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HomeMy WebLinkAboutRE_ Southridge Dermotology-Nov 23-2021From:Cassandra Shafer To:Alan Tiefenbach Cc:Bill Parsons Subject:RE: Southridge Dermotology Date:Tuesday, November 23, 2021 9:27:10 AM Attachments:image006.png image021.png image026.png image027.png image028.png image029.png image030.png image033.png image034.png External Sender - Please use caution with links or attachments. We are showing this here. Cassie Shafer 1119 E. State. St. Ste. 120 Eagle, Idaho 83616 ph: 208.514.2713 em: CassandraS@ALCArchitecture.com From: Alan Tiefenbach <atiefenbach@meridiancity.org> Sent: Tuesday, November 23, 2021 9:23 AM To: Cassandra Shafer <CassandraS@alcarchitecture.com> Cc: Bill Parsons <bparsons@meridiancity.org> Subject: RE: Southridge Dermotology Also, didn’t you say you had added canopies or metal bars over the doors on the north side? Did you not show that on this rendering? Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living From: Alan Tiefenbach Sent: Tuesday, November 23, 2021 9:20 AM To: 'Cassandra Shafer' <CassandraS@alcarchitecture.com> Cc: Bill Parsons <bparsons@meridiancity.org> Subject: RE: Southridge Dermotology In this rendering, are you saying there are two different wood grain colors here? It’s not so apparent in the elevations. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living From: Cassandra Shafer <CassandraS@alcarchitecture.com> Sent: Tuesday, November 23, 2021 9:07 AM To: Alan Tiefenbach <atiefenbach@meridiancity.org> Cc: Bill Parsons <bparsons@meridiancity.org> Subject: RE: Southridge Dermotology External Sender - Please use caution with links or attachments. Hi Alan, You need to see the renderings to see the wood variation. It is there. I have pictured below the wood colors and attached the renderings. You need to be looking at the entire design review package as a whole here AND the 3D renderings, not just looking at these flat elevations to decipher the building proportions and dynamics. We added the awnings over the doors on the north side in the images pasted below. None of the suggested design elements below have a place on these facades. Please take it to the director, we don’t agree that this building doesn’t meet the requirements. Cassie Shafer 1119 E. State. St. Ste. 120 Eagle, Idaho 83616 ph: 208.514.2713 em: CassandraS@ALCArchitecture.com From: Alan Tiefenbach <atiefenbach@meridiancity.org> Sent: Tuesday, November 23, 2021 8:57 AM To: Cassandra Shafer <CassandraS@alcarchitecture.com> Cc: Bill Parsons <bparsons@meridiancity.org> Subject: RE: Southridge Dermotology Cassandra, Ground floor transparency is already required (30% fenestration). This can’t also count as pedestrian detailing. If you are showing more than one color of wood paneling, I can’t see it on the elevations. I recommend you look at additional detailing on the north and east elevations such as canopies, overhangs, awnings, wainscoting, decorative lighting, etc. I can’t approve this as is. The only other option at this point, is I can deny it, you can appeal it to the Director, and if he affirms, you can appeal to the Council. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living From: Cassandra Shafer <CassandraS@alcarchitecture.com> Sent: Monday, November 22, 2021 3:39 PM To: Alan Tiefenbach <atiefenbach@meridiancity.org> Subject: RE: Southridge Dermotology External Sender - Please use caution with links or attachments. Hi Alan, Would you consider the red-circled areas as areas of patterning and interest for pedestrian interest? We really feel that things are getting busy visually with all the pattern happening in the materials. We also would like to draw your attention to the variation in the wood-look material with the random variation in 2 wood colors for more variation for pedestrian level interest. It doesn’t show all that well in the flat elevations. I have pasted below the materials. Also wondering if you all have considered our design intention with the large curtain walls extending to ground. Part of the pedestrian scale here at the north side of the building is that passersby will be able to see through to the interior space and be drawn in. This glazing will not have a mirrored coating, creating a visual depth to the north side of the building which goes beyond the perimeter of the exterior. This would impact the way the building depth is perceived by pedestrians and drivers alike passing by. Cassie Shafer 1119 E. State. St. Ste. 120 Eagle, Idaho 83616 ph: 208.514.2713 em: CassandraS@ALCArchitecture.com From: Alan Tiefenbach <atiefenbach@meridiancity.org> Sent: Monday, November 22, 2021 2:58 PM To: Cassandra Shafer <CassandraS@alcarchitecture.com> Subject: RE: Southridge Dermotology Cassandra, In regard to accent, yes the metal coping and frames could be the accent. Landscaping can count to satisfy 3.2A (below) as long as it is within 3 feet of the base, which I believe it is. That still leaves pedestrian features. ------------------------------------------------------------------------------------------ 3.2A For at least 30% of applicable façades 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, façade reveals, ground level fenestration, raised planters, or landscaping elements within 3-feet of finished grade. 2.3A Consistently incorporate at least two (2) architectural features into the building design that are pedestrian scale, to include: fenestration patterns; architectural elements such as ledges, lighting, or canopies; material or pattern banding; or detailing (see Pedestrian Scale definition). 5.2A Use of subtle, neutral, or natural tones must be integrated with at least one accent or field material. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living From: Cassandra Shafer <CassandraS@alcarchitecture.com> Sent: Monday, November 22, 2021 2:42 PM To: Alan Tiefenbach <atiefenbach@meridiancity.org> Cc: Jeff Likes <Jeff@alcarchitecture.com> Subject: RE: Southridge Dermotology External Sender - Please use caution with links or attachments. Hi Alan, Let’s call the metal coping and frames the accent. Is the landscaping not to be considered as a pedestrian element? Cassie Shafer 1119 E. State. St. Ste. 120 Eagle, Idaho 83616 ph: 208.514.2713 em: CassandraS@ALCArchitecture.com From: Alan Tiefenbach <atiefenbach@meridiancity.org> Sent: Monday, November 22, 2021 2:24 PM To: Cassandra Shafer <CassandraS@alcarchitecture.com> Cc: Jeff Likes <Jeff@alcarchitecture.com> Subject: RE: Southridge Dermotology Cassandra, The west side with the roll up doors is not really an issue, because that is not directly facing a street and there will eventually be a building. It’s the north and east sides we are most concerned with. A suggestion we can recommend is considering some type of canopy, awning or window treatments, decorative lighting, and /or color change or wainscoting along the base. There is supposed to be at least two and an accent color. You could probably argue the metal coping and frames are your accent, but that still leaves the pedestrian treatment. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living From: Cassandra Shafer <CassandraS@alcarchitecture.com> Sent: Monday, November 22, 2021 1:25 PM To: Alan Tiefenbach <atiefenbach@meridiancity.org> Cc: Jeffery Hatch <jeff@hatchda.com> Subject: RE: Southridge Dermotology External Sender - Please use caution with links or attachments. Hi Alan, With a design style like this, we are having a hard time with what “decorative” could be. We want this building to be sophisticated, sleek, and as modern as Meridian will allow us to keep it without adding “decorative” elements that look out of place, hokey, or straying from the modern look desired. There are not a lot of options to decorate overhead doors, nor do we want to draw attention to them. Please we ask that you consider the column-like repetition between overhead doors and sconces between each overhead door as assisting with this requirement. This is an design alternative to low-hanging cost savings to provide fewer, larger overhead doors. Doing the smaller, and more frequent doors helps to break up the façade a little more. We really feal the glazing should be considered both for fenestration and for pedestrian detailing in this situation because of how large the glazing is. It’s essentially an entirely additional wall plane. Cassie Shafer 1119 E. State. St. Ste. 120 Eagle, Idaho 83616 ph: 208.514.2713 em: CassandraS@ALCArchitecture.com From: Alan Tiefenbach <atiefenbach@meridiancity.org> Sent: Monday, November 22, 2021 12:53 PM To: Cassandra Shafer <CassandraS@alcarchitecture.com> Cc: Jeffery Hatch <jeff@hatchda.com> Subject: RE: Southridge Dermotology Cassandra, I understand what you are saying about the roofline requirement. I’ve posted excerpts from the ASM requirements. The north elevation consists of three field materials (one of them being glass). It appears the windows do have panes or mullions that could serve some type of pedestrian interest, but that’s it. You can’t count the windows both for the fenestration requirement and for pedestrian detailing, and we typically have not counted windows anyway unless there are some type of decorative feature or accent. Doors, particularly overhead doors, aren’t counted for pedestrian detailing, unless there is something decorative about them. I’m also not convinced that the small lights above the roll up doors are actually a decorative element. The north and east elevations need some additional treatment. I do think canopies or awning could help. Other ideas include accent colors or materials toward the base and sconces or other decorative lighting. I cannot approve these elevations as they currently are. Be aware, I am out of the office from tomorrow afternoon until December 1. This is the only thing holding this up, so if this isn’t addressed it’s going to be on my desk for at least another week. Goal 4.11 Design and articulate architectural elements using proportions, divisions, detailing, materials, textures, and colors and appropriately integrate these elements into the building design. Applies to façades: in development along public roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. 4.1A Provide at least three detailing elements that transition façade material changes or integrate pedestrian scale elements, such as doorways, windows, or material banding, at the base of the building. Examples include but are not limited to: cornice work around primary entries, decorative caps on brick or stone banding, architectural canopies over entries, or decorative lintels above the first floor windows. 4.1C Provide 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. 5.1D For façade elevations visible from public roadways and along primary building entryways, incorporate an accent material on the first story. 5.2A Use of subtle, neutral, or natural tones must be integrated with at least one accent or field material. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living From: Cassandra Shafer <CassandraS@alcarchitecture.com> Sent: Friday, November 19, 2021 10:23 AM To: Alan Tiefenbach <atiefenbach@meridiancity.org> Cc: Jeffery Hatch <jeff@hatchda.com> Subject: RE: Southridge Dermotology External Sender - Please use caution with links or attachments. Hi Alan, See my responses below in BLUE, and pasted image with notes, and attached. Thanks! ASM 2.1A requires buildings with rooflines 50-feet in length or greater to incorporate roofline and parapet variations. Variations may include step-downs, step-backs, other modulation, or architectural features such as cornices, ledges, or columns, and must occur in total combination for at least 20% of the façade length. May be averaged over entire façade, but may not exceed 75-feetwithout a break. Is this met on the north and south elevations? Yes. This needs to be