Loading...
RE_ Rock and Armor CZC-Staff ResponseFrom:Alan Tiefenbach To:"Matt Garner" Subject:RE: Rock and Armor CZC Date:Monday, September 14, 2020 4:27:00 PM Dear Mr. Garner, The following is staff’s response to your proposed Certificate of Zoning Compliance (CZC) to construct an approximately 15,300 square foot indoor recreation facility. Please do not make any changes other than what is addressed here without first contacting staff. As will be mentioned below in the Architecture Comments, you will likely be requesting design exceptions from several standards of the Architectural Standards Manual (ASM) for the south and eastern sides. The criteria that should be addressed for a design exception can be found on Page A-4 of the Architectural Standards Manual (ASM). Site Plan UDC 1-4-3-2 (Arts, Entertainment, or Recreational Facility, Indoor and Outdoors) states no outdoor event or activity center shall be located within fifty feet (50') of any property line and shall operate only between the hours of six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. It appears the “turf warm-up area” is located closer than 50’ from the southern property line. Lighting Plan Fixture WB1 as indicated on the photometric plan is not downcast and shielded. Landscape Plan The landscape plan indicates a significant amount of shrubs identified as “CS”. This is not identified in the plant schedule. Architecture Staff understands the southern and eastern building elevations will be minimally visible as viewed from the right-of-ways. Accordingly, staff may support design exceptions from some of the architectural requirements on these sides. However, the western and northern elevations are VERY visible and staff believes not all architectural standards are met on these sides. At a minimum, the applicant should consider the following to receive support for the proposed building configuration (see above) and lesser design on the south and eastern elevations: ASM 2.1A - Buildings with rooflines 50-feet in length or greater must incorporate roofline and parapet variations. Variations may include step-downs, step-backs, other modulation, or architectural features such as cornices, ledges, or columns, and must occur in total combination for at least 20% of the façade length. May be averaged over entire façade, but may not exceed 75-feet without a break. How is this met on the northern, very visible elevation? One solution would be to continue the “columns” above the roofline. ASM 3.3D - Average 30% fenestration for applicable first floor façade, unless specified elsewhere. May also meet fenestration alternative (see 3.3E). ASM 3.3E - Fenestration Alternative: Incorporate doors and windows for at least 30% of applicable first floor façade, or suggest their inclusion using faux treatments that incorporate at least two of the 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. – Not met on the north and south sides. What could be proposed as an alternative on the north side? Please also note you are seeking a design exception for south side. ASM 3.4 - 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. See comments on ASM 2.1A for north elevation. You should also include this in your request for a design exception on the south elevation. 4.1A - Provide at least three detailing elements that transition façade material changes or integrate pedestrian scale elements, such as doorways, windows, or material banding, at the base of the 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. Is this met on the north elevation? At the least, staff suggests you consider additional treatment such as adding several window lintels. Could additional CMU be added to the base of the west elevation? 4.1B - Provide building overhangs or other projections such as canopies which articulate the building façade and provide temporary relief from inclement weather. At a minimum, an overhang or 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. Why hasn’t an overhang been added to the door on the west elevation? Could something be added above the roll up doors on the eastern elevation? 5.1I - Untextured concrete panels and prefabricated steel panels are prohibited as field materials for building façades, except when used with a minimum of two other qualifying field materials and meeting all other standard fenestration and material requirements. It appears this standard is exceeded significantly on the northern elevation (steel panels). Staff might not be opposed to a design exception as sometimes steel panel exteriors can be visually appealing, but the Applicant should consider the suggestions above and be able to explain how the proposed metal exterior will maintain a similar level of effort by exceeding other site and building standards. Alan Tiefenbach | Current Associate Planner City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-884-5533 | Fax: 208-489-0571 Built for Business, Designed for Living