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12 Union 93 West, CZC DESIGN NARRATIVE�r a snnrnu'Mn■ lose 01 ■1 10 • -400� . ' Ito ,Ol& ♦ s / sop- ✓K. �t «f r _ Ali T 1�+� ,►i+` ,�� _ �' i iy�1 rt Fi„R�,•'' �»�`.'ao�P-sg� i?� � "��v-� : r_� �r` • . IL 604 Was �•� 'o i ca`�'* n ... 'tom -,f-., r sal r� n .. � �i ` ` PROJECT INTRODUCTION Balancing Meridian's rich history and vibrant future, Union 93 strives to inspire a sense of discovery and infuse Meridian's commercial core with civic 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 be respectful to the surrounding existing urban fabric, while still being honest to this project's scale and civic presence. As the buildings meet the ground, the design creates a building base that is a welcoming destination for residents and supportive of local business. The West Building is comprised of two levels of parking, with five levels of apartments above. The concrete parking levels contain 197 vehicle parking spaces and 166 residential bicycle parking stalls. In addition to parking, the lower levels include retail space along the entire plaza -facing side of the ground floor, amenity spaces in the southeastern quadrant of the ground floor, trash storage, mechanical space, resident bicycle storage, and unit storage. The upper residential floors of the building contain 166 apartments comprised of 48 Studios, 59 1-Bedroom units, and 59 2-Bedroom units. A resident amenity room on the third level connects to the large North -facing courtyard overlooking the plaza below. 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 West Building is separated from the East Building by a landscaped mews. The East Building is comprised of three levels of parking, with four levels of apartments above. The concrete parking levels contain 450 vehicle parking spaces and 184 residential bicycle parking stalls. In addition to parking, the lower levels include retail space along the entire Broadway- and plaza -facing side of the ground floor, amenity spaces along the western side of the ground floor, trash storage, mechanical space, resident bicycle storage, and unit storage. The upper residential floors of the building contain 184 apartments comprised of 59 Studios, 69 1-Bedroom units, and 56 2-Bedroom units. The North -facing courtyard overlooks E Broadway Ave and has a resident amenity room. The east -facing courtyard overlooks E 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. Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 DESIGN + DEVELOPMENT TEAM Owner Design Architect Civil Engineer Galena Equity Partners GGLO Keller Associates 999 W Main Street, Ste 1400 1199 Shoreline Drive, Suite 290 131 SW 5th Ave, Suite A Boise, ID 83702 Boise, ID 83702 Meridian, ID 83642 Contact: Rob Fraser rob@galenafund.com Architect of Record, Interior Design Structural Engineer - Podium Mike Chidester Jackson I Main Axiom mike@galenafund.com 311 First Avenue South 121 N 9th St, Suite 401 Seattle, WA 98104 Boise, ID 83702 877.424.8282 GALENAA EQUITY PARTNERS Landscape Architect Structural Engineer -Above Podium GGLO Visser 1199 Shoreline Drive, Suite 290 32001 32nd Ave South, Suite 320 Boise, ID 83702 Federal Way, WA 98001 Mechanical / Electrical / Plumbing Engineer Modular Designer Emerald City Engineers Guerdon 21705 Highway 99 5556 Federal Way Lynnwood, WA 98036 Boise, ID 83716 4 GGLO VICINITY MAP VICINITY MAP W- ". 70 12®O Union93 I Meridian, ID I Narrative -Design Review 1 05.07.2021 5 SECTION 01 1 NARRATIVE DESIGN CONCEPT 01. ZONING ENVELOPE & SITE CONSTRAINTS The project is sited and responds to E Broadway Ave and the Union Pacific Railway to create a robust and unique pedestrian experience. 02. DIVIDE & COMPRESS Generous setbacks foster civic engagement, support local retail, and provide a residential amenity. As well, the building mass and surrounding landscape supports the critical North / South pedestrian path along E Broadway Ave. 03. CARVE & CONNECT Residential terraces help breakdown the building mass and introduce outdoor amenities throughout the project strengthening the buildings connection to the ground level plaza and surrounding landscape. This multi -tiered approach to pedestrian and resident engagement maximizes views and street front activation. 