DR REVIEW CHECKLIST AND NARRATIVEArch i t a c t u r a
April 23, 2020
To: City of Meridian
Architectural Standards Narrative
Ref:
Omni Suites
142 E Calderwood Dr.
The following narrative is in response to the City Request Design Review Checklist.
1.0 This project promotes visually correct aesthetics with the single story scale, multiple colors and
finishes appropriate for a commercial project and setbacks to provide landscaping buffers.
1.10 The building is designed with public scale elements be it the wainscot treatment, scale of
windows and the placement of them. There is a steel awning over the main entry at a lower
height and the top of walls vary in height to add interest and designate the main entry.
1.11 The building address scale and mass to designate the main entry. The building form is of an
economical geometry however it does have well thought out different materials and colors that
gives it balance, symmetry and pedestrian street scale.
1.20 The exterior design expresses character and common design principles to reflect the same
Elements in adjacent buildings. Diverse materials, the way they are used and variations in
colors.
1.30 The building demonstrates design principles of rhythm, repetition, proportions and framing
To the main entry, also reflected to the back side facing E Calderwood Dr. with the raised
parapet and use of colors.
2.00 This is an appropriate commercial building design with pedestrian scale, commercial elements
that reflect similar use on neighboring buildings. Colors and materials are placed in unified
attractive pallet.
2.10 This project is on a road leading to a neighborhood. By the nature of the subdivision, there is an
already 30 feet plus wide grass and mature tree buffer and sidewalk along the street. The
building is a single story and has human scale use of materials and colors.
TRW Architecture Chtd.
515 East Parkway Ct. Boise, Idaho 83706
Phone: 208.371-9298
NCARB Registered Architect
iRN/k r c h it act u r a
2.20 Very similar to 2.10 answer. This project is on a road leading to a neighborhood. By the nature of
the subdivision, there is an already 30 feet plus wide grass and mature tree buffer and sidewalk
along the street. The building is a single story and has human scale use of materials and colors.
2.30 The project connects to the neighborhood and public streets via a sidewalk and has a bicycle
Rack. Much of this has been previously answered and explained.
3.00, 3.10, 3.20, 3.30, 3.40, 4.00, 4.10, 4.11
This building has visual distinction and use of materials to enhance the building for. It articulates
the facades, identifies the entries, has human scale elements and the use of materials and
colors anchor it to the ground that connects to the public spaces. The roof of the building is a
low slope roof that is visually shielded by parapet walls.
4.20 The building design does not create blank wall sections. The walls are broken up in a base
Wainscot, intermediate main body stucco with control joints carefully placed aesthetics and
proportion in mind and a prominent crown mold at the top of the walls.
4.30 Building mechanical units are roof top and shielded by parapet walls and additional screening
as required. Building metering will be placed such that it can be landscaped or other visually
shielded.
5.00, 5.10, 5.20
Use of quality and complimentary colors and materials support and enhance to building mass,
composition, and aesthetics. This applies to all (4) four sides.
5.30 There are no roll up, drive through or significant auxiliary doors, entrances or uses. There is a
front door and one side back exit door.
6.00 The signage will come at later time however there is a place designated above the front door for
a wall sign.
6.10 Exterior wall pack lights and parking lot pole lights will be used to med min. standards for safety.
All lights are focused down and efforts will be made to not light pollute neighbors.
TRW Architecture Chid.
515 East Parkway Ct. Boise, Idaho 83706
Phone: 208.371-9298
NCARB Registered Architect
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
PROJECT INFORMATION
Project Name: O i f ( i
Applicant/Agent: ��Y
NON-RESIDENTIAL STANDARDS I COMMERCIAL DISTRICTS
COHESIVE DESIGN, NON-RESIDENTIAL STANDARDS (CDs)
If a "N" or "N/A" is checked, please explain in comments.
Date: fl9 p 2d
Goal Articulate building designs to frame and accentuate public spaces
1.10 with pedestrian scale elements and details.
Goal Building design should address building scale, mass, form, and use
1.11 variety of materials and architectural features to ensure an aesthetic
contribution compatible with surrounding buildings.