vertical. It appears the roofline along the north and south elevations is more than 80 ft on the south and 120 ft. on the north. This would not include the HVAC screen. Please see below. See above sketch. See step backs at parapets creating undulations occurring along whole face of north façade. The South façade is EXTERMELY DYNAMIC and include extensive undulations, step backs, and height variation. . There is nothing that needs to be revised about the south façade. See the renderings. ASM 2.3A states the architecture should consistently incorporate at least two (2) architectural features into the building design that are pedestrian scale, to include: fenestration patterns, architectural elements such as ledges, lighting, or canopies; material or pattern banding; or detailing. How is this met on the north and east elevations? Staff recommends you consider elements such as decorative lighting, awning or canopies or wainscoting. NORTH SIDE - Fenestration patterns include mullions at pedestrian level. We can also add awnings to the exterior exit doors planned on the north side. As stated in the narrative, glazing is schedule to be clear. Part of the pedestrian scale here at the north side of the building is that passersby will be able to see through to the interior space and be drawn in. This glazing will not have a mirrored coating, creating a visual depth to the north side of the building which goes beyond the perimeter of the exterior. This would impact the way the building depth is perceived by pedestrians and drivers alike passing by. Landscape shall also be inclusive of pedestrian scale and considered a pedestrian scale experience as well. See landscape plan submitted with plans. EAST SIDE. Decorative lighting at east side between all overhead doors. Also setting back overhead doors creates column-like repetition between each overhead door. See rendering pasted below. This is met by glazing pattern, material pattern of both wood grained material and asymmetrical pattern of hardie siding panels. Landscape will also assist with pedestrian scale elements at the north and east. Field materials do not count for pedestrian detailing. Staff recommends you consider elements such as decorative lighting, awning or canopies or wainscoting See above response ASM 3.1B requires qualifying modulation to be at least 6-inches in depth, be at least 8-inches in width or height (whichever is narrowest), and occur in total for 20% of overall façade elevation. For buildings with façades less than 150-feet, horizontal modulation must occur no less than every 30-feet. For buildings with façades greater than or equal to 150-feet, horizontal modulation must occur no less than every 50-feet. Staff is unable to determine from the site plan if this is met on north and east elevations. Please clarify. We can set glazing to inside faces of walls to create depth of undulation where glazing occurs to at least 8”. See updated plan. At east side, we can also set portion of hardie finish exterior wall back 8”. Which updated plan are you referring to? I have not seen an updated site plan or elevations. See FLOOR PLAN REVISED ATTACHED. Cassie Shafer 1119 E. State. St. Ste. 120 Eagle, Idaho 83616 ph: 208.514.2713 em: CassandraS@ALCArchitecture.com From: Alan Tiefenbach <atiefenbach@meridiancity.org> Sent: Wednesday, November 10, 2021 3:00 PM To: Cassandra Shafer <CassandraS@alcarchitecture.com> Cc: Jeffery Hatch <jeff@hatchda.com> Subject: Southridge Dermotology ASM 2.1A requires buildings with rooflines 50-feet in length or greater to incorporate roofline and parapet variations. Variations may include step-downs, step-backs, other modulation, or architectural features such as cornices, ledges, or columns, and must occur in total combination forat least 20% of the façade length. May be averaged over entire façade, but may not exceed 75-feetwithout a break. Is this met on the north and south elevations? Yes. This needs to be vertical. It appears the roofline along the north and south elevations is more than 80 ft on the south and 120 ft. on the north. This would not include the HVAC screen. Please see below. ASM 2.3A states the architecture should consistently incorporate at least two (2) architectural features into the building design that are pedestrian scale, to include: fenestration patterns, architectural elements such as ledges, lighting, or canopies; material or pattern banding; or detailing. How is this met on the north and east elevations? Staff recommends you consider elements such as decorative lighting, awning or canopies or wainscoting. This is met by glazing pattern, material pattern of both wood grained material and asymmetrical pattern of hardie siding panels. Landscape will also assist with pedestrian scale elements at the north and east. Field materials do not count for pedestrian detailing. Staff recommends you consider elements such as decorative lighting, awning or canopies or wainscoting ASM 3.1B requires qualifying modulation to be at least 6-inches in depth, be at least 8-inches in width or height (whichever is narrowest), and occur in total for 20% of overall façade elevation. For buildings with façades less than 150-feet, horizontal modulation must occur no less than every 30-feet. For buildings with façades greater than or equal to 150-feet, horizontal modulation must occur no less than every 50-feet. Staff is unable to determine from the site plan if this is met on north and east elevations. Please clarify. We can set glazing to inside faces of walls to create depth of undulation where glazing occurs to at least 8”. See updated plan. At east side, we can also set portion of hardie finish exterior wall back 8”. Which updated plan are you referring to? I have not seen an updated site plan or elevations. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-489-0573 | Fax: 208-489-0571   Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.