Loading...
HomeMy WebLinkAbout8 - Union 93 CZC Architectural Responsen I gill 1111v. Ili UNION 93 I CZC COMMENTS rCE Lai Materials Plan: West Building Courtyard Layout&Materia is Plan: East Building North Courtyard �\ram — v x Ll `L — I Ll Ll ;i Planting Plan: West Building Courtyard Planting Planting Plan: East Building North Courtyard Planting Layout & Materials Plan. West Layout & Materials Plan: East Building Rooftop Building Rooftop I i I �1 7 Layout & Materials Plan: East Building South Courtyard Planting Plan: West Building Planting Plan: East Building Rooftop Planting Rooftop Planting Planting Plan: East Building South Courtyard Planting I 7. Please submit additional details regarding the proposed landscaping for the rooftop patios, including layouts, proposed finishes, site amenities, and plant types. RESPONSE Additional details including materials, finishes, site amenities, and planting are provided in the revised submittal. See detail sheets L-112A & L-155A. LAYOUT AND MATERIALS LEGEND Unii I Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO Unii I Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS RENDERED SITE PLAN ® O SCALE:1 -60 0' 30' 60' OPublic Plaza O Raised Metal Planter Planting O Synthetic Turf Pet Area G Pervious Pavers Trail ® Decking Gathering Space © Flexible Lawn © Specimen Tree Q Synthetic Turf Play Area 10 E Broadway Ave Right -of -Way per City of Raised Metal Planter Meridian Standards © Retail Spill -out O Asphalt Rail -with -Trail Path O Pervious Pavers Gathering Area ® Pedestal -Set Paver Unit Patio ® Amenity Spill -out Decking Area Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 ('GAO - UNION 93 I CZC COMMENTS 7. Please submit additional details regarding the proposed landscaping for the rooftop patios, including layouts, proposed finishes, site amenities, and plant types. RESPONSE Additional details including materials, finishes, site amenities, and planting are provided in the revised submittal. See detail sheets L-112A & L-155A. Character: Regional High Desert Plant Community Canada Red Chokecherry Dwarf Mugo Pine Blizzard Mock Orange Black Chokeberry SageleafWillow Silky Lupine Siskiyou Blue Fescue Moonbeam Yarrow Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS View Looking Southwest at plaza with Sculpture Icon Public Art Example [Affiff- MW r Public Art Example 8. Please note a condition of conditional use permit H-2019- 0142 was that the east building shall incorporate additional architectural features to hold the corner( Broadway/ 3rd St. Intersection) and be a prominent focal point of the design. This does not appear to be met. RESPONSE The NMID Easement requires the building be set back from the corner of the site making it difficult to architecturally hold the corner. In order to achieve the goals of the conditional use permit, a prominent sculptural element at the corner of Broadway and 3rd Street will be provided on site. The sculptural elements will be inspired by cultural and environmental influences of the Site, City and Region. The goal will be for an expressive, interesting site element representing genius loci of the site and will be cohesive with the overall plan/design for the project. Initial ideas for the installation could focus on the history of the railroad, similar to the use of salvaged railroad tracks incorporated into the plaza pavement. Based on prior experience with both public and private art processes, the team will put together an Art Sub Committee, made of up representatives from the development team, design team and a representative from the City/MDC. A Narrative, outlining budget, overall art concept (tying back to culture, history of environment of Meridian) and timeline will be distributed to a short list of artists. The Art Sub Committee will then review, select and guide the selected artist through the process, through implementation. We propose the following 8meetings that, as a member of the Committee, a representative from the City/MDC would attend and provide input: 1. Final review of artist short list and budget, narrative 2. Artist interviews 3. Artist Selection 4. Artist Concept Kick -Off 5. Review of Art Options 6. Final Art Approval 7. Art Shop Drawing Review and Budget Confirmation 8. Fabrication Site Visit/Review We anticipate the process to begin by September 1 st, 2021 and last 4 months. Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS round Level Feneshation: storefront Glazing round Level Fenestration: Bock Screen tail at Building Base 123' 9" 5 5 6 6' 22B'-to- West Building: West Elevation 71 Facade with unique masonry base or fenestration -143' -9- 143' -9' / 228' -10" = 62.8%> 30%required efront Glazing IN' 4" 216'-6' West Building: South Elevation Facade with unique masonry, base or fenestration =1" 4- 1444-/215'-6--675r130%regelred rountl Level Fenestration: Brick Screen 304'-3" East Building: East Elevation Facade with unique masonry, base or fenestration=205'-10" 205' -10- / 304' -3- = 677%> 30%regarad 194'-5" 216'-3' East Building: South Elevation 199 -5wit2 unique masonry baseoretaination=199'-5" 199' � 5" / 215' -3" = 92 6%> 30%rpquired Detail at Building Base 9. 3.2A of the Architectural Standard Manual (ASM) states for at least 30% of applicable facades use any combination of concrete, masonry, stone, or unique variation of color, texture, or material, at least 10-inches in height, around the base of the building. May alternatively incorporate other architectural features such as ledges, facade reveals, ground level fenestration, raised planters, or landscaping elements within 3-feet of finished grade. This requirement does not appear to be met on the south sides of both buildings or the east side of the East Building and the west side of the West Building. To clarify, these materials must anchor the base of the building. Please provide design justification and/or proposed solutions including product specifications, data and cut sheets. RESPONSE 6a'-r In addition to ground level fenestration(ground level storefront glazing, brick screens and other screening) brick building columns have been further articulated by a double row of soldier course which creates a distinction that highlights the base through a variation in texture. East Building: Charcoal Brick Vignette Screening Canopies 2 rows of soldier course Stacked typical at all brick columns Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 Gi UNION 93 I CZC COMMENTS Coal Creek Brick & Charcoal Fiber Cement Panel Fiber Cement Panel: Charcoal Bases of Design: Coal Creek Brick, Norman, Running Bond Chestnut Brick & Terracotta Fiber Cement Panel Fiber Cement Panel: Terracotta Bases of Design: Chestnut Brick, Norman, Running Bond A n� Crea me White Brick & Cream Fiber Cement Panel Fiber Cement Panel: Cream t Bases of Design: Creame White Brick, Norman, Running Bond 10. ASM 3.2B states where building designs incorporate multiple stories, or multiple Floor height equivalents, integrate least one field accent color, material, or architecture l feature used onn lower stories, on the upper stories. How is this met? The bottom floors and the top floors do not seem to relate. RESPONSE The field colors shown at the building bases are repeated n the fiber cement coloring of the upper level facades. In this way each building volume is distinct and clearly articulated as a related volume while maintaining additional visual weight and material quality at the building base. Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS South Roof Form Diagram Parapet Articulation: 5outhem Facing Facades 12"overhano 12" �ILL A I, , (W,* I ' South Facade Section Diagram East Building: South Facade West Building: South Facade East Building'. East Facade A 11. ASM 3.2D states that in mixed -use areas and for structures greater than four stories, design the uppermost story or facade wall plane to include material changes, horizontal articulation, and modulation meeting first story requirements, or include a patio, rooftop garden, penthouse, or strong architectural feature such as a tower element. Please describe how this is met on the southern elevations of both buildings and the eastern elevation of the East Building. RESPONSE South Facade Since the initial CZC submittal, the South facades of both the East and West buildings have been revised for greater articulation atthe building roo hes per the direction of the city. Modifications include: - Breaking the continuous parapet/roof line into 3 distinct parts that are emphasized through material selection and building modulation. - The addition of angeled roof lines to better emphasize the project corners - Dark metal coping that projects 12" min from the vertical project wall and spans the recessed portions of the facade for greater distinction. Eastern Elevation of the East building: At the SF corner the increased elevation and the revised articulation (12" dark metal) described above continues around