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HomeMy WebLinkAbout11_Gramercy Commons_DR Narrative V1�J i op • 1 - 09 i PIS s owl OFF �-- (:t(ENty APPROVED DATE 04111/22 FILE NUMBER - GGLO APPROVED o4n 1,22 ION Gramercy Commons will be a 55+ active adult multifamily development at the heart of the Gramercy District. Comprised of 169 units, the proposed project combines 144,891 sf of residential area, 13,687 sf of amenity space, and 78,699 sf of garage area for a total of 286,656 gross square feet. This project turns the typical residential development inside out with a centralized parking garage concealed by residential uses. This approach prioritizes site area for generously sized and consolidated outdoor open spaces and presents pedestrian - friendly streetscapes. A hierarchy of passive and active open spaces include a large pool deck and hot tub area, pickle -ball courts, fire pits and barbecue areas, gardens, and an entry plaza. Furthermore, each unit has its own private outdoor space, further exceeding the city requirements for open space on the site. The exterior design of the East facade is a mix of inspiration from the Gramercy commercial zone with its distinctive brick accents and a light-colored residential vocabulary that evokes the color of the earth and landscape beyond. An entrance plaza provides a semi-public open space where neighbors can connect and anchors the project's public face. The West facade utilizes modulation, materiality, and private outdoor space to create a more private residential feel, which helps transition the project to the nearby high school and residential neighborhoods. The South wings ofthe building step down one level to relate to the scale of the adjacent residential developments. Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 DEVELOPMENT TEAM APPROVED o4n 1,22 Intermountain Pacific, LLC 2541 East Gala Street, Suite #310 Meridian, ID 83642 Contact: Mike Chidester mike.chidester@eltonco.com 208.871.6844 Architect, Landscape Architect, Interior Designer GGLO 1199 Shoreline Drive, Suite 290 Boise, ID 83702 Contact: Tiina Ritval tritval@gglo.com 206.902.5552 Civil Engineer Keller Associates 131 SW 5th Ave, Suite A Meridian, ID 83642 Structural Engineer- Podium Axiom 121 N 9th St, Suite 401 Boise, ID 83702 Mechanical / Electrical / Plumbing Engineer Emerald City Engineers 21705 Highway 99 Lynnwood, WA 98036 GGLO CONTENTS 7 SITE PLAN 8 NARRATIVE 8 COHESIVE DESIGN 9 BUILDING CONTEXT 10 BUILDING FORM 11 ARCHITECTURAL ELEMENTS 18 MATERIALS 22 LIGHTING 23 PARKING 24 PEDESTRIAN WALKWAYS & FACILITIES 25 RESIDENTIAL STANDARDS Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 5 VICINITY AP 01E IDIAN__ APPROVED UM. oanvzz FILE NUMBER:^��rave 'RB, •.... _ E. Overland RD, E.calast E.PuffnSt �1 r J a iVIIIII'm Mounts n . View H gh School Vicinity Map i. p ^ r u Y o a c xr. L a T c- O ro �(D Gordon Harris Pak %/ 6 GGLO SITE PLAN (: Vt E f� APPROVED ChM, oar„az ERB NUMBER:^-+ WVW Main Pedestrian Entrance ,&L Secondary Pedestrian Entrances AL Vehicular Entrance Mountain View High School 0® (D m N 3 G)0 o v a .d. �i a Q, a o �x 0 0 � ��' �.*T1 �Nr�y Private Drive i.-- t. r *`■ :. C N E. Blue Horizon Dr D F- t The Goddard School of Meridian F qr Fire Lane-4ww# 0-- ` Gol E. dstone St Gramercy `_►. Par D 0 o x, m x wle.w Ay: Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 7 COHESIVE DESIGN (�j�ERO)IANg- APPROVED uth oantrz2 ERE MNERN- z Perspective looking East towards main entry FM F ®Avariety of landscapes that create an interconnected system of outdoor site 0 Use mass to reinforce amenities and private residential spaces amenities OConsolidate glazing to living spaces and contrast with solid areas of thermal 4 I f � © Line inset balconies and overhangs with wood ® Layers of activity that connect to outdoor amenities COHESIVE DESIGN: PROJECT GOALS R1.00 Promote visually aesthetic building designs that incorporate quality architectural characteristics and establish built environments that are compatible with existing, planned, and anticipated adjacent land uses. R4.10 Use architectural elements and detailing to add interest and contribute to an aesthetic building character. R5.20Incorporate material and color changes as integrated details of the building design; maintain architectural integrity and promote a quality appearance and character. Applies to building facades visible from a public street, public space, and pedestrian environments. Throughout the design process five main concepts have emerged as project goals. First, respond to the warm summer sun by consolidating glazing to living spaces and contrast with solid areas of thermal mass. Second, where balconies are cut and inset into the building, add warm wood -like tones to accentuate these building features and make the spaces feel more comfortable. Third, create layers of activity within the building that relate and connect to the outdoor amenities. Fourth, use materials with mass like masonry and stucco in specific places to highlight amenities and reinforce private residential spaces. Fifth, create a framework of landscapes that circulate around the building forming an interconnected system of outdoor site amenities. 