Narrative Supplement 1-16-2020
2775 W. Navigator Dr., Suite 220, Meridian, ID 83642 | 208.616.1050 | www.bvadev.com
January 15, 2020
Meridian City Planning Division
33 E. Broadway Ave., Suite #102
Meridian, ID 83642
Re: Supplemental Narrative for Paramount Urgent Care CZC/Design Review (A-2019-0365)
Dear Planning Division Staff:
Recently we submitted a CZC and Design Review application for the Paramount Urgent Care,
Permit #A-2019-0365. In a recent meeting with the City, it was noted that the fluted architectural
metal panels that are used as field material on the Urgent Care Building may not meet
Architectural Standards Item 51I. Additionally, the fiber cement panel rain screen system was
questioned for being an “untextured concrete panel” contemplated by 51I. Finally, it was noted
that the building may not meet the standard of Architectural Standard 2.1D because the building
is only 18’ high on the north side next to Chinden-Hwy 20/26.
In this supplemental narrative, we hope to address these three issues and show why a variance
or exception should be granted to Items 5.1I and 2.1D.
Architectural Standard 51I: Fiber Cement Panel Rain Screen System:
As noted in the Architectural Standards Manual at p. A-4, “the intent of administrative design
review is not to limit creativity or to prioritize one architectural style over another.” Evolving
construction practices and new design materials should always be considered. In light of that,
the standards appear to permit variances when quality is present and when there is proof that the
material is not an inferior product to be avoided.
The fiber cement panel rain screen system used on the south side of the building is not an
“untextured concrete panel” contemplated in 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 fastners and
seams create a modern texture to this prominent building element on the entry side of the building.
This material is also a significantly more expensive product than “untextured concrete panels.”
These panels cost a premium, approximately $25 per square foot installed, which is considerably
more than the standard concrete panel referred to in the design standards. These panels are
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extremely durable, weather resistant, and will not fade or age over time as a standard untextured
concrete panel might do.
Moreover, this is an appropriate use of this material, adding quality and character to this building.
It is used as part of the entry beacon as well as a branding identification. We are trying to create
a 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
EFIS for this treatment throughout the Valley.
Architectural Standard 51l: Architectural Fluted Metal Panel
Item 51l of the Architectural Standards also prohibits “prefabricated steel panels”. The
architectural fluted metal panel we use as field material on the north and south side of the building
is a far superior product to that used in a typical inexpensive industrial application, including steel
panels, EFIS, and stucco. The product we are using has a cost premium significantly in excess
of traditional stucco and EIFS. This system costs approximately $17 per square foot installed,
which is significantly more than the $10 s.f. install price of stucco or EIFS. The fluted panel is
made of a much heavier guage, so it will not wave or oil can like cheap metal panel. This extra
rigid material further creates strong shadow lines, adding a modern aesthetic to the design.
Additionally, we have added a lot more interest by using metal shading devices at each window
opening, and we added Dwarf Columnar Austrian Pine trees between windows on both the north
and south facades. See supplemental landscape plan. Of the 1,000 square feet on the south
façade, 25% of the façade’s area is covered by glazing and shading devices with an additional
20% broken up by the proposed landscaping and placement of the Dwarf Columnar Austrian Pine
trees. On the 1,451 square feet on the north façade, 18% of the façade’s area is covered by
glazing and shading devices, with an additional 17% broken up by the proposed landscaping and
placement of the Dwarf Columnar Austrian Pine trees.
This superior metal product combined with the shading devices and additional evergreen trees
will provide a perceived value and durability not found with a majority of the EIFS-clad buildings
throughout the Valley.
20’ Height Requirement for Chinden-Hwy 20/26
The building in issue is 18’ high on the north side next to Chinden Boulevard. On the south side
of the building where the main entrance is located, the building reaches a height of 23’ in light of
the “branding tower” near the front entrance. We are seeking a variance from this 20’ height
requirement on the north façade for the following reasons. The building has a clean modern
design aesthetic that is part of the branding and identification for Saltzer Medical throughout the
Treasure Valley. Currently we have six Saltzer Buildings planned for the Treasure Valley, and we
are seeking to keep a singular appearance to help with branding.
The north façade is an exceedingly interesting façade. The asymmetry in the roof line is dramatic,
rising to a height of 18’ near the lobby and ending with two conjoining walls of windows from floor
to ceiling. Overly heavy eaves, extra wide fascia, and gorgeous tongue and groove wood on the
underside of the eaves create a very dramatic modern effect that can be admired from Chinden
Blvd., even while traveling past the building in traffic. Although the north façade is only 2’ short
of meeting the 20’ standard, the elements noted above give the building proper scale and a
dramatic façade. Moreover, the 23’ tower on the southside still looms large and creates the
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sense of more height even from the vantage point of Chinden Boulevard on the north. In other
words, the scale still appears to be 23’ high, even on the north facade. Based upon the dramatic
materials and design of the building, we request a 2’ variance to the standard set forth in
Architectural Standard 2.1D.
Thank you for your kind consideration of this supplemental material, and we request that you
approve the CZC and Design Review application for the Paramount Urgent Care building.
Sincerely,
Roberta Stewart
BVA Development
roberta@bvadev.com