SA+DR+Letter+-+TAO
499 Main Street
Boise, Idaho 83702
(208) 343-2931
www.taoidaho.com
August 18, 2017
City of Meridian
Community Development - Planning Division
33 E. Broadway Ave, Suite 102
Meridian, Idaho 83642
Re: Design Review Application
Southridge Apartments, Meridian, Idaho
Dear Sir or Madam,
Please accept our application for Administrative Design Review for the Southridge Apartments project,
located at Ten Mile & Overland Road, Meridian, Idaho 83642. Southridge Apartments is proposed to be
a multi-phased project. This application is for Phase I & II of the project.
Project Summary
Proposed Phase I & Phase II Lot Gross Area: ....................................... 1,208,065 S.F., 27.73 Acres
Proposed Phase I & Phase II Lot Net Area*: ........................................ 1,131,685 S.F., 25.98 Acres
*Net area does not include R.O.W. & Canal
Proposed Pavement Area: ............................................................. 411,094 S.F.± (36%)
Proposed Building Footprint Area: ............................................... 225,832 S.F.± (20%)
Proposed Landscape Area: ............................................................ 494,759 S.F.± (44%)
6,000 S.F. Clubhouse with Management Office, Maintenance, Community, Exercise, Spa, & Pool.
2,000 S.F. Poolhouse with Community Room, Exercise, Spa, Pool & Outdoor Kitchen.
Number of Apartment Buildings & Units: ............................................................................ 40 / 476
(7) Apartment Building Type 1: ............ 2-story, 8-Units, (4) 1-bedroom, (4) 2-bedroom
(15) Apartment Building Type 2: .......... 3-story, 12-Units, (6) 1-bedroom, (6) 2-bedroom
(20) Apartment Building Type 3: .......... 3-story, 12-Units, (6) 2-bedroom, (6) 3-bedroom
(0) Apartment Building Type 4*: ............................... 3-story, 12-Units, (12) 2-bedroom
Totals: .................................... (118) 1-bedroom, (238) 2-bedroom, (120) 3-bedroom
*Apartment Building Type 4 is a proposed substitute for Apartment Building Type 3 to change
3-bedroom units to 2-bedroom units. Also, Building Type 2 can be a substitute for building
type 3 to change 3-bedroom units to 1-bedroom units.
Proposed Parking Stalls: ............................................................................................................... 952
Open Standard Stalls: ................................................................................................ 473
Open Accessible Parking Stalls: ................................................................................. 10
Covered Standard Carport Stalls: .............................................................................. 459
Covered Accessible Stalls: .......................................................................................... 10
Bicycle Parking Required / Proposed: ...................................................................38/38
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Architectural Summary
Southridge Apartments is a medium density apartment project that creates its own community
neighborhood identity with its unique site layout, architectural style and the abundance of open space and
amenities.
The site is intentionally planned to have extended setbacks from the perimeter public streets to create a
larger landscape buffer. Each building is rotated such that no two buildings are parallel to each other or
parallel with a public street; This eliminates the row effect and creates a more park like setting. The main
entry looks directly onto the clubhouse building which serves as the main community center for the
project. All drive aisles are intentionally angled to eliminate long parking lot views and to act as a traffic
calming method. Each apartment building is separated with at least 20 feet of landscaping giving each
building its own privacy and open space. Finally, 2-story buildings are intentionally located along the
canal as to minimize the impact to the residential neighborhood to the south that overlooks the canal.
The architectural style is a contemporary northwest craftsman style. All buildings are proposed with
painted hardboard siding and are intentionally designed to have a common project feel, however, with a
variety of building types, elevation types, roof types and color schemes, no two adjacent building are
identical. There are three different apartment building types, each apartment building type has two
different elevation types and two different roof types and there are four different color schemes. There
are 23 combinations used for 42 apartment buildings. The apartment buildings utilize corner decks and
enclosed stairways. The clubhouse and poolhouse buildings also utilize the same architectural style and
paint colors to help maintain the project continuity.
The project offers an abundance of amenities including the Clubhouse building with management offices,
maintenance facility, community room, game room, exercise room, indoor spa, covered patio and pool.