8 GGLO NARRATIVE I BUILDING SCALE (�j�ERO)IANg- APPROVED okh W1n 2 FUNMR-1-1 CONTEXT: R1.10 Articulate building designs to frame and accentuate public spaces with pedestrian scale elements and details. R1.1C Buildings must orient, frame, and/or direct pedestrian views to adjacent cultural buildings, parks, and plazas. R1.1 E Incorporate architectural features on all sides of a building facade facing: the primary entrance(s) of an adjacent building, public roadways, interior site amenities, and facades that are visible from public spaces. R1.20 Within multi -family developments, enhance wayfinding and create a unique identity for each building, by incorporating complimentary variation in design. R1.2A Ensure that no two buildings viewed from a public street or public space are alike, by varying at least two of the following for each building: roof pitches, material types, color packages, structure orientation, or incorporate other unique and identifiable architectural or landscape element (such as art). The location of this project required in a unique split approach when responding to the scale and context. The North and East facades face the commercial zone of the Gramercy District and call fro a design that incorporates elements of the adjacent commercial buildings. The distinctive Gramercy District brick is most prominently featured on the Northeast and East facing facades which serves to bookend the entry plaza and create an inviting arrival sequence from primary access points off of Wells Avenue to the East. Along the West and South sides of the building, the project faces residential neighborhoods and a school, requiring more private residential scale and aesthetic expression. The building was positioned to transition seamlessly among these two zones, with the higher building facade oriented towards the commercial side, and the 3-story wings placed optimally to the south. This step down also adds architectural appeal, creating a varied roof line and serving as a natural break to ease into the more residential curb appeal by way of different, yet complimentary, building materiality, color, and design elements seen from E Goldtsone St to the South. Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 9 BUILDING FORM: R3.00 Emphasize architectural building forms that support compatible building scales, provide appealing architectural character, and contribute to the quality ofthe neighborhood. R3.10 Articulate building forms, including, but not limited to, massing, walls, and roofs, with appropriately scaled modulations that contribute to the development of visually aesthetic and well articulated building designs. Applies to building facades visible from a public street or public spaces. Along the East, a large plaza greets residents and guests providing a public face to the main building approach. From the North, the four-story brick corner acts as a focal point connecting the building to Gramercy's commercial zone To the South, the building steps down in height to match the scale of adjacent residential buildings. Special attention was given to create a varied aesthetic expression on all sides ofthe development. A mix of materiality, modulation and contrast is strategically incorporated and positioned to blend well with neighboring uses and create appealing site views from all angles. OOLO NARRATIVE I ARCHITECTURAL ELEMENTS (�j�ERmIANg- APPROVED 61 EW „az RE NUMBER: n-zozw URAL ELEMENTS: FOCAL POINTS RUE Incorporate architectural features on all sides of a building facade facing: the primary entrance(s) of an adjacent building, public roadways, interior site amenities, and facades that are visible from public spaces. See Architectural Elements, Building Form, and Materials sections. R4.20 Strategically locate focal points as key elements within the building design to enhance architectural character. Applies to building facades visible from a public street or public space. R4.2A Provide details that emphasize focal elements such as building corners, entries, or unique features. Detail examples include but are not limited to: quoin