6 GGLO SECTION 01 1 NARRATIVE BUILDING SCALE The site approach is driven by the projects exciting and unique edge conditions - the emergent and pedestrian centric commercial corridor at E Broadway Ave, the equally exciting Union Pacific Railroad tracks, and the developing trail system to the South. The project presents two sizable residential courtyards at it's E Broadway Ave frontage breaking the scale of the project into 4 distinct volumes connected by landscaped terraces. This creates a project that is sensitive to the scale of existing, adjacent development. Additionally, the building massing is further articulated through a series of gaskets that help to create natural breaks for material transition and significant differentiation in architectural languages. Exceptions: Goal 2.1A, 3.4A, & 3.4C As demonstrated diagrammatically, building massing has been articulated in such a way to break down the scale of the buildings - to help the overall mass read as a series of smaller buildings. This articulation also provides variation and interest to the building profiles and contribute to their architectural identity. At the street level, canopies at the building entries and retail functions provide pedestrian -level modulation and texture. At the parapet level, 90 feet above the street, the parapet lines are intentionally simplified in order for the buildings' massing to read in an uncluttered, clear manner. This is in keeping with the limited number of nearby buildings of similar scale, such as Meridian City Hall. The most -public elevations -those facing Broadway -take on a finer -grained scale of massing and are compliant with Goal 2.1A. The south facades incorporate a contemporary interpretation of a cornice feature. Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 SECTION 01 1 NARRATIVE E9FOelse, AV. Union Pacific Railroad TI OVERALL SITE PLAN SCALE: 1"=60' _ Primary Pedestrian Entry _ V¢M1iNI¢r Entry 8 GGLO SECTION 01 1 NARRATIVE F, GROUND LEVEL SITE PLAN SCALE: 1• _ S. E Broadway Ave AL Primary .. e 1 _ vet Entryr an Entry F' W ®.. ', .—=—t 1- . e", _ ROW °. _L ° r - ° _p,_ ° ' `ti 0 Retail Residential Lobby /Amenity � Parking, Storage Mechanical, Support c {t Retail Retail 4y 14.h J East Lobby Future _ £' Ph"'s 1 F�� we,l tiles Lot, _ — - Arn—ty Xiiii lUnibn Pacific Railrod Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 9 SECTION 01 1 NARRATIVE -Al OBrick: Chestnut/Coal Creek/ Cream WMte, Norman, Mutual Materials © Storefront Bronze Anodized Aluminum Storefront at Pedestrian Level © Sleel Rails: Railroad Steel Rails Incorporated into Landscape and Plaza COHESIVE DESIGN • Palette: The project draws on the rich masonry history of Old Town and explores modern integration of terracotta, blonde and charcoal colored brick. • Building Mass: The proposed form and materiality is fully integrated with the landscape. Heavily landscaped residential terraces connect to a lush ground level plaza connecting the project to the urban realm. Orientation: The North facing courtyards help to keep the exterior amenity terraces cool while overlooking and relating to the ground level main pedestrian thoroughfare. • Architectural Language: The highly textural and grid driven language was developed to enhance the ground level retail while screening the parking above, and relate the base of the podium to the residential housing above. • Upper Levels: The upper level modulation and articulation of the facade provides additional shading and creates a design that can be read at many scales. Exceptions: Goal 1.3A & 1.3B Numerous design elements provide horizontal and vertical articulations on all sides of the buildings. Over 80% of the facades are highly varied, including expressed pilasters at the lower levels, alternating projecting and recessed exterior walls at the upper levels, windows, balconies, and the overriding expressed framework girding the exterior. All these elements work together to provide rhythm, repetition, framing, and proportion. To help break down the overall building scale, approximately 20%of the facades have less variation, providing an aesthetic "moment of calm." Even those remaining calmer portions have regular horizontal and vertical architectural reveals, windows, etc., and are principally located well -above the pedestrian level ground plane. 