ACHD Transmittal (A-2021-0095)Applicant name:MIKE CHIDESTER, GALENA OPPORTUNITY FUND Phone:
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
83702 Email:bill@galenafund.com
Administrative
Applicant Information
Type of Review Requested
File number:A-2021-0095
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:EAST BROADWAY INVESTMENT COMPANY LLC Phone:Fax:
Address:999 W. MAIN STREET, SUITE 1400 Email:mike@galenafund.com
Contact name:Phone:Fax:
Contact address:Email:
Project/Application Name:Union 93 West - DES, CZC
Description of Work:Union 93 - West 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):05/06/2021
Landscape Plan Date (MM/DD/YYYY):05/06/2021
Elevations Date (MM/DD/YYYY):05/06/2021
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:85
Gross Floor Area Proposed:264829
Number of Standard Parking Spaces Provided:197
Number of Compact Parking Spaces Provided:0
Number of Residential Units:166
Gross Density:81.6
Net Density:86.0
In Reclaimed Water Buffer:No
MULTI-FAMILY
Total Number of Units:166
Number of 1 Bedroom Units:107
Number of 2-3 Bedroom Units:59
Number of 4+ Bedroom Units:0
Number of Units Containing 500 sq. ft. or Less:9
Number of Units Containing 500-1,200 sq. ft.:157
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:Roof deck 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
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 &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
WMWMWMWMWMWMWMWMWMWMWMWMWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
WWWWWW
WWWWWWWWWWW WW W W W W
WW W W W W W
WWWWW W WSSSSSSSSSSSDSSSSSSSSSSSSSSSSSS
SSSSSSSSSSSSSSSSSSSSSSSSSDSD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
SDSDSDW
EPEPEPEPEPEPEPEPEPWMEPEPGI GI GI GI GIG
GI GI GI GI GI GI
2611
2612 26112611
2
6
1
2 261226122612261226
1
2
261226122611 261026102609 260926092611261226102610 26102611
2611
2610260926092610261126122612
2612 2612
26122611261226112612
26132612
26132610E BROADWAY AVEE 3RD STN MAIN STE BROADWAY AVEE 3RD STN MAIN STEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPEPROWROWROWROWROWROWROWROWROWROWROWROWROWROWROWROW ROW ROW ROW ROW ROW ROW ROW ROWROWROWROWROWROWROWROWROWROWROWROWROWROWROWROW ROW ROW ROW ROW ROW ROW ROW
P/L P/L P/L P/L P/L P/L P/L P/L
P/L P/L P/L P/L P/L P/L P/L P/LP/LP/LP/LP/LP/LP/LP/L P/L P/L P/L P/L P/L P/L P/L
P/L P/L P/L P/L P/L P/L P/L P/LP/LP/LP/LP/LP/LP/LUPVVVVVVVV7%14%SAWSAWSAW
20.00'18.00'
26.00'26.00'4.00'0.50'40.00'8.00' STREETSCAPE
2.00'2.00'
84.78'
40.36'8.50'PARALLELPARKING8.50'
PARALLEL
PARKING
11.00'
DRIVE
LANE
11.00'DRIVELANE8.00' STREETSCAPE10.00' PATHWAYFIRE LANE R25.00'R25.00'31.25'10.00'50.02'
50.50'
20.50'
20.98'212.50'212.50'225.83'
300.67'171.29'175.47'26.00'R24.00'R24.00'12.00'44.00'70.00'MMWMWMMMWMWMR25.00'
10.00' PATHWAY
R2
5
.
0
0
'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 KEYNOTES01 INSTALL LANDING AND PEDESTRIANRAMP TYPE "H2" MODIFIED, RE: ACHDSUPPLEMENT TO ISPWC SD-712H02 INSTALL STREETSCAPE AND WALKWAYPER MERIDIAN CITY CORE STREETCROSS-SECTION MASTER PLAN03 FURNISH PARALLEL PAVEMENTMARKINGS04 CONSTRUCT CONCRETE DRIVEWAYAPPROACH, RE: ACHD SUPPLEMENT TOISPWC SD-71005 MATCH EXISTING06 CONSTRUCT 6'' VERTICAL CURB &GUTTER, RE: ACHD SUPPLEMENT TOISPWC SD-70107 INSTALL LANDING AND PEDESTRIANRAMP TYPE "C1", RE: ISPWC SD-712D08 CONSTRUCT VALLEY GUTTER, RE: ACHDSUPPLEMENT TO ISPWC SD-70809 SEE LANDSCAPE PLANS10 SAWCUT AND REMOVE EXISTING DRIVEWAY APPROACH. REPLACE WITH CURB AND GUTTER PER KN 611 RECONSTRUCT STREET SECTION12 DRAINAGE 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-West 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
West Building will be 7 stories tall, with 2 levels of parking and 5 levels of modular apartments above. It
will sit 40 feet west of the East Building, approximately 109 feet south of Broadway Avenue. The
proposed building will have a footprint of approximately 48,500 square feet and gross square footage of
265,000.
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 supportive of local
business. With a variety of setbacks, 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.
With 264,829 gross square feet, the seven-story West Building comprises two parking levels, with five
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 three
through seven. The S-2 component is of Type IA construction and contains 197 parking spaces within
121 parking stalls (a mixture of standard and autostacker mechanical parking stalls) and 166 residential
bicycle parking stalls. Additional occupancy Groups (B; R-2; S) on the lower levels include retail spaces
along the entire plaza-facing side of the ground floor, amenity spaces in the southeastern quadrant of
the ground floor, trash, and mechanical spaces, and resident bicycle and unit storage. The upper
residential floors of the building contain 166 apartments of Type IIIA construction. The apartment mix is
made of 48 Studios, 59 1-Bedroom units, and 59 2-Bedroom units arranged in a "U"-shaped
configuration. Inside the U is a north-facing courtyard with outdoor resident amenity space that
overlooks the plaza below. A resident Lodge amenity room (Occupancy Group A) anchors the opposite
end of the U. 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 main entrance into the West Building will be from Broadway, about halfway between Main Street
and 3rd Street. A 26-foot wide drive aisle is proposed on the east side of the building and will access the
parking garage on the building's bottom floor. There is also a second entrance to the east side of the
building from the East Building.
A community plaza – designed for daily use and community events – fronts the West Building along E
Broadway Ave. Areas for retail spill out allow for café tables and chairs along the building's north edge,
while a plaza is sized to accommodate small community events and gatherings. A lawn panel 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 consisting of ornamental grasses and select specimen trees for shade and
a sense of permanence. Lighting provides ambiance and accent. The plaza paving includes salvaged rail
from the railroad tracks for added texture and interest – an homage to the railroad and city’s history.
3 | Page
The south end of the building is anchored with a large play area and 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 adjacent to the rail spans between sidewalks and, per City guidelines, is lined with
trees and low planting. Dark sky-compliant lighting will provide wayfinding and safety along walkways
and gathering areas.
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.