Maintain consistent and contiguous pedestrian environments
1.1A across developments. Limit circuitous connections and maintain
clear visibility.
1.1B Provide pedestrian connections to non -private public spaces.
Incorporate architectural features on all sides of a building
facade facing: the primary entrance(s) of an adjacent building,
1.1c public roadways, interior site amenities, and facades that are
visible from public spaces. See Architectural Elements, Building
Form, and Materials sections.
1.1D Buildings must orient, frame, and/or direct pedestrian views to
adjacent cultural buildings, parks, and plazas.
Design and orient buildings not to impede access. The build-
1.1E ing should enhance the appeal of open space and pedestrian
environments
Goal Design building facades to express architectural character and
1.20 incorporate the use of design principles to unify developments and
buildings, and relate to adjacent and surrounding uses.
Comply and adhere with all previously required building design
1.2A elements that were included as part of a Development Agree-
ment, Conditional Use Permit, and/or other requirements as
part of prior approval.
File 8
Page 11
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
�.�Vl E IDI� IAN,-
n last Modified: 02/12/2016. Questions? Contact the Planning Division at 209.989.6533 or www.mendiandty.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
COHESIVE DESIGN, NON-RESIDENTIAL STANDARDS (CDs)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID• Description
Incorporate design principles to include rhythm, repetition, framing,
Goal and/or proportion. Applies to all sides of a building facade facing
1.30 public roadways, that are visible from residential neighborhoods
or public spaces, or facing the public entry of an adjacent building.
Integrate at least one material change, color variation, or
1.3A horizontal reveal for every 12-vertical feet of building facade;
vertical spacing may be averaged over facade.
Integrate at least one material change, color variation, or vertical
1.3B reveal every 50-horizontal feet of building facade; horizontal
spacing may be averaged over facade elevation.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
BUILDING SCALE, NON-RESIDENTIAL STANDARDS (RSS)
If a "N" or "N/A" is checked, please explain in comments.
Development
should consider the scale of surrounding buildings,
Goal including relationships to existing residential areas, as well as an
2.10 appropriate height,mass, andformscaled forthe built environment.
Applies to facades of development along public roads, public spaces,
and adjacent to residential areas.
Buildings with rooflines 50-feet in length or greater must incor-
porate roofline and parapet variations. Variations may include
step-downs, step -backs, other modulation, or architectural
2.1A features such as cornices, ledges, or columns, and must occur
in total combination for at least 20% of the facade length. May
be averaged over entire facade, but may not exceed 75-feet
without a break.
For buildings with facades longer than 200-feet, reduce massing
of buildings by grouping or incorporating smaller tenant spaces
2.113 along the commercial facade, or by incorporating at least one
significant modulation with depth at least 3% of the total facade
length or 10-feet, and a width in combination at least 20% of
the facade length.
Within mixed use areas and for all developments along arterial
roadways, buildings over 1,000 sqft must provide a minimum
2.1D 20-foot building elevation to include average parapet height, j
ridge of a pitched roof, or tower/turret type elements at least
20% in total of overall facade width.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Comments
Page 12
W
CjfE IDS
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Last Modified: 02/12/2016. Questions? Contact the manning Division at 208.884.5533 or w .mendiancity.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING SCALE, NON-RESIDENTIAL STANDARDS (BSS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID N Description
Goal Physically configure building designs to reduce disproportioned
2.20 architectural scale relative to adjacent uses. Applies to facades of
development along public roads, public spaces, and residential areas.
For adjacent buildings with greater than 1-story height disparity
(i.e.—two or more stories difference) and within 30-feet of each
other, integrate and align parapet designs, material changes,
22A fenestration alignment, material reveals, orother architectural
elements and horizontal articulation, to relate varying building
heights to one another. Aligned features do not have to be the
same type (i.e. window pattern on one could align with parapet
on another).
Use pedestrian scale and landscape design elements such as
228 specialty lighting, awnings, trees or other site elements to visu-
ally relate and transition multi -story buildings for equivalent)
to the ground plane.
Incorporate pedestrian -scale architectural features to support an
aesthetic character that contributes to the quality of the build -
Goal ing design and connectivity with the surrounding environment.