or rustication, canopies, and columns, or using roof lines and modulation to direct views. At least one focal element is required and must be accented with a contrast in color, texture, or modulation of the wall or roof plane. R4.40 Residential entries and multifamily stairwells must provide convenient access from parking and pedestrian areas, and be integrated into the overall site and building design. R4.4A Primary building entries must be clearly defined using any unique combination of architectural elements, materials, or facade modulation meeting other architectural standards in this Manual. Planner Comments: "Better accenting primary entryways. There is an ASM standard for this, and just highlighting or "featuring" it could go a long way in helping." "Additional pedestrian scale will absolutely be needed, likely on each facade, due to each elevation facing some form of a public space. This can be accomplished through a myriad of options but grounding the building to the base and not over imposing the building to the pedestrian along the entire facade should be taken into consideration." Along the East, several elements have been changed and added to accent the primary building entry. At the plaza, the landscape frames the building entrance guiding visitors towards the front door. At the building, a large curving glass wall greets visitors and pulls them in from the plaza with a clear view into the lobby. Above the glass wall, a small terrace has been added to highlight the entry and create layers of space. At the Northeast corner, a brick accent anchors a prominent corner of the building creating a focal point that relates to the neighboring commercial uses. Additionally, deep overhangs at the roof, framed window elements, and balconies enhance the overall character of the building. Architecture and landscape come together at the main entrance to create a focal point. A large curving glass wall adds to the design allowing views to travel through to the pool and outdoor amenity beyond. From the North, the building is split into two distinct forms with a break in the middle. This break helps focus the North facade and provide building access at the ground level. Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 ARCHITECTURAL ELEMENTS (�j�ERO)IAN�- APPROVED CAM. oa „az FU NMNER:^- + 0 Lap siding with parapet and board & batten punches East Elevation: 0 Brick with coping 0 Board & batten with parapet North Elevation: 0 Overhang at brick 0 Soffit at lap siding ARCHITECTURAL ELEMENTS: ROOF NORTH & EAST FACADS R3.40 Modulate and articulate roof forms to create building profile interest and to reduce the appearance of building mass and scale. Applies to public oriented facades visible from a public street, public spaces, and pedestrian environments. R3.4A Break up roof massing into primary and secondary roof elements that correspond to horizontal and vertical modulations or divisions in the facade, and denote key architectural elements, such as entries and porches. R3.4C Align and correlate roof forms including elements over porches and entries, with the overall building design and use of materials. R3.41F Provide variations in roof profile including but not limited at least two of the following: two or more visible roof planes; dormers, lookout, turret, or cornice work such as corbels, spaced consistently along the facade plane. The North and East facades face a commercial zone. So considerable detail was given into modulating the roof line, while still keeping the design modern and more fitting of the commercial context. Brick(2) wings break up the massing. At the corners of the brick wings, deep overhangs(4) break the roof line and increase roof modulation. Along residential lap areas, a simple parapet(1) is broken up by areas of black board & batten siding to create modulation. This roof line is further accented with balcony overhangs(5) that extend out creating a stepped rhythm. Between the brick and lap areas, black board & batten siding(3) is used to break up the overall mass and modulate the roof line. 12 GGLO NARRATIVE I ARCHITECTURAL ELEMENTS (�j�ERO)IANg- APPROVED ,kM. EW „az RE NUMBER: n 1-1oza URAL ELEMENTS: ROOF SOUTH & WEST FACADES R3.40 Modulate and articulate roof forms to create building profile interest and to reduce the appearance of building mass and scale. Applies to public oriented facades visible from a public street, public spaces, and pedestrian environments. R3.4A Break up roof massing into primary and secondary roof elements that correspond to horizontal and vertical modulations or divisions in the facade, and denote key architectural elements, such