the corner to distinguish the parapet at the South end of the East facade. Asignificant parapet break accommodates an east facing residential courtyard. At the North end of the East facade a thickened horizontal band as well as a modulated parapet line helps to distinguish the parapet at this end of the project. ' Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS East Building: East Elevation Resitlnetial Amenity: 12. ASM4.1C requires providing details that emphasize focal elements such as public entries, building corners, or public spaces. Examples include but are not limited to: columns, quoin or rustication, canopies over entries, lintels, transom windows, or modulation of the roof plane. At least one focal element is required and must be accented with a unique combination of color, texture, materials, or modulation in the wall or roof plane. How is this met, and what is the focal element on the south elevations and the eastern elevation of the East Building? Provide design justification and/or proposed solutions including product specifications, data and cut sheets. RESPONSE The South Facades of the project work together to emphasize the through block connection which links the public trail along the rails to the large public plaza the north. This landscaped pathway provides direct access to the east and west residential building lobbies. Since initial Design Review submittal the South facing facades have been updated significantly to further emphasize building corners, the through block connection between the East and West buildings as well as the public facing residential amenity entrance in the west building that faces South. Buildings have been broken into 3 distinct portions, emphasized by distinct parapet expressions, modulation and materials. Corner massing is emphasized by a sloping roof forms that are visually articulated through dark contrasting metal coping that extends 12" proud of the building wall. At the West building the center portion of the building is recessed and breaks the masonry expression at the podium base in order to emphasize residential amenity entry. While the east building pulls tight to the public path, the west building volume pushes north indicating site entry and allowing for continuity of interior and exterior amenity. Wert Building: Re:idnerai Lobby East Building: Residnetial Lobby The additional exterior space includes a children's play area and a dog park for residential use storefront with active amenity uses are distinguished with canopies, lighting and additional texture and relief provided through brick detailing. ��■"�"7■'�' � ■III! � ■ ■ . �MEN ■ a■ ■W ■ ■ ■ ■■■ ■ ■ ■■■ rW ■ ■ ■ ■E ■ IN ■ IN r r_ ■■ —Residential Dog Park [M�hideni Play Area `Through Block Connection Combined South Elevation: At the south portion of the east elevation the focal point is the residential courtyard which is connected to the pedestrian experience by hanging planters that form a canopy. Similar to the north facade, building materials change here to reinforce the additional green space and canopy and to acknowledge the connection of private amenity to the public realm. This expression also helps mark the public garage entry which will be further explained through signage. The sloping roof form and articulated metal coping wraps the SE corner for consistency and enhances the roof line at this important corner. Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS East Building: South Elevation Vignette West Building: South Elevation ❑ Overhead Canopies ❑ Recessed Brick Lintels ❑ Transparent Brick Screening ❑ Architectural Lighting West Building: Brick Screen Vignette ❑ Screened lay Vertical Metal Slats ❑ Decorative Brick Base ioAmeir ,Ing II L_pr.o. Achill Lighting Decorative Brick Base West Building: Storefront Vignette East Building: South Elevation ❑ Transparent Brick Screening ❑ Architectural Lighting ❑ Recessed Brick Lintels ❑ Decorative Brick Base 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. A RESPONSE Please see diagrams on page 9 and 10 that explain how these requirements are met. Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO 10 UNION 93 I CZC COMMENTS �r��� W PL 111. �`Jml WBrickLintal 11 111 IA �� Decorative Brick Base East Building: Chestnut Brick Vignette ening East Building: Charcoal Brick Vignette East Building: East Elevation ❑ Overhead Canopies ❑ Rewssed Brick L'utels ❑ Screened by Vertical Metal Slats ❑ Transparent Brick Screening ❑ Architectural Lighting ❑ Decorative Brick Base 13. ASM 2.3A and 4.1A require three detailing elements integrate pedestrian scale elements. Examples are given such as cornice work around primary entries, decorative caps on brick or stone banding, architectural canopies over entries, or decorative lintels above the first floor windows. Pedestrian features, other than windows, do not appear to be met along the east side of the East Building and both southern elevations. Please provide design justification and/or proposed solutions including product specifications, data and cut sheets. RESPONSE Please see diagrams on page 10 and 11 that explain how these requirements are met. Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS West Building: Resitlnetial Resitlnetial Amenity: Building: Resitlnetial Lobby MEN Sir rw W = 1170 ■ ■ ■EE ■ ■■■■ rw ■w ■ ■ ■EE ■ ■■■ff W ■-�O■■I■r' W -W -Fs .t. •a 7 Residential Dog Park hiltlren's Play Area M1rough Bleak Connection Perspective View Showing South Facade in Context EBroadway Ave _ • 12 � 1 Retail BaN� �L i L NMJ t �` VI AmentyZA it Ground Level Site Plan 2Race Perspective View Showing South Facade in Context 14. Your narrative suggests a request for design exceptions from 2.1A, 3.4A and 3.4C in regard to the length of rooflines. In regard to design exceptions, the ASM states "the City encourages innovative design and recognizes that there are many ways to meet the intent, goals and standards contained in the Manual. Therefore, in addition to the explicit innovative alternatives enabled within the Manual, the director will consider alternative design proposals through design standard exception requests." One of the findings that must be made is "how the alternative means for compliance meet the intent and goals of the requested standard exemption, or how the alternative proposes to maintain a similar level of effort by exceeding other site and building standards." Please explain how the southern elevations exceed other standards which would warrant staff support of a design exception. Provide design justification and/or proposed solutions including product specifications, data and cut sheets. RESPONSE Revised Southern Elevations that incorporate sloping roof lines and variation in parapet expressions no longer requires exemption from 2.4A and 3.4C. Explanation of how the alternative means for compliance to 2.1A meet the intent and goals of the requested standard exemption are explained on the following page. Relevant ASM sections are nal clarity. Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO UNION 93 I CZC COMMENTS BUILDING SCALE, NDR RESIDENTIAL STANDARDS (ass) m• onraption per An lisit I" Day' lop'am should consider the scale of mrroun cars, buildGoa m,is h'Iuaareu'anma.mea.nngubseemoline,,a,well th 2.m napple pd, height, III and for' scales for the built as As I sue supplies to facades ofaavelopment along public hours, Aa,.,es, and adjrantm reeamidedIea,. suAdings with rooNne, 50 fleet In length or greater must mrorparete ..he— sad parapet oaaanons. Syrian — may Indian, top ao.m,step - basks, Inner mambil on, far 2.ga arrhltemral teapres such as'mica ledge,, or countryO and must occur mtaal rom oilhan'rat lean 201 Gimde length, May be areart carer entire fal bamay not ¢need 751 wunoa a break. 2.1A RESPONSE While roof line variations embrace the spirit of the this guideline, the east roof line of the west building and the west roof line of the east building both exceed 75' in length. However, these roof lines help to unify building massing at a scale that is appropriate for the overall scale of the south facades. The sloped roofs help to emphasize project corners while also helping to link upper levels of the building to the pedestrian realm. The 12" overhang creates an additional shadow line that helps to emphasize the building modulation and lends greater cohesion to the proposed massing. 2.00Intent Promote building designs that use appropriate architectural and pedestrian scales to establish compatible physical and visual relationships with adjacent and surrounding developments and reinforce a cohesive built environments. 