2.30 Applies to facades in developments: visible from arterial or collector
roadways, adjacent to residential developments facing roadways,
facing an adjacent building's primary building entries, and adjacent
to public spaces.
Consistently Incorporate at least two (2) architectural features
into the building design that are pedestrian scale, to Include:
2.3A fenestration patterns; architectural elements such as ledges,
lighting, or canopies; material or pattern banding; or detailing
(see Pedestrian Scale definition).
Note: For a complete list of all Standards, along with photo examples, see the Gty of Meridian Architectural Standards Manual.
BUILDING FORM, NON-RESIDENTIAL STANDARDS (1i
If a "N" or "N/A" is checked, please explain In comments.
Articulate building forms, Including but not limited to massing, walls,
and roofs, with appropriately scaled modulations that contribute to
Goal the development of aesthetic building designs. Applies to facades
v 3.10 in developments: along arterial and collector roadways, adjacent
to residential developments facing roadways, facing public entries
of adjacent buildings, and visible from public spaces.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Comments
Page 13
Staff
C%/ E IDIAN
. Last Modmed: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 of w .mendlandty.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS)
If a "N" or "N/A" is checked, please explain in comments.
N N/A ID of
Incorporate at least one type of the following modulations in the
facade plane, including but not limited to projections, recesses,
and step backs that articulate wall planes and break up building
3.1A 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.
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 facade elevation. For buildings
3.1B with facades less than 150-feet, horizontal modulation must
occur no less than every 30-feet. For buildings with facades
i greater than or equal to 150-feet, horizontal modulation must
occur no less than every 50-feet.
Design parking structure facades as site integrated buildings,
3.1C meeting applicable Manual standards for Architectural Elements
and Material sections.
Incorporate visual and physical distinctions in the building design
Goal that enhance building forms, articulate facades, identify entries,
3.20 integrate pedestrian scale, and visually anchor the building to the
ground or street level. Applies to building facades visible from a
public street or public space, and to facades with public entries.
For at least 30%of applicable facades use any combination of
concrete, masonry, stone, or unique variation of color, texture,
or material, at least 10-inches in height, around the base of
3.2A the building. May alternatively Incorporate other architectural
features such as ledges, facade reveals, ground level fenestra-
tion, raised planters, or landscaping elements within 3-feet of
finished grade.
Where building designs Incorporate multiple stories, or multiple
3 2B floor height equivalents, integrate at least one field or accent
color, material, or architectural feature used on lower stories,
on the upper stories.
Building designswith multiple stories must provide proportion-
3.2C allytaller ground -level facades adjacent to public roadways and
public spaces. Provide floor -to -ceiling heights, or floor -to -floor
from 10 to 16 feet.
In mixed -use areas and for structures greater than four stories,
design the uppermost story or facade wall plane to include
3.21) material changes, horizontal articulation, and modulation
meeting first story requirements, or Include a patio, rooftop
garden, penthouse, or strong architectural feature such as a
tower element.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Comments
Page 14
staff
C-I WE IDIAN
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ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID# Description
Building design should establish visual connections that relate internal
Goal spaces at ground- or street -level with facades adjacent to public
3.30 roadways, public spaces, and along primary building entries, and that
add visual interest and complexity to the first floor building design.
Use horizontal and/or vertical divisions in wall planes, such as
3.3A ledges, awnings, recesses, stringcourse, molding, joint lines,
or other material types, to frame and accent 30%or more of
total fenestration.
Average 30%fenestration for applicable first floor facade, unless
3.3D specified elsewhere. May also meet fenestration alternative
(see 3.3E). Big box and buildings in industrial districts may limit
applicable facade area to 30-feet around public entries.
Fenestration Alternative: Incorporate doors and windows for at
least 30%of applicable first floor facade, or suggest their inclu-
sion using faux treatments that incorporate at least two of the
3.3E following: material changes, reveals in conjunction with color or
material change, qualifying modulation such as recessed areas,
architectural trellis, awnings and canopies over access areas,
detached structures such as pergola, or similar architectural
features and details.
