206.467.5828 STRUCTURAL ENGINEER AXIOM PLLC 121 N. 9TH ST. #401 BOISE, IDAHO 83702 CONTACT: ALFRED LARSEN, PE PHONE: 208.639.4520 C-001 CITY HALL ELECTRICAL/MECHANICAL EMERALD CITY ENGINEERS, INC. 21705 HIGHWAY 99 LYNNWOOD, WASHINGTON 98036 CONTACT: MATT BROOKS, PE PHONE: 208.639.4520 DEVELOPMENT DATA PARCEL AREAS TOTAL PARCEL (1-4) AREA: 244,234 SF EAST BUILDING (MODIFIED PARCEL 2) 84,314 SF WEST BUILDING (MODIFIED PARCEL 3) 92,837 SF FUTURE DEVELOPMENT (MODIFIED PARCEL 1 & 2) 67,083 SF REQUIRED SETBACKS RAILROAD: 20' FOR PATHWAY MAIN ST: 0' BROADWAY AVE: 0' 3RD ST: 0' BUILDINGS: EAST BUILDING 368,208 GSF #OF APARTMENT UNITS 184 (59 STUDIO, 69 1-BED, 56 2-BED) WEST BUILDING 264,829 GSF #OF APARTMENT UNITS 176 (48 STUDIO, 59 1-BED, 69 2-BED) CITY OF MERIDIAN QR CODE SPACES PROVIDED SPACES REQUIRED DELTA COMMERCIAL ACCESSIBLE VAN RESIDENTIAL ACCESSIBLE VAN BUILDING TOTAL 187 6 2 249 10 2 436 REQUIRED NUMBER OF OFF-STREET PARKING SPACESPER UDC 11-3C: RESIDENTIAL USES (VERTICALLY INTEGRATED RESIDENTIAL) -ONE BEDROOM:1 SPACE PER DWELLING UNIT -TWO / THREE BEDROOM:1 SPACE PER DWELLING UNIT -184 UNITS PROVIDED NON-RESIDENTIAL USES -TRADITIONAL NEGHBORHOOD: 1 SPACE PER 1,000 GSF -12,680 SF PROVIDED 13 6 1 184 9 2 197 174 ABOVE CODE MEETS CODE 1 ABOVE CODE 65 ABOVE CODE 1 ABOVE CODE MEETS CODE 239 ABOVE CODE REQUIRED ACCESSIBLE PARKING PER IBC 1106: RESIDENTIAL USES (PER 1106.2): -REQUIRED MIN: 1 ACCESSIBLE SPACE MUST BE PROVIDED FOR EACH TYPE A UNIT (4 TYPE A UNITS PROVIDED) R-2 OCCUPANCY + 2% OF PARKING STALLS -VAN: 1 PER 6 STALLS NON-RESIDENTIAL USES (PER TABLE 1106.1): -REQUIRED MIN FOR 151-200 SPACES: 6 SPACES -VAN: 1 PER 6 STALLS SPACES PROVIDED SHARED ON-STREET PARKING W/WEST BUILDING LOADING 30 PER UDC 11-3C - REQUIRED NUMBER OF OFF-STREET PARKING SPACES: REQUIRED: BICYCLE PARKING: - (1) BICYCLE PARKING SPACE FOR EVERY (25) PROPOSED VEHICLE PARKING SPACES. - 435 PARKING SPACES PROPOSED / (25) = 18 SPACES REQUIRED PROVIDED TOTAL SPACES: 184 SPACES PROVIDED ABOVE CODE: 166 STANDARD BICYCLE PARKING TYPESPACES ULTRA SPACE SAVER SQUARED 174 174 TOTAL 174 PARKING REQUIREMENTS BICYCLE PARKING REQUIREMENTS PARKING PER LEVEL STALL TYPEABV.LENGTHWIDTHSPACES LEVEL 01 PUBLIC - ACCESSIBLEA19' - 0"9' - 0"2 PUBLIC - ACCESSIBLE - VANV19' - 0"9' - 0"1 PUBLIC - ACCESSIBLE - VAN - EVEV-V19' - 0"9' - 0"1 PUBLIC - STANDARDS19' - 0"9' - 0"43 PUBLIC - STANDARD - EVEV-S19' - 0"9' - 0"1 RESIDENTIAL - ACCESSIBLERA19' - 0"9' - 0"2 RESIDENTIAL - ACCESSIBLE - VANR-V19' - 0"9' - 0"1 RESIDENTIAL - ACCESSIBLE - VAN - EVREV-V19' - 0"9' - 0"1 52 LEVEL 02 PUBLIC - ACCESSIBLEA19' - 0"9' - 0"2 PUBLIC - STANDARDS19' - 0"9' - 0"87 PUBLIC - STANDARD - DEDICATED COMPASS S19' - 0"9' - 0"50 RESIDENTIAL - ACCESSIBLERA19' - 0"9' - 0"2 141 LEVEL 03 