2.10 Goal Development should consider the scale of surrounding buildings, including relationshipsto existing residential areas, as well as an appropriate height, mass, and form scaled for the built environment. Applies to facades of development along public roads, public spaces, and adjacent to residential areas. Buit ids FOON, NON-REsmENTAE STANDARDS (BE') Goa l menmvonn, buildings, without rreanneammposmgamlaon� As 300 adjacentNan.RpanclatilleaaeinaevelopmentalomarNaal roadways, manila from residential developmentr adjarem m publics ,n. facing puml,antrn of adjacent bmld,np. For flat roof,.m,orprior primary and s„andary roof el, ludmg but flat limran to nard"Ie type, slangz panpeh, multiple parapet eI et lea Input Islas in elevann, of modulation IfSaWleasr?@et X2 <A Dualifyin, Bementsractiosrmratleart20%tnelengrhofapplleable farades may also mmrporam semndery met types, such as hip roofs along overhangs. BlumwS Fmu. NUN-RESIDMUL11 STANDARDS (DES) ID4 oe„a non ri in roar prowl—w fasaae moaolarlon and/ oramr„bean wAtI...pbossy ma rerrel/mlortan:inana opdao, or, haarenoniman, ro:vatrngperrea,armse;ouni Xgnc morplaners;Arnaaao—,Ga., moamamnrnrmgn Otho or o oraeun r; aormers; mowan; overnaag,a e„ docent mops; or mmlrewark. 3.00Intent Promote building designs that articulate and define appropriate building forms with visual interest and enhance the character of the built environment. 3.40 Goal Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural identity of the buildings, without creating an imposing scale on adjacent uses. Applies to facades: in development along arterial roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. 1 75'" I 37'10" I pi 6" 1 I 98'10" 1 41'3" 1 72'5" 1" ? . � , car, tkt Elam "I !WW da, L All, _ .` xIs Union 93 1 Meridian, ID 1 CZC Comments Response 1 07.28.2021 GGLO 1' UNION 93 I CZC COMMENTS Materials of Podium Levels Pampet Detail Fiber C¢men[Pdn¢I: Ugh Fiber Cement Panel: Accent Color Materials of Residential Levels a ntial 3 15. Please provide additional details on the building materials. For example, is the brick just veneer, or is it truly brick? How does it (and the concrete panels) provide visual relief, and will this be visible from a distance? The elevations should show/describe material integrations, to accent/provide details in key areas of focus/transition. Provide product specifications, data, cut sheets, and colors for, all proposed building exterior products. RESPONSE Please see annotated diagrams on this page for greater detail relative to materials, facade articulation and material transitions. Chestnut Brick & Terracotta Fiber Cement Panel Fiber Cement Panel: Terna ette Bases of Design: Chestnut Brick, Norman, Running Bond Union 93 1 Meridian, ID I CZC Comments Response 1 07.28.2021 GGLO COMBINED NORTH ELEVATION SCALE: t" = 40 GGLO '4 m COMBINED SOUTH ELEVATION SCALE: 1- ao' 0' 20' 40' 16 GGLO Roof Level 07 Level 06 Level 05 Level 04 Level03 '4 �. Level 02 4�Grountl Leve101 uminum Storefront EAST BUILDING NORTH ELEVATION SCALE: 1" = 40 Top of Fm2pet. Gmuntl L-1 m GGLO Roof Level 07 Level 06 Level 05 Level 04 in Level 03 '4 0 Level 02 Ground Leve101 EAST BUILDING SOUTH ELEVATION SCALE :1-=4 ' Top of Parapet. Ground Level01 18 GGLO Roof Level 07 Level 06 Level 05 Level 04 in Level 03 '4 0 Level 02 Ground Level 01 EAST BUILDING: EAST ELEVATION SCALE: 1" = 30 GGLO Cement Panel: Terrace= —Residential Windovrs: Black Vinyl Exhaust vents at residential ruts, TTP Cement Panel: Medium Gay ­'lber Cement Panel: Light Cray, LT _ 0 �1 11 111 11 11 1 1 1 1 V - - �uG �O _1L T� "_■1 110HF0Il Ills 11' o l 11 Louver Band 18"tall Chestnut EAST BUILDING: WEST ELEVATION SCALE: 1-=30' 0' 15' 30' 20 GGLO Vinyl Roof 4 Level 07 4 Level 06 4 Level 05 4 Level 04 fn ve103 c2 Level 02 Ground Level 01 uuminum Storefront WEST BUILDING NORTH ELEVATION SCALE: 1" = 40 Top of Para pet Ground Level01 21 Roof Level 07 Level 06 Level 05 Level 04 Level03 '4 �. Level 02 Grountl Level Ot torefront WEST BUILDING SOUTH ELEVATION SCALE: 1" = 40 Top of Parapet. Ground Level m 22 GGLO Roof — 4 Level 07 QLevel 06 — — QLevel 05 — — QLevel 04 4 Level 03 a Level 02 Ground Level Ot 't -I Panel: Medium Gray FiberCement Panel Charcoal itial Windows: Black Vinyl Residential Windoi Black Vidd Fiber Cement Panel: Light Gray I] TO°j T°o�`�I X I] m°�T T0C4"T T 11100" T°`L T -Lf T T° T° 'T Creme White Exhaust vents at residential units, TYP Top of Parapet Louver Band l8"tall i Banze Aluminum Storefront WEST BUILDING: EAST ELEVATION SCALE: 1-=30' 0' 15' 30' 23 GGLO Roof 4 Level oz 4 Level 06 Q Level 08 4 Level 04 4 Level 03 a n Leve102 Grountl Levei QQl 11 � ,�• Bronze uuminum Storefront WEST BUILDING: WEST ELEVATION SCALE: Y" 30' 88xl20 Generator Intake Cement Panel: light Gray LLouver Band 18"tall Creme White Top of Parapet 0 4 N Ground Level 01 24 GGLO