Building roof types, forms, and elements should provide variation
and interest to building profiles and contribute to the architectural
Goal identity of the buildings, without creating an imposing scale on
3.40 adjacent uses. Applies to facades: in development along arterial
roadways, visible from residential development, adjacent to public
spaces, facing public entries of adjacent buildings.
For flat roofs, incorporate primary and secondary roof elements
including but not limited to: multiple material types along para-
pets, multiple parapet elevations with at least 1-foot change in
3.4A 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 facades. May also incorporate
secondary roof types, such as hip roofs along overhangs.
For sloped roofs, incorporate at least two of any one roof element,
including but not limited to: valleys, ridges, or gables. Qualifying
3 4B elements in total must exist for at least 20%of applicable facade
roof area and be visible from the same facade elevation. May
also incorporate other roof styles, such as parapet walls over
entryway features.
Note: For a complete list of all Standards, along with photo examples, see the Gty of Meridian Architectural Standards Manual.
Comments
Page 15
Staff
CiWE IDIAN -
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ARCHITECTURAL STANDARDS Page 16
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID N Description Comments Staff
Provide variation in roof profile over facade modulation and/
or articulation over facade material/color transitions. Options
3 4C include, but are not limited to: varying parapet heights; two or
more roof planes; continuation of facade modulation through
roof lines; dormers; lookouts; overhang eaves; sloped roofs;
or cornice work.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual
ARCHITECTURAL ELEMENTS, NON.RESIDENTIAL STANDARDS jASEj
If a "N" or "N/A" is checked, please explain in comments.
N N/A
Use proportional architectural elements and detailing to articulate
Goal facades, and contribute toanaesthetic building character with ahigh
4.10 level of pedestrian design. Applies to facades: in development along
public roadways, visible from residential development, adjacent to
public spaces, facing public entries of adjacent buildings.
Design and articulate architectural elements using proportions,
divisions, detailing, materials, textures, and colors and appropriately
Goal integratethese elements intothe buildingdesign. Applies to facades:
4.11 in development along public roadways, visible from residential
development, adjacent to public spaces, facing public entries of
adjacent buildings.
Provide at least three detailing elements that transition facade
material changes or Integrate pedestrian scale elements, such
as doorways, windows, or material banding, at the base of the
4.1A building. Examples include but are not limited to: cornice work
around primary entries, decorative caps on brick or stone banding,
architectural canopies over entries, or decorative lintels above
the first floor windows.
Provide building overhangs or other projections such as canopies
which articulate the building facade and provide temporary
relief from Inclement weather. At a minimum, an overhang or
4.1B projection is required within 20-feet of all public entryways,
must be at least 3-feet in depth from the point of entry, and
be least 6-feet in length. Entryways with vestibules or other
permanent enclosed transition space are exempt.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
-Alov-
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ARCHITECTURAL STANDARDS Pagel 7
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
ARCHITECTURAL ELEMENTS, NON-RESIDENTIAL STANDARDS IASEj
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID a Description Comments Staff
Provide details that emphasize focal elements such as public
entries, building corners, or public spaces. Examples include
but are not limited to: columns, quoin or rustication, canopies
4.1C over entries, lintels, transom windows, or modulation of the
roof plane. At least one focal element is required and must be
accented with a unique combination of color, texture, materials,
or modulation in the wall or roof plane.
Goal
Building designs must not create blank wall segments when visible
4.20
from a public street or public spaces. Consider the treatment at the
base, middle, and top of the facade.
Use any combination of standardsfrom Building Form, Architec-
4 2A
tural Elements, or Material sections to provide pattern, color, or
material variation on all wall segments. Must not exceed 30-feet
horizontally or vertically without building variation.
Goal
Organize building service equipment, including, but not limited to,
4.30
utility,service, and mechanical, away from building entries, roadways,
public spaces, and, where appropriate, from adjacent buildings.
Use and integrate standards from the Architectural Standards
4 3A
Manual to screen and conceal service and mechanical equipment.
Landscaping meeting the same Intent may also be considered
for utility meters and connections.
4.313 All ground level mechanical equipment must be screened to the
height of the unit as viewed from the property line.