as entries and porches. R3.4C Align and correlate roof forms including elements over porches and entries, with the overall building design and use of materials. R3.4F Provide variations in roof profile including but not limited at least two of the following: two or more visible roof planes; dormers, lookout, turret, or cornice work such as corbels, spaced consistently along the facade plane. The South and West facades face residential zones. So considerable detail was given into modulating the roof line, while still keeping the design modern and more fitting of the residential context. Along the West, bays of white stucco(2) break up the roof line creating privacy and shelter for residential units. Between these bays lap siding with a parapet(1) frame the open spaces and large courtyards ofthe building. Within the lap siding areas, deep inset balconies(5) break up the facade and accent with warm soffit materials. Additionally careful consideration was given to solar exposure along the West and South facades. Where the building modulation could not provide shade, metal canopies and sun shades(4) break up the roof line and add protection. Similar to the other sides of the building, black board & batten siding(3) is used to break up the overall mass and modulate the roof line. West Elevation: 2 1 4 2 5 3 4 1 3 2 4 1 South Elevation: ® Inset balcony with wood soffit OMetal canopy and sun shade O Lap siding with parapet © Stucco parapet with wood soffit ® Board & batten with parapet 0 1 Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 ARCHITECTURAL ELEMENTS (�j�ERO)IAN�- APPROVED CAM. oa „az in NMNER:^- + Typical window details at brick Typical window details at stucco ARCHITECTURAL ELEMENTS: WINDOWS R3.1E Use any combination of material type, color variation, banding, string course, or modulation to clearly distinguish between the ground level and upper stories. R4.20 Strategically locate focal points as key elements within the building design to enhance architectural character. Applies to building facades visible from a public street or public space. R4.30Incorporate windows into all applicable facade elevations and coordinate their placement and design with other architectural elements and material standards. R4.3A Windows must be provided to allow views to exterior activity areas or vistas, and must be provided on any facade facing a pedestrian area or common area used for children's recreation. R4.313 Anchor windows and other portals into building wall planes by integrating proportional detailing such as trim, lintels, shutters, railing, and ledges into the building design. Planner Comments: "The consistent use of the tall, narrow windows is a big point of reference for an institutional look, in our opinions. Maybe incorporating different styles of windows in addition to the tall/ narrow ones?" Within the brick portions ofthe building, the individual window size has been increased to make the building feel more residential. Additionally, the windows have been ganged together with black fiber cement panels to give the feeling of larger more residential feeling windows. This ganging also helps to establish a delineation between the base of the building and the upper floors. At the balconies the windows have been consolidated to create a better connection to each units private outdoor space. At the stucco bays, a narrow window is paired with a much larger window to crate a strong punch that stands out within the solid stucco. 14 GGLO NARRATIVE I ARCHITECTURAL ELEMENTS (�j�ERO)IANg- APPROVED CAM. EE4111Q2 RE NUMBER: n 1-1oza URAL ELEMENTS: WINDOWS R3.1E Use any combination of material type, color variation, banding, string course, or modulation to clearly distinguish between the ground level and upper stories. R4.20 Strategically locate focal points as key elements within the building design to enhance architectural character. Applies to building facades visible from a public street or public space. R4.30 Incorporate windows into all applicable facade elevations and coordinate their placement and design with other architectural elements and material standards. R4.3A Windows must be provided to allow views to exterior activity areas or vistas, and must be provided on any facade facing a pedestrian area or common area used for children's recreation. R4.313 Anchor windows and other portals into building wall planes by integrating proportional detailing such as trim, lintels, shutters, railing, and ledges into the building design. Planner Comments: "The consistent use of the tall, narrow windows is a big point of reference for an institutional look, in our opinions. Maybe