ACHD Transmittal (A-2020-0169)Applicant name:MATT GARNER, ARCHITECTURE NORTHWEST PA Phone:
Applicant address:224 16TH AVENUE SOUTH Zip:83651 Email:matt@arcnw.com
Owner name:Phone:Fax:
Owner address:Zip:Email:
Administrative
Applicant Information
Type of Review Requested
File number:A-2020-0169
Assigned Planner:Alan Tiefenbach
Related Files:
Subject Property Information
Location/street address:1649 E PINE AVE
Assessor's parcel number(s):R6108100010
Township, range, section:3N1E8
Agent name (e.g. architect, engineer, developer, representative):MATT GARNER
Firm name:ARCHITECTURE NORTHWEST PA Phone:Fax:2084674343
Address:224 16TH AVENUE SOUTH Zip:83651 Email:matt@arcnw.com
Contact name:Phone:Fax:
Contact address:Zip:Email:
Project/Application Name:Rock and Armor Fitness - DES, CZC
Description of Work:CZC and design review to allow 15,300 sf fitness and training center in the I-L Zone. Includes outdoor turf
area. Conditional Use was approved in August 6, 2020.
Project Description
Planning Division
ADMINISTRATIVE APPLICATION
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
1
Application Information
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
2
APPLICATION TYPES
Is this application exempt from fees?:No
Certificate of Zoning Compliance - CZC:CHECKED
Does project have prior approval?:No
Design Review - DES:CHECKED
ADDRESS VERIFICATION
Address Verification Permit Number:LDAV-2020-0145
TYPE OF USE PROPOSED
Commercial:CHECKED
PROPERTY INFORMATION
General Location:SE Corner of N Locust Grove Rd and E Pine Ave
Current Land Use:previously un-improved lots in the Nola Sub
Total Acreage:1.818 Acres
Prior Approvals (File Numbers):CUP-H-2020-0076
ZONING DISTRICT(S)
I-L:CHECKED
PROJECT INFORMATION
Site Plan Date (MM/DD/YYYY):08/26/2020
Landscape Plan Date (MM/DD/YYYY):05/00/2020
Elevations Date (MM/DD/YYYY):08/26/2020
Percentage of Site Devoted to Building:19
Percentage of Site Devoted to Landscaping:25
Percentage of Site Devoted to Paving:40
Who will own and Maintain the Pressurized Irrigation System in this Development:Building/Business Owner
Irrigation District:Nampa-Meridian Irrigation District #2
Primary Irrigation Source:Pressurized
Secondary Irrigation Source:Domestic
Square Footage of Landscaped Areas to be Irrigated by City Water Connection:16,225 SF
Proposed Building Height:25'-0''
Existing Floor Area (If Applicable):0
Gross Floor Area Proposed:19,162 SF
Number of Standard Parking Spaces Provided:56
Number of Compact Parking Spaces Provided:0
Number of Employees:13
Number of Residential Units:0
TIME EXTENSION INFORMATION
Number of months extension:24
APPLICATION DISCLAIMER
I have read and accept the above terms:CHECKED
Your signature:Matthew L Garner
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
3
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
DATE: Monday August 20, 2020
TO: Community Development; Planning Department
33 E Broadway Avenue, Meridian, Idaho 83642
ATTENTION: Planning Staff
PROJECT: Rock & Armor Fitness Center
1649 E Pine Street
Meridian, Idaho 83642
REGARDING: Certificate of Zoning Compliance – Narrative Letter
NARRATIVE: The owners of ‘Rock & Armor’, a fitness and training center, are proposing
to construct a new facility on two adjacent lots (parcels: R6108100010 and
R6108100020) at the southeast corner of the intersection of Locust Grove
and Pine Avenue. The proposed new building will be located entirely on lot 1
and on the western edge of lot 2, adjacent to the end of the building there will
be a 36 ft. X 100 ft. artificial field turf training and warm-up area surrounded
by lawn. The rest of lots 1 and 2 will be taken up by landscaping, parking and
drive aisles. The proposed facility will have a building footprint of 15,314 Sq.