4.3C All rooftop mechanical equipment shall be screened as viewed
from the farthest edge of the adjoining right of way.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
MATERIALS, NON-RESIDENTIAL STANDARDS IMASI
If a "N" or "N/A" is checked, please explain in comments.
Goal Use complementary material combinations that contribute to a
5.10 cohesive building design. Use materials from the following basic
groups: wood, masonry, concrete, stucco, metal, and glazing.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Ci E IDIAN -
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ARCHITECTURAL STANDARDS Page16
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
MATERIALS, NON-RESIDENTIAL STANDARDS (MAS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A IDN Description .Comma- „s. S!&L
For buildings with facades that face multiple public roadways
5.1A
and/or public spaces, use consistent material combinations,
material quality, and architectural detailing.
Forallfacadeelevations visible from public roads, public spaces,
primaryentrance(s) of an adjacent building, and facing residential
5.1B
districts, use at least two distinct field materials, colors, or
material -color combinations on the building facade (see also
Material definitions).
For facade elevations visible from public roadways and along
5.1D
primary building entryways, incorporate an accent material
on the first story.
Distinguish field materials from accent materials through pat-
5.1E
tern, texture, or additional detail visible from edge of nearest
roadway. Alternate masonry or material courses with relief from
primary plane may count toward this.
Where materials transition or terminate, provide detailing to
5.IF
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 as a thin veneer.
Non -durable materials,treatments, and finishes that deteriorate
5.1G
quicklywith weather, ultra -violet light, and that are more suscep-
tible to wear and tear are prohibited on permanent structures.
The use of vinyl and ordinary smooth face block, unfinished,
colored, or painted, are prohibited as a field materials for building
5.1H
facades along public roadways, adjacent to public spaces, and
when visible from residential neighborhoods. Smooth face block
may be used as an accent material.
Untextured concrete panels and prefabricated steel panels are
5,11
prohibited as field materials for building facades, except when
used with a minimum of two other qualifying field materials and
meeting all other standard fenestration and material requirements.
Goal
Use colors that complement building materials and support innova-
5.20
tive and good design practices. Applies to building facades visible
from a public street, public spaces, and pedestrian environments.
Use of subtle, neutral, or natural tones must be integrated with
5 2A
at least one accent or field material.
5.213 Use of intensely saturated colors or fluorescence is prohibited
as a primary material. May be used as an accent material.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
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ARCHITECTURAL STANDARDS Page19
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
MATERIALS, NON-RESIDENTIAL STANDARDS fMASj
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID p Description Comments staff
Materials or colors with high reflectance, such as some metals
5.2C or reflective glazing, must not redirect light towards roadways,
public spaces, or adjacent uses in a way which constitutes a
public nuisance or safety hazard.
Integrate roll -up doors, will -call doors, drive -through doors, and
Goal loading docks into the building design, and locate them in a manner
which does not create pedestrian, drive aisle, or roadway conflicts.
5.30 Applies to fa,ades along arterial and collector roadways, and fapdes
facing public spaces.
For commercial and traditional neighborhood districts, roll -up
and drive -through doors are allowed when integrated into the
53A building design, but will -call doors with roll -ups and loading'I
docks are prohibited. Consider material variation ancitransitions,
modulation, and other architectural features and standards for
the design.
Note: for a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
SIGNS S LIGHTING, NON-RESIDENTIAL STANDARDS fSLSj
If a "N" or "N/A" is checked, please explain in comments.
Goal
Use lighting on building exteriors to promote safe pedestrian
6.10 environments along roadways, at intersections, and in public spaces.
6.1A Lighting fixture spacing and height along streetscapes and
roadways must be placed to avoid conflicts with tree plantings.
6.18 Use energy -efficient architectural lighting.
Use lighting fixtures that are consistent with other decorative
hardware on the building. For example, select lighting hardware
6.1C with similar color and shape as other building hardware, use
recessed lighting, incorporate uniform spacing, integrate with
other accents and reveals, and coordinate specialty lights with
predominate architectural features.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
CiQ/(E IDI�
IAN,-
. Last ModMed: 02/12/2016. Questions? Contact the planning Division at 208.884.5533 or www.rnenlcfiancrty.org