incorporating different styles of windows in addition to the tall/ narrow ones?" Within the lap siding, the amount of tall narrow windows has been greatly reduced. Where appropriate, we have replaced them with a different style and ganged them together with fiber cement panel. This not only helps to create the feeling of fewer narrow windows, but it also makes the windows feel larger and less institutional like. This ganging also helps to establish a delineation between the base of the building and the upper floors. At the balconies the windows have been consolidated to create a better connection to each units private outdoor space. Typical window details at lap siding Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 15 E APPROVED CAME 04111rz2 MEMO ARCHITECTURAL ELEMENTS Modulation Diagram: East Elevation Required Modulation= 77'-3" (389.7ft * 20%) 0 Areas of modulation, material, color change, or articulation Provided Modulation=174' > 77'-3" i Modulation Diagram: East Facade in Plan — Qualifying areas in plan O � L _[100 0 0 ar zrs iz-n• as iz-r zrs zs-r n•-r xnr zrz ar-r sass Modulation Diagram: North Elevation Areas of modulation, material, color change, or articulation e " Required Modulation= 61'-4" (306.4ft * 20%) Provided Modulation= 171'-3"'> 61'-4" I Modulation Diagram: North Facade in Plan — Qualifying areas in plan O Inset balconies, material changes, and roof forms/breaks break ofthe East facade and add interest and break up the larger facade plane. The North Facade is broken up into two distinct building forms broken by an inset"knuckle" that breaks up the facade. ARCHITECTURAL ELEMENTS: MODULATION NORTH & EAST FACADES R3.10 Articulate building forms, including, but not limited to, massing, walls, and roofs, with appropriately scaled modulations that contribute to the development ofvisually aesthetic and well articulated building designs. 113.113 Incorporate at least one type of modulation in the facade plane, including, but not limited to: projections, recesses, and step backs that articulate wall planes and break up building mass. R3.1C For applicable facades equal to or longer than 20-feet, provide a minimum total modulation area of 20%the horizontal wall span, with a minimum vertical height of at least 3-feet. Porches and balconies may count toward this. R3.11D Modulation for qualifying projections, pop outs, bays, recesses, and varied setbacks, must be a minimum depth of 1-foot from the primary facade plane. A minimum 50% of total modulation must be visible over permanent barriers, such as berms and fencing, from described areas. R3.20 Residential designs should articulate facades into smaller components and break up monotonous wall planes by integrating horizontal and vertical elements. 113.213: Use any combination of material, color, modulation, or other articulation to delineate and break up wall planes greater than 20-feet by 10-feet or wall planes exceeding 200 total square feet (whichever is more stringent). Applies to public oriented building facades visible from a public street or public spaces. Based on the ASM's guidelines for modulation regarding color, material, projections, bays, recesses, and setbacks, we are complying with the requirement for 20% modulation of the horizontal wall span. 16 GGLO NARRATIVE I ARCHITECTURAL ELEMENTS (�j�ERmIANg- APPROVED CAM. EW/11Q2 FILE NUMBER:^-zoz+an URAL ELEMENTS: MODULATION SOUTH & WEST FACADES R3.10 Articulate building forms, including, but not limited to, massing, walls, and roofs, with appropriately scaled modulations that contribute to the development of visually aesthetic and well articulated building designs. R3.1B Incorporate at least one type of modulation in the facade plane, including, but not limited to: projections, recesses, and step backs that articulate wall planes and break up building mass. R3.1C For applicable facades equal to or longer than 20-feet, provide a minimum total modulation area of 20%the horizontal wall span, with a minimum vertical height of at least 3-feet. Porches and balconies may count toward this. R3.1D Modulation for qualifying projections, pop outs, bays, recesses, and varied setbacks, must be a minimum depth of 1-foot from the primary facade plane. A minimum 50% of total modulation must be visible over permanent barriers, such as berms and fencing, from described areas. R3.20 Residential designs should articulate facades into smaller components and break up monotonous wall planes by integrating horizontal and vertical elements. 