DOC_DR Review ResponseLarson Architects, P. A.
Architecture and Real Estate Planning
210 Murray Street, Boise, Idaho 83714
Phone: (208) 376-7502 Fax: (208) 658-0224
January 10, 2020
City of Meridian
Planning Department
33 E. Broadway Ave., Suite 102
Meridian, Idaho 83642
RE: ADLER SITE 50 – BUILDING 1
Dear Stacy,
In response to design review comments sent to us on November 25, please see following our comments
on the items that were mentioned. I’ve added section numbers for the Architectural Standards Manual
where applicable, and have noted where we are requesting a Design Standards Exception.
Comment #1: 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).
Response: Refer to ASM 2.3A – Glass storefront patterns vary in height to provide visual interest. In
addition, each storefront has a canopy above that protrudes from the building 36”. The height of the
canopy varies with the height of the storefront windows. The two architectural features required here are
met by the fenestration pattern variation and the canopies.
Comment #2: Incorporate at least one type of the following modulations in the façade plane, including but not
limited to projections, recesses, and step backs that articulate wall planes and break up building mass. Examples
include but are not limited to columns with trim or accent materials, change in finished material depths, building
overhangs, and inset features and materials such as false windows or fenestration with architectural accents.
Response: Refer to ASM 3.1A – The South Elevation of the building feature articulation in the form of
façade plane changes every 50’, with the exception of the center 100’ of the building that is in a
continuous plane. Taller storefront entries are also pushed back from the wall plane by 15”. At the East
and West elevations the storefront glass at the South side is also recessed 15”.
Design Standards Exception Request: At the North side of the building we have truck dock facilities.
We request an exception to articulation on this side of the building to accommodate the functional use and
layout of the docks.
Comment #3: Qualifying modulation must 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.
Response: Refer to ASM 3.1B – The South Elevation of the building feature articulation in the form of
façade plane changes every 50’, with the exception of the center 100’ of the building that is in a
continuous plane. Taller storefront entries are also pushed back from the wall plane by 15”. At the East
and West elevations the storefront glass at the South side is also recessed 15”.
Design Standards Exception Request: Every effort has been made to articulate the building every 50’,
but due to the overall length of the building and structure spacing it was prudent to have a section at the
interior of the building that is 100’ long with no articulation. This provides balance to the South Elevation
and provides visual interest to interior units of the building which are typically more difficult to lease than
corner units. At the East and West Elevations we have modulation at the fenestration areas but then flatten
the wall plane to maximize potential interior racking layout and industrial uses. The North elevation has
no modulation to accommodate the truck docks.
Comment #4: For flat roofs, incorporate primary and secondary roof elements including but not limited to: multiple
material types along parapets, multiple parapet elevations with at least 1-foot change in elevation, or modulation
of at least 2-feet in the parapet, such as along entryway overhangs. Qualifying elements must exist for at least 20%
the length of applicable façades. May also incorporate secondary roof types, such as hip roofs along overhangs.
Response: Refer to ASM 3.4A – Parapet elevations vary 24” and correspond to changes in wall plane.
Parapets are capped with a continuous metal coping cap over the light textured Tex-cote wall.
Comment #5: All ground level mechanical equipment must be screened to the height of the unit as viewed from the
property line.
Response: Refer to ASM 4.3B and 4.3C – All mechanical units for this project are located on the roof.
They are located within 11’ of the front of the building and are screened by a 7’ tall parapet wall.
Comment #6: In Industrial Districts, untextured concrete panels and prefabricated steel panels are prohibited as
facade field materials facing arterial and collector roadways, or public spaces, except when used with a minimum
of two other qualifying field materials and meeting standard fenestration requirements. Concrete panels that do
not exceed three (3) SQFT without a patterned reveal or modulation break may be considered textured.
Response: Refer to ASM 5.1J – The proposed exterior finish of the concrete walls is a Tex-cote finish
over a light-textured base. The walls are not to be smooth finished.
Comment #7: Integrate roll-up doors, will-call doors, drive-through doors, and loading docks into the building
design, and locate them in a manner which does not create pedestrian, drive aisle, or roadway conflicts. Applies to
façades along arterial and collector roadways, and façades facing public spaces.
Response: Refer to ASM 5.30 – Roll up doors are located on the North elevation at the truck dock
facilities. Grade level roll up doors are also provided. We have deleted the roll up door on the East
elevation that faced N. West 13th Place.
This concludes are responses to the design review comments. We are in the process of revising the Site
and Landscape Plans in response to comments received from the CZC review and anticipate returning
those to you in the next day or so, separately from these comments. As part of that re-submittal we will be
applying for Alternative Compliance, which we will detail at that time.
If you have any questions on what you see here please let me know. As we discussed in our meeting
yesterday we are anxious to get this approved and move on to the next project. We really appreciate your
time and help on this project.
Sincerely,
R. Damon Beard
Larson Architects, P.A.
210 Murray Street
Boise, ID 83714
tel. 208.376.7502
fax 208.658.0224