The Poolhouse building offers additional community room space, exercise room, indoor spa, a pool and
an outdoor kitchen. There are (3) large open space areas that exceed the minimum 50 ft. x 100 ft.
dimension. Increased setbacks and increased distances between buildings allows for about 44% of the net
lot area to be open landscaped areas. Finally, all parking drive aisles are increased to 26 feet wide and all
parking stalls are full-size stalls, no compact stalls are proposed. Each residential unit is provided a
covered carport stall and are intentionally proposed with a single pole design with a flat roof to minimize
their appearance and to minimize the view of the actual apartment buildings.
Architectural Standards – Design Review Checklist | Residential
R1.00 The proposed architectural designs promote visually aesthetic buildings utilizing a contemporary
northwest craftsman style architecture that will be compatible with the adjacent residential
neighborhoods.
R1.10 Building designs have been articulated with single story entry points to frame and
accentuate the public entry.
R1.1A The project is provided concrete pedestrian sidewalks located in the open space
to connect each building entry with dive aisles and to the public way.
R1.1B All public spaces have a pedestrian sidewalk. All spaces are provided an
accessible route.
R1.1C All buildings are oriented and designed provided public access to adjacent open
spaces.
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R1.1D All buildings are oriented and designed to not impede access. Clear entry points
are provided with access to open spaces.
R1.1E All sides of all building are designed with equal architectural features as to not
downgrade any one particular side of the building.
R1.20 The Clubhouse and Poolhouse building are two different designed buildings (different
floor plans, therefor different elevations) but utilize similar architectural detailing to
create a cohesive project. The apartment buildings utilize various building types,
elevations types, roof types and color schemes to create complimentary variation in
design.
R1.2A For the 42 apartment buildings, there are 3 building types, each building type has
two different roof types and two different elevation designs. The buildings
utilize four different color schemes. There is a total of 23 different combinations
utilized. Finally, each building is rotated such that no two adjacent buildings are
parallel or have identical orientation.
R3.00 Architectural building forms utilize contemporary northwest craftsman style detailing. Changes
in wall materials provide appropriate building scales, provide appealing architectural character
and contribute to the quality of the neighborhood.
R3.10 All buildings are provided appropriately scaled massing walls and roofs with modulations
that contribute to the development of visually aesthetic and well articulated buildings.
R3.1A All buildings are provided complimentary and proportionate level of design and
detail on all sides of the buildings.
R3.1B All buildings utilize modulated facades to break up the building mass on all
sides.
R3.1C All applicable facades provide the required modulation area of 20% of a 20-foot
horizontal wall.
R3.1D All building utilize modulations and projections.
R3.1E The apartment buildings utilize a combination of material type, color variation,
banding and modulation to clearly distinguish between the ground level and
upper stories.
R3.1F All building utilize visually heavier and more massive elements such as stone
veneer at the base of buildings, and lighter elements such as siding above.
R3.20 The Apartment buildings articulate facades into smaller components and break up
monotonous wall planes by integrating horizontal and vertical elements.
R3.2A Multiple materials are used to break up wall planes greater than 20 feet by 10 feet
or wall planes exceeding 200 sq. ft.
R3.2B Not Applicable. Garage bays are not used on this project.
R3.2C Building facades do not have a projection depth greater than 30%.
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R3.2D The apartment buildings utilize modulation and material changes to differentiate
between residential units.
R3.30 The clubhouse and poolhouse buildings are designed to be compatible with the residential
buildings utilizing the same architectural style, materials and colors as the apartment
buildings.
R3.3A The clubhouse and poolhouse utilize the same roof style and material as the
apartment buildings.
R3.3B The clubhouse and poolhouse utilize the same elevation styles, materials and
colors as the apartment buildings.
R3.40 All roofs are modulated and articulated to create building profile interest to reduce the
appearance of building mass and scale.
R3.4A All roofs utilize a combination of gable ends and hip ends to establish primary
and secondary roof elements that correspond to horizontal and vertical
modulations of the facade.
R3.4B All buildings are provided complementary and proportionate level of roof from
design and detail on all sides.
R3.4C All roof forms are aligned and correlate to the overall building form including
over porches and entry points.
R3.4D All roofs slope at 6:12.