113.213: Use any combination of material, color, modulation, or other articulation to delineate and break up wall planes greater than 20-feet by 10-feet or wall planes exceeding 200 total square feet (whichever is more stringent). Applies to public oriented building facades visible from a public street or public spaces. Based on the ASM's guidelines for modulation regarding color, material, projections, bays, recesses, and setbacks, we are complying with the requirement for 20% modulation of the horizontal wall span. Built out bays and inset balconies add modulation and scale to this residential side of the building creating a more private and residential feel. PON= The SW and SE wings of the building form a courtyard around the South facade of the building. Additional bays and balconies add modulation which helps buffer residential units from the active pool area Modulation Diagram: West Elevation Areas of modulation, material, color change, or articulation Modulation Diagram: West Facade in Plan Qualifying areas in plan Required Modulation= 79'-3" (396.1ft * 20%) Provided Modulation= 222'-8" > 79'-3" Z MR 01171 1(-1P BPJ II{ 1W-11' 3@-T Fl 1@{ 30P-1P Modulation Diagram: South Elevation Required Modulation= 62' (309.9ft * 20%) Provided Modulation= 85'-11"' > 62' Areas of modulation, material, color change, or articulation Modulation Diagram: South Facade in Plan — Qualifying areas in plan w lNJ N Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 17 E (�j�ERO)IANg- APPROVED CAFE 04111Q2 FILE NUMBER: n1- MATERIALS East & North Facades: Brick: Chestnut, Norman 2-3/4", 1/3 Running Bond Brick C—i Board & Batten: Black, Painted, Fiber Cement Board & Batten Panel f Fiber Cement Panel: Black, Painted, Fiber Cement Panel Variable Exposure Lap Siding: Painted, Variable Exposure Fiber Cement Lap Siding Balcony Siding & Soffit: Simulated Wood Like Material MATERIALS: EAST / NORTH CHARACTER R5.00 Ensure that materials used for residential development promote and establish an architectural character that contributes to the aesthetic qualities of neighborhoods and protects adjacent property values. R5.10 Use complementary material combinations that contribute to a cohesive building design. Use materials from the following basic groups: wood, masonry, concrete, metal, and glazing. R5.1A For buildings with facades that face multiple public roadways and/or public spaces, use consistent material combinations, material quality, and architectural detailing R5.2A Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and an accent color or unique material. R5.30 Use colors that complement building materials and support innovative and good design practices. Brick is a key component of our project. It is used to accentuate and anchor the Easts facade of the building. The project proposes using Norman brick, which is longer than the more prolific Modular brick. The brick is then complemented by a neutral toned variable lap siding that defines the more residential portions of the building The material tones, are warm and are drawn from the existing surrounding context. The addition of wood like siding and soffits at the residential balconies furthers the feeling of warm tones and residential living. Between these materials, dark board & batten siding offering contrast and variations in color that serve to break down the scale of the buildings, but the variations also create a sense of relief. 18 GGLO NARRATIVE I MATERIALS (�j�ERO)IANg- APPROVED CkM. oanErz2 FILE FILMS: —I WEST / SOUTH CHARACTER R5.00 Ensure that materials used for residential development promote and establish an architectural character that contributes to the aesthetic qualities of neighborhoods and protects adjacent property values. R5.10 Use complementary material combinations that contribute to a cohesive building design. Use materials from the following basic groups: wood, masonry, concrete, metal, and glazing. 115.11A For buildings with facades that face multiple public roadways and/or public spaces, use consistent material combinations, material quality, and architectural detailing R5.2A Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and an accent color or unique material. R5.30 Use colors that complement building materials and support innovative and good design practices. Along the West facade, stucco is added to give mass to the residential bays and withstand the hot sun. Similar to the East facade neutral toned variable lap siding is used to frame the stucco bays and defines the more residential portions of the building. The material tones, while somewhat muted, are warm and are drawn from the existing surrounding context. The warm and residential tones are furthered by the use of wood like siding and soffits used at the residential balconies. Between these