10 GGLO SECTION 01 1 NARRATIVE INSPIRED BY OLD TOWN CONTEXT: 1"I 'H 1- -° ,--- T- I TO Q To LI u L IU 1 Strong vertical pilasters establish pedestrian rhythm and scale. -,( -------------------- LZ .,+' • �' ISM _ _ r - -- • I � . � A3�➢HI Facades organized by an architectural language of framed elements and punched openings creating a composition at multiple scales. Gaskets, emphasized by changes in plane and materiality, help break large volumes intosmaller more approachable buildings. rl Dii1711 ]l el 1�'�'� A material palette of Terracotta, Blonde, and Charcoal brick inspired by the modern and historic context Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 11 a r M m a ShPH Foothills yti Boise Y o,��Ilt River ° -„ •� - ,-r � 'tit �- SITE _ -',•, Rom' ' High - - - Desert t ii Or t, ' ILI Im 00 a n� SECTION 01 1 NARRATIVE BUILDING FORM Both 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 facades. This serves to break the buildings down into smaller scale components with a series of articulated volumes, reinforced by materiality, so that the north facing facades are scaled to more appropriately interface with 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. 14 GGLO SECTION 01 1 NARRATIVE �r ru ARCHITECTURAL ELEMENTS The Treasure Valley's high desert 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 desert. The elongated courtyards and 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 facades. Additionally, the expressed grid framework provides a direct architectural correlation to some of Old Town's most historic structures. Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 15 SECTION 01 1 NARRATIVE Brick: Coal Creek, Norman, Running Bond Brick: Chestnut, Norman, Running Bond Brick: Creame White Norman, Running Bond Fiber Cement Panel: Charcoal Fiber Cement Panel: Terracotta Fiber Cement Panel: Cream Fiber Cement Panel: Medium Gray Fiber Cement Panel: Light Gray Residential Windows: Black Vinyl 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. Brickis 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. Retail Windows: Anodized Bronze Aluminum Storefront 16 GGLO SECTION 01 1 NARRATIVE Ve Identity Blade Signage Identity Blade Signage Signage gnage Band Identity Blade Signage Identity Blade Signage Signage Residential Lobby Signage it and Grazed Lighting Aounted Lighting Project Identity Blade Signage Retail Signage UNIONS U9 3 SIGNAGE & LIGHTING Signage and architectural lighting are cohesive elements of the building design, contributing to the atmosphere of the built environment and enhancing safety. Projecting signs engage with the pedestrian environment along Broadway and contribute to the overall urban character of Old Town. Lighting is consistent with the architectural character of the buildings and create visual interest in the urban streetscape. Parking Signage Wall Mounted Lighting Main Residential Lobby Signage Back Lit And Grazed Brick Lighting Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 17 SECTION 01 1 NARRATIVE West Building Parking Levels 1 2 I T Ln T I❑ T I n T 1 liA� I Th I Tn I 1 1 I 71F�j 1 L� 1 4 - 4-I 1 East Building Parking Screening PARKING All parking is contained within the lower levels of each building. —�_- This structured parking is obscured from public view with perforated masonry screen walls. Retail spaces separate the parking at the ground level on the prominent Broadway -facing north facades. Secure bicycle parking is also included within the ground floor of each building. East Building Parking Levels 1 - 3 T',nI'7 nI T nI T T 1 T 1 ; I 4� I T T F L 14 1 � I� I 1 T 1 C West Building Parking Screening 18 GGLO SECTION O1 1 NARRATIVE E Pine Av I MW l re J -L, lai�t I aw yI'.