R3.4E All eaves extend at least 12 inches beyond the wall face. The clubhouse and
poolhouse extend 24 inches typically, and all apartment eaves extend 18 inches
typically.
R3.4F All buildings are provided variations in roof profile with gable end modulations,
hip roofs, corbels, etc.
R4.00 Apartment buildings are provided architectural elements and details to promote attractive
residential units that enhance the quality of the neighborhood.
R4.10 Apartment buildings utilize a variety of architectural detailing on the façade.
R4.1A Apartment building utilize a variety of material changes and details on the
façade. Details include accentuated door and window trims, horizontal bands,
eave bracing and covered decks with accentuated columns.
R4.20 Apartment unit entry is designed to be a focal point to enhance the architectural
character.
R4.2A Apartment building entry points are a single-story element with covered entry
with columns.
R4.30 All apartment buildings incorporate the window placement in the plan with the design of
the window in the elevation façade and utilized appropriate design trims.
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R4.3A All apartment building windows are placed to allow views to the exterior activity
area and vistas. All apartment building elevations have equal and proportionate
window placement.
R4.3B All apartment building windows have appropriate exterior trims that is
compatible with the adjacent siding material used.
R4.40 All apartment building entries are provided convenient access from parking and
pedestrian areas and is integrated into the site and building design.
R4.4A Primary building entries utilize a modulated canopy with architectural columns.
R4.4B All apartment buildings are provided appropriate accessible circulation routes to
connect all buildings to public buildings, open spaces, site amenities and the
public street.
R4.4C All apartment building stairways are interior stairways located within the main
building structure.
R5.00 All exterior materials used for the clubhouse, poolhouse and apartment buildings are selected to
establish an architectural character and is compatible and contributes to the aesthetic qualities of
the neighborhood.
R5.10 All buildings utilize at least two siding styles and a veneer stone. Siding styles are
transitioned with modulation and trim details.
R5.1A All buildings utilize consistent material combinations, materials quality and
architectural detailing on all sides of the building.
R5.1B Field materials and accent materials are utilized on all buildings on all sides of
the building.
R5.1C All material changes on all building are transitioned with modulation or
appropriate trim detail.
R5.1D No building will utilize non-durable materials, treatments or finishes.
R5.1E No unfinished or colored ordinary smooth face block, untextured concrete panels
or prefabricated steel panels are used on this project.
R5.20 All buildings incorporate material and color changes as integrated details of the building
design on all sides of the buildings.
R5.2A All buildings utilize a cohesive color scheme featuring a minimum of two field
colors, a trim color and an accent stone material.
R5.2B Each wall plane greater than 20 feet in length or height incorporate at least two
distinct field materials, patterns or colors.
R5.2C No vinyl siding is used on this project.
R5.2D Veneer stone masonry is used on all buildings and on all sides of the buildings.
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R5.30 Four color pallets are utilized for this project.
R5.3A All color pallets utilize subtle, neutral, or natural tones and are integrated with an
accent color.
R5.3B Intensely bright and fluorescent colors are not used on this project.
R5.3C Materials or colors with high reflectance are not utilized on this project.
R5.40 Building service equipment is located at recessed modulated areas of the building, away
from entry points and are screened with landscaping.
R5.4A Wall mounted electrical panels are located in recessed portions of the building
and are screened with landscaping. Ground mechanical HVAC equipment is
screened with landscaping.
R6.00 Decorative architectural lighting is utilized at building entry columns. Covered entry areas will
utilize a recessed ceiling light fixture
R6.10 Building exteriors will utilize lighting to promote safe pedestrian environments.
R6.1A Lighting to be placed along streetscapes and roadways to avoid conflicts with
tree plantings.
R6.1B All lighting to utilized energy efficient LED lighting.
R6.1C All lighting fixtures are to be consistent with other decorative hardware on the
building.
We feel that the proposed Southridge Apartments project will meet and exceed the City of Meridian’s
design review requirements. Please feel free to contact me by phone: (208) 343-2931 ext. 5 or by email:
matt@taoidaho.com if there needs to be any clarifications or if additional items need to be submitted.
Sincerely,
Matthew Rhees, Architect
The Architects Office, PLLC