materials, dark board & batten siding offering contrast and variations in color that serve to break down the scale of the buildings, but the variations also create a sense of relief. Variable Exposure Lap Siding: Painted, Variable Exposure Fiber Cement Lap Siding Balcony Siding & Soffit: Simulated Wood Like Material East & North Facades: Stucco: White Board & Batten: Black, Painted, Fiber Cement Board & Batten Panel Fiber Cement Panel: Black, Painted, Fiber Cement Panel Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 19 E I MATERIALS (�j�ERIDIAN}- APPROVED CAME W1122 FU NMNER:^- + MEMO East Elevation: North Elevation: WALL PANEL 8 n 28.1%>25% t❑ ❑ L ILI ❑ � L L"'� 16— _11-F-1 WALL PLANE 7 WALL PLANE 2 WALL PLANE 3 WALL PLANE 4 WALL PLANE 5 WALL PLANE 6 WALL PLANE 7 Y � 76fi%> 25% 54.8%> 25% 52%> 25% 852%> 25% 635%> 25% 372%> 25% 68.4%> 25% WALL PLANE 7 WALL PLANE 2 WALL PLANE 3 Y / 58.8%> 25% 52.4%> 25% 58%> 251/. MATERIALS: ANALYSIS NORTH & EAST FACADES R3.1F Incorporate visually heavier and more massive elements or materials, such as stone or masonry, primarily at the base of buildings, and lighter elements and materials such as siding, above. R5.1 B Distinguish field materials from accent materials through pattern, texture, or additional detail visible from edge of nearest roadway. Alternate masonry or material courses may count toward this. R5.1C Where materials transition or terminate, provide detailing to express the natural appearance of the material. For example, wrap stone or stone -like products around visible corners to convey the appearance of mass, and not a thin veneer. / R5.20 Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and an accent color or unique material. R5.213 For each wall plane area greater than 20-feet in length or height, and visible from prescribed areas, incorporate at least two distinct field materials, patterns, or colors in any combination, for at least 25%ofthe visible area. Windows or portals with qualifying accent materials may count toward this requirement, when meeting overall material requirements for the facade elevation. Following the ASM guidelines, the buildings facades have developed a cohesive color scheme that still offers a variety of colors, patterns, finishes, and accents. Across the longer stretches of the facade, material, pattern, and window configurations change to create distinct fields within each wall plane where at least 25% of the visible area is different from the primary material. 20 GGLO NARRATIVE I MATERIALS (�j�ERO)IANg- APPROVED oAR 04n 122 illE NUMBEA: r«2oz+uve ANALYSIS SOUTH & WEST FACADES R3.1 F Incorporate visually heavier and more massive elements or materials, such as stone or masonry, primarily at the base of buildings, and lighter elements and materials such as siding, above. R5.1B Distinguish field materials from accent materials through pattern, texture, or additional detail visible from edge of nearest roadway. Alternate masonry or material courses may count toward this. R5.1C Where materials transition or terminate, provide detailing to express the natural appearance of the material. For example, wrap stone or stone -like products around visible corners to convey the appearance of mass, and not a thin veneer. R5.20 Use a cohesive color scheme featuring a minimum of two field colors, a trim color, and an accent color or unique material. R5.213 For each wall plane area greater than 20-feet in length or height, and visible from prescribed areas, incorporate at least two distinct field materials, patterns, or colors in any combination, for at least 25% of the visible area. Windows or portals with qualifying accent materials may count toward this requirement, when meeting overall material requirements for the facade elevation. Following the ASM guidelines, the buildings facades have developed a cohesive color scheme that still offers a variety of colors, patterns, finishes, and accents. Across the longer stretches of the facade, material, pattern, and window configurations change to create distinct fields within each wall plane where at least 25%of the visible area is different from the primary material. West Elevation: South Elevation: 46.6%> 25% WALL PLANE 7 2526.7%>25% 26.1%>25% 26.1%>25% 26.1%>25% 26.1%>25% � 33%>25% WALL PANEL 08 306%> 25% 56.6%> 25% ill 11 1" !! ILA l� t ■ 111 11! I 1 Iwo I ■ I`III !' L' " 1 WALL PANEL 07 WALL PANEL 06 i 38.5%>25% 50.8%>25% 31%>25% 79.2%>25% 62%>25% 58.1%>25% Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 21 LIGHTING CjYIERD)IANg•• APPROVED CAM. 04111122 FILE NUMBER: azoziuzae .iwi, 1�r:=_•r.�a�oZrt��l+v'�:�.