�,, ° -r mr�9roa��ay Ave'• IQ SITE IL-- — — — — — —�s I Existing Railway 4r � - \ F I Pedestrian Walkway Diagram PEDESTRIAN WALKWAYS AND FACILITIES The streetscape, landscape and outdoor spacesfor the project create a connected network of amenities that beautify and activate the public realm, while enhancing livability for downtown residents. Immersed in planting typologies ofthe region -High Desert, Foothills and Boise River -the landscape connects people to place and the natural beauty of the Treasure Valley. New sidewalks on Broadway and 3rd, per City of Meridian Standards, connects the project and plazas along Broadway to the Cities pedestrian network system. The new trail adjacent to the railway, also per City of Meridian Standards, will further connect the southern half of the site with the broader, eventual expansion of the Rail -with -Trail system. These perimeter site improvements connect the project within 'the round', feeding new residents to all that downtown has to offer, while connecting the existing community to the new plazas and retail frontages created by this project. H Proposed Broadway multi -use Pathway Planned Broadway multi -use Pathway W 9 Proposed Rail -with -Trail multi -use Pathway E — j Planned Rail -with -Trail multi -use Pathway Proposed East 3rd St multi -use Pathway <- — Planned East 3rd St multi -use Pathway E — Planned Bike Shared Roadways �^ E — j Planned East 2nd St Special Festival Street O Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 19 SECTION 01 1 NARRATIVE ®: PEDESTRIAN WALKWAYS AND FACILITIES ' I "�i!•t r?�p • =�.} trails, an internal circulation system of walkways and patWithin the framework of the site wide perimeter sidewalks and multi -use hs connects new retail frontage onresidential lobbies landscapefeatur es ,�.#AS. beteethe two ewbuildings, and amencealong the southern edge oftheturldin s The resultisan interconnected stemof outdoor site = I _ I I Z '� I ^ I I III I I I I I I I, L I ENLARGED WALKWAY DIAGRAM SCALE: 1-=80 Existing Railway T I y w EL r--n ,--, ..I Y 9 y amenities, all connected to public sidewalks to promote walkability for both residents and visitors. West Building: A community plaza -designed for both daily use and community events -fronts the West Building along E Broadway Ave. Areas for retail spill out allow for cafe tables and chairs along the north edge of the building, while a plaza of special paving is sized to accommodate small community events and gatherings. A panel of lawn -comprised of buffalo grass for drought tolerance- includes a mounded area to support event seating and a flat area for lawn games. Planting areas rimmed with seatwalls create a transition between the City standard sidewalk and the plaza, with wide openings for porosity. Understory planting is comprised of drought tolerant ornamental grasses and select, specimen trees for shade and a sense of permanence. Lighting provides ambiance and accent, with LED strip lights embedded in the plaza paving along salvaged metal rails for added texture and interest - an homage to the railroad and Cities history. The south end of the building is anchored with a large play area and a large pet area, contained by a transparent welded wire mesh fence, connected with walkways, and buffered with planting. East and West edges of the building include walkways to connect the plaza, retail areas, lobbies and amenities. The multi -use path trail adjacent to the rail spans between sidewalks and per City guidelines, is lined with trees and low planting. Dark sky compliant lighting will provide wayFnding and safety along walkway and gathering areas. East Building: A retail supportive plan with similar seating elements and planting serves as a continuation of the West Plan 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. AL Pedestrian Entry Vehicular Entry H Main Internal Pedestrian -Only Pathway Proposed Broadway multi -use Pathway f — -> Planned Broadway multi -use Pathway It Proposed Rail -with -Trail multi -use Pathway E — -> Planned Rail -with -Trail multi -use Pathway Proposed East 3rd St multi -use Pathway E —-> Planned East 3rd St multi -use Pathway E — -> Planned Bike Shared Roadways E — > Planned East 2nd St Special Festival Street 70 GGLO SECTION 01 1 NARRATIVE Union 93 1 Meridian, ID I Narrative -Design Review 1 05.07.2021 s 7 I,$ snnrnuomn■ lung ■l � ■1