Victory Commons Design Review Exception Submittalcushingterrell.com
January 10, 2020
Stacy Hersh
City of Meridian
Community Development Department
33 E. Broadway Ave.
Meridian, ID 83642
Dear Ms. Hersh:
Cushing Terrell has been asked to provide an enhanced design narrative regarding a couple of
the materials utilized on the Saltzer Health Urgent Care building that has been submitted at
Victory Commons. We believe that these materials are in fact consistent with the intent of the
City of Meridian Architectural Standards Manual. If Staff disagrees with this belief, then we
alternatively believe that a Design Standard Exception is justified in this instance for these
materials as contemplated in the Architectural Standards Manual, pp. A-4 to A-5. As noted
therein, “the intent of administrative design review is not to limit creativity or to prioritize one
architectural style over another.” We will address each of these materials below.
The first material we want to discuss is the fiber cement panel rain screen system. We do not
believe that this is the type of “untextured concrete panels” contemplated in line item 5.1I of the
Architectural Standards Manual. This is not a tilt-up concrete panel, but a complex system
consisting of 2’x8’ decorative panels with exposed fasteners held off from the waterproofing and
exterior enclosure. We have chosen this specific size to create seams between the panels with a
proportionate relationship to the building component on which they are located, which further
speaks to our aesthetic. The fasteners and seams create a modern texture to this prominent
building element on the entry side of the building.
This material is a significantly more expensive product that what we believe is contemplated in
Architectural Standards Manual as “untextured concrete panels.” These panels cost a premium,
approximately $25 per square foot installed, which is considerably more than the standard
concrete panel being referred to in the design standards. These panels are extremely durable,
weather resistant, and will not fade or age over time as a standard untextured concrete panel
might.
Moreover, we believe this is an appropriate use of this material, adding quality and character to
this building. It is utilized as part of the entry beacon as well as a branding identification, for
purposes of creating common identification and branding for the Saltzer Health buildings being
constructed throughout the Valley. This material provides an alternative approach to texture,
color, and design. It is a more expensive material, and is an alternative to the traditional use of
stucco or EIFS for this treatment throughout the Valley.
The second material we need to discuss is the fluted architectural metal cladding that is utilized
as a primary field material on the two long façades of the building. Again, we recognize Staff’s
concerns with future quality of materials. However, we are concerned that the Architectural
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Standards Manual does not adequately differentiate between the types, quality, and design of
metal panels.
As referred to in item 5.1I of the Meridian Architectural Standards the term “prefabricated steel
panel” is undefined, and on its face would appear to prohibit any use of steel panels. We do not
believe this to be the intent of the Meridian Architectural Standards as they are replete with
examples of other prefabricated metal cladding, panels, and treatments.
The material we have utilized is a thicker gauge, high grade fluted vertical pattern to create
shadow lines and texture in a modern aesthetic along these two façades. Unlike the typical
connotation associated with the term “corrugated metal”, these panels we are utilizing are
extremely rigid with clean lines and none of the wavering metal edges often seen with lesser
gauge materials.
Line item 5.1I of the Architectural Standards Manual acknowledges that there are circumstances
in which such metal panels are in fact permitted. The totality of the design needs to be
considered with respect to these façades. The use of the fluted architectural metal cladding
must be analyzed in conjunction with the proposed glazing on each of the areas, the use of
metal shading devices at each window opening and Dwarf Columnar Austrian Pine trees placed
in between the windows on both the east and west façades. Of the 1,000 square feet on the
east façade, 25% of the façade’s area is covered by glazing and shading devices, with an
additional 20% of it broken up by the proposed landscaping and placement of the Dwarf
Columnar Austrian Pine trees. On the 1,451 square feet on the west façade, 18% of the façade’s
area is covered by glazing and shading devices, with an additional 17% of it broken up by the
proposed landscaping and placement of the Dwarf Columnar Austrian Pine trees.
When taken as a whole, the amount of glazing, window shading devices, and landscaping, in
addition to the architectural metal cladding we are utilizing, it is clear these elements contribute
to breaking up the façade in a very thoughtful and natural way. Collectively, they provide a
welcomed refinement to the connotation often carried with prefabricated steel panels. Again,
this is a product that has been identified that has a cost premium significantly in excess of
traditional stucco or EIFS treatments. This system costs approximately $17 per square foot
installed; and again when compared to a stucco or EIFS system at $10 per square foot, a
superior exterior cladding product has been proposed. The metal cladding system will provide a
perceived value and durability not found with a majority of the EIFS-clad buildings throughout
the Valley when used as the primary field material.
We understand the stated concerns of Staff, however, we believe that the proposed materials
are indicative of the “evolving construction practices” and the “availability of new materials and
products” which require the consideration of alternative materials. Architectural Standards
Manual, pp. A-4 to A-5.
We greatly appreciate your time and consideration of our usage with these materials, and hope
you better understand the rationale for their use as well as the desire to develop a unique and
consistent design style for the Saltzer Health buildings utilizing uncommon and premium
materials. As the Valley continues to grow over the years, we hope to push the aesthetic in a
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positive direction and to provide an alternative to the typical use of stucco, EIFS, and aged
materials that have been historically utilized for this purpose in the Valley.
Sincerely,
CUSHING TERRELL
Erik Chudy
Architect