Ft. and a total gross building area of 19,162 Sq. Ft. 3,848 S.F. of that being
an interior framed mezzanine level.
The new building will be a combination of a pre-engineered metal building
(13,500 S.F. PEMB) and a smaller hand framed single-story structure (1,814
S.F.) attached at the northwest corner of the PEMB. The smaller structure
will be constructed using wood stud framing over a cast-in-place concrete
foundation with a concrete slab-on-grade floor. The interior mezzanine will be
constructed inside the PEMB using concrete slab over metal deck on top of
steel floor joists. All other walls beneath and on top of the mezzanine will be
wood framed. The building will be fire sprinkled.
The main building entrance will be through the single-story volume at the NW
corner of the PEMB which also contains the lobby and reception desk along
with men’s and women’s restrooms, showers, and lockers. The remainder of
the building area will be used for different types of workout and fitness
training.
At the east end of the proposed new building, just outside the overhead
doors there will be a 3,600 SF (36 ft. X 100 ft.) artificial field turf training and
warm-up area where patrons will warm up for running, jumping, and
stretching. The area around the artificial turf will be landscaped lawn area
with a few trees spaced around (see landscape plan).
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
There will be no outdoor lighting around the field turf area other than those
lights on the east end of the building. Outdoor training will take place only in
the warmer months of the year, May-November. The business will operate
only during daylight hours between 8:00 am and 6:00 pm.
The entrance to the site will be through a shared access driveway and drive
aisle (Rec. Inst. No. 106070248) near the NE corner of the site off Pine Avenue.
All utilities are available to the site along the Northern property boundary and
entering the site centrally from Pine Avenue (i.e. water, sewer, and gas).
There is also a second entrance to the site from N Nola road to the east. The
entrance turns into a shared drive aisle (Rec. Inst. No. 111012573) that runs
behind the existing daycare facility along the southern boundaries and turns
up into the proposed development west of the row of parking stalls that run
along the eastern property boundary for lot 2 block 1.
Review, and approval of the trash enclosure has been completed by Republic
Services. The trash enclosure is to be located on the northern edge of the
eastern boundary of lot 2 block 1, adjacent to the shared access drive aisle
(ref. proposed site plan included with the CZC/DR application packet).
There is an existing landscape buffer along the north and west boundaries of
lot 1 block 1, and along the northern boundary of lot 2 block 1 which is
already improved with grass lawn and trees which will remain. Some of the
trees in the existing landscape buffer are currently dead or are dying. The
developer is aware of these trees and has agreed to replace them prior to the
building’s completion. For proposed additional landscaping improvements
see the proposed landscaping plan also included with this CZC/DR
application.
The required parking has been calculated using the commercial parking
standard of one space per 500 gross square feet of floor area in accordance
with Meridian city Code Title 11, Chapter 3, in article C section 6 (11-3C-6).
The required number of parking spaces for the proposed project is (38)
parking spaces with (2) ADA accessible spaces per Table 1106.1 of the 2015
IBC (19,162 SF / 500 = 38.324 or 38 spaces). In the initial Site Plan
submitted to staff for review as part of the CUP application there were a total
of (45) parking spaces with (2) of those being ADA accessible and (43)
standard spaces proposed. After consulting with staff and the owner
regarding their needs an additional row of parking was added at the east end
of the outdoor training area. The numbers now stand at (56) total parking
spaces with (3) ADA accessible and (53) standard spaces which well
exceeds the required (38).
On Thursday, August 6th 2020, the Meridian Planning Zoning Commission
convened a public hearing on the requested CUP and voted unanimously to
approve the requested CUP with the conditions suggested by staff in their
report received by the applicant on July 29, 2020.
In the Staff Report there were (12) ‘Conditions of Approval’ placed by the
planning department and (2) by public works. The owner and applicant are
both in agreement with the conditions excepting in part condition number 9
which states that:
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
“The Applicant shall comply with the structure and site design standards as set forth
in UDC 11-3A-19 and the Architectural Standards Manual”.