RESIDENTIAL - ACCESSIBLERA19' - 0"9' - 0"4 RESIDENTIAL - AUTOSTACKERRAS20' - 11 1/2"9' - 0"196 RESIDENTIAL - STANDARDRS19' - 0"9' - 0"43 243 TOTAL PARKING STALLS: 338 436 ACCESSIBLE BICYCLE PARKING TYPESPACES FLOOR MOUNTED - CAPACITY 2 10 TOTAL 10 RESIDENTIAL PARKING STALL TYPELENGTHWIDTHSPACES LEVEL 01 RESIDENTIAL - ACCESSIBLE19' - 0"9' - 0"2 RESIDENTIAL - ACCESSIBLE - VAN19' - 0"9' - 0"1 RESIDENTIAL - ACCESSIBLE - VAN - EV 19' - 0"9' - 0"1 4 LEVEL 02 RESIDENTIAL - ACCESSIBLE19' - 0"9' - 0"2 2 LEVEL 03 RESIDENTIAL - ACCESSIBLE19' - 0"9' - 0"4 RESIDENTIAL - AUTOSTACKER20' - 11 1/2"9' - 0"196 RESIDENTIAL - STANDARD19' - 0"9' - 0"43 243 TOTAL PARKING STALLS: 151 249 PUBLIC PARKING STALL TYPELENGTHWIDTHSPACES LEVEL 01 PUBLIC - ACCESSIBLE19' - 0"9' - 0"2 PUBLIC - ACCESSIBLE - VAN19' - 0"9' - 0"1 PUBLIC - ACCESSIBLE - VAN - EV19' - 0"9' - 0"1 PUBLIC - STANDARD19' - 0"9' - 0"43 PUBLIC - STANDARD - EV19' - 0"9' - 0"1 48 LEVEL 02 PUBLIC - ACCESSIBLE19' - 0"9' - 0"2 PUBLIC - STANDARD19' - 0"9' - 0"87 PUBLIC - STANDARD DEDICATED - COMPASS 19' - 0"9' - 0"50 139 TOTAL PARKING STALLS: 187187 EAST BUILDING 5 - Union 93 CZC, Architectural Response.pdf UNION 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 FITNESS BIKE 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-c arver 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"11'-0" 15'-9" 14'-6" 89'-6" 11'-0"11'-0"11'-0"11'-0" 15'-9" 10'-6" 14'-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 11Union 93 | Meridian, ID | CZC Comments Response | 10.27.2021 UNION 93 | CZC COMMENTS 0’ 20’ 40’ 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 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"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0" 90'-0" 14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-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"10'-6"15'-9"11'-0"11'-0"11'-0"11'-0" 90'-0" 14'-6"15'-9"11'-0"11'-0"11'-0"11'-0"11'-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 White Brick: 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 White Brick: 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 Mist Metal 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: Chestnut Metal 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” Louver 12” 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: Charcoal Residential 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: Charcoal Residential 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: Charcoal Residential 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: Charcoal Residential 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 White Anodized 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 White Anodized 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