-s!FC E :�i: ILL t� �mi�''— . w kWf;; i•, , 888� 0� i 00 FrI 0 0 0 4 0 0 0 0 0 0 0 0 0 0 00 0 0 000 ©0 0 000 00 0 0 01. QQ 0 0 ■ 10 0 a ©© _ O© © I — 0 0 00 s. a '�.r.' M O 0 00 ^ Ob Q 0 0 0 0 OD p 00 00 00M CJ 00 00 00004, 0 0 0 0 0 0 0 0 L k Site Lighting Plan t� 040' 80' O 0 Overhead String Light 0 Embedded LED Strip Light to 6. of] 0 Wall Mounted Sconce at Ground Level Patios 0 Pathway Light 0 Bollard Light ion 0 Area Light Pole 0 Sconce Up Soffit Lighting ie 0 Tree Uplight LIGHTING: RESIDENTIAL R6.00 Integrate architectural lighting as cohesive elements of building designs that contribute to the atmosphere of the built environments and enhance safety. R6.1C Use lighting fixtures that are consistent with other decorative hardware on the building. The proposed light fixture match the cohesive design language and promote safe pedestrian environments around the site. In addition to energy efficient fixtures, minimal up lighting is being used to be dark sky compliant. 0 Linear Soffit Lighting 22 GGLO NARRATIVE I PARKING �jQ�ERO)IANg•• APPROVED UTr 04/11/22 F A total of 277 parking stalls are required by code and the proposed design provides 279 stalls. 103 stalls are being provided out side of the garage as surface stalls, and the remaining 176 are located within the garage. Which is more than the necessary 1 stall per unit in a garage or covered stall. E - Main Vehicle Access to Garage Garage Vehicle Entrance/Exit E - Fire Lane Vehicle Bollards for Emergency Access 01*1 7.. t,. ' at Surface 24 stallsb — —--————————— -k————— -E———————— — — — — —— Surface Surface I PrivateDrive9 stalls 9 stalls o� Garage v 3 Levels I j``� i • L t; 176 stalls E. Blue Horizon Dr ilieAVI-._ rl1 IWk- , _'J i ,File 4 .. r Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 23 PEDESTRIAN WALKWAYS & FACILITIES DW APPROVED J _._ wii, =T-1 — — Id -WIN — ,� a— 0 PEDESTRIAN WALKWAYS & FACILITIES: R1.1A Maintain consistent and contiguous pedestrian k'a;W14 environments across developments. Limit circuitous connections it '�.4.Mhf,ea ,;c.} and maintain clear visibility. `�n:s••r R1 1 B Provide pedestrian connections to public spaces. ^ra I R1.1D Design and orient buildings not to impede access. I ate' The building should enhance the appeal of open space and pedestrian environments _W 4% Within the site, a framework of pedestrian paths circulates 4. around the building creating an interconnected system of outdoor site amenities. To the South, these paths connect to the Gordon Harris Multi -Use Pathway providing easy access to . G dy Gordon Harris Park and Gramercy Park. Additionally, the retail - ` center of Gramercy is less than a 1/4 mile away. Providing quick and easy access to all residents. Pedestrian pathways around the site - - Pedestrian connection to neighboring sidewalks and multi- use pathways - - Sidewalks and Multi -use Pathways to neighboring parks and retail 5 min,1/4 mile walking distance Neighboring Parks 24 GGLO NARRATIVE I RESIDENTIAL STANDARDS APPROVED CAM. WlQ2 FU NMWR AL STANDARDS: UTILITIES R5.40 When practical, organize building service equipment, including, but not limited to, utility, service, and mechanical, away from building entries, roadways, public spaces, and adjacent buildings. The garage entry and ground level utility areas are located along the North facade. Set back 8 feet, the entry and utility rooms are less visible while still being easily accessible. The main trash and recycling storage is located in the Southeast corner of the garage. The trash and recycling will be taken by building staff to the screened pickup area located on the Northwest corner of the site where it will be picked up by Republic Storage. EN AgoTransformer — — — — — — — — — — — — — — — — — — — — — e 111 1�1 U � U I I Ll I I ilk �6.ragel Entry I K 00, A111111% X& 119 Lf elf,, Private Drive ?- ell Elect & Water I it fm A Garage Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 25 RESIDENTIAL STANDARDS Rooftop Plan: Rooftop Mechanical Locations r B: Sidewalk to 4-Story Roof Mechanical 0 Rooftop Mechanical Locations ��yy1 7 � J B � JA O A: Sidewalk to 3-Story Roof Mechanical Rooftop Mechanical Locations RESIDENTIAL STANDARDS: MECHANICAL R5.4A All roof and wall mounted mechanical, electrical, communications, and service equipment must be screened from public view from the adjacent public streets and properties by the use of parapets, walls, fences, enclosures, or by other suitable means. All rooftop mechanical units are located far from the edge of the building and not visible to the public from any side. 26 GGLO NARRATIVE I RESIDENTIAL STANDARDS APPROVED 04n 1,22 Gramercy Commons I Meridian, ID I Design Review Narrative 1 12.21.2021 �J