As stated in the staff report, “The site plan prepared by Architecture Northwest,
dated July 27, 2020, is approved as submitted with..” modifications. The
modifications specified in the report were that the cross access, and ingress/
egress easements be shown on the site plan and identified by instrument
numbers. These have since been added to the site plan ensuring that the site
design complies with UDC 11-3A-19.
The second part of condition no. 9 relates to compliance with the
Architectural Standards Manual which this project would easily do if figured
as an Industrial Building. In our pre application meeting for the CUP however
staff informed the applicant that it would be their intent to treat this project as
a commercial building because of its use and higher profile location. The
applicant came away from the pre-app meeting understanding that it would
not be strictly enforced as a commercial building but that at the very least the
north and east facades would have to be modified to more closely resemble
the highly visible west elevation.
Following the pre-app meeting the design of the north, east, and southern
elevations were all modified based on the feedback received by staff. On the
northern façade stucco wall bump-outs have been extended vertically to
create repeating parapet conditions. Between these repeating vertical
projections, the sloping roof has been extended horizontally and deeper,
boxed soffits were added. Beneath these boxed soffits high windows have
been added to increase the amount of fenestration. The large steel overhead
doors were removed from the north façade.
On the not very visible Southern façade the stucco wall bump-outs were
added albeit not extended vertically, as were the extended and boxed soffits
and the high windows mirrored on the northern facade. The bumped-out
stucco walls were also wrapped around the north and south facades onto the
east end wall mirroring the parapet conditions on the western facade. The
large overhead doors on the east end were also modified to be glazed
overhead doors instead of all steel.
The applicant would thus contest that a good faith effort has been made to
incorporate the feedback given by staff to design the structure more to a
commercial standard than an industrial one, and that in this respect the
applicant is in conformance with condition no. 9. It would seem noteworthy
that during the public hearing more than one commissioner positively
commented on the appropriateness of the building design as being a good
mix of both commercial and industrial which it could be argued would be
perfect given the location.
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
All other “Conditions of Approval” have been addressed in the design or will
be throughout the construction of the proposed building project.
Should you have additional questions or need anything further in
consideration of this application please feel free to contact me at any time.
Thank you.
Kindest regards,
Matt Garner
Architectural Associate
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
DATE: Monday August 20, 2020
TO: Community Development; Planning Department
33 E Broadway Avenue, Meridian, Idaho 83642
ATTENTION: Planning Staff
PROJECT: Rock & Armor Fitness Center
1649 E Pine Street
Meridian, Idaho 83642
REGARDING: Design Review – Narrative Letter
NARRATIVE: The proposed ‘Rock & Armor’ fitness and training center is to be located on
two adjacent lots (parcels: R6108100010 and R6108100020) at the
southeast corner of the intersection of Locust Grove road and Pine Avenue,
both of which are arterial roadways. There are no culturally significant
buildings or site anywhere in the immediate vicinity the applicant is aware of.
The proposed new building will sit entirely on the southwest corner of lot 1,
block 1 of the Nola Sub with the main building entrance located near the
center of the lot.
A pedestrian walkway will run along the entire length of the northern building
façade and outdoor training area to connect with the public way on the
western boundary along Locust Grove road. An existing landscape buffer
that is planted with trees and sod runs along both the northern and western
boundaries of the site between the site parking and existing public sidewalk.
Vehicular access to the site will be through a shared access driveway and a
20 ft shared access easement across the northern boundary of lot 2. The site
can also be accessed from N Nola rd to the east through a secondary
ingress / egress easement that runs along the southern boundary of lot 3 and
connects to a drive aisle along the eastern boundary of lot 2 that is flanked
by parking on both sides.
The proposed new building will face arterial roadways on two facades, the
West will face N Locust Grove Rd and the northern façade will face E Pine
Ave. While all faces will have architectural detailing, particular attention has
been paid to the west and north facades because of their high visibility. Being
positioned on a corner lot the proposed shares property boundaries on the
south with a trucking yard, and with a daycare on the east. The proposed
new building will have stucco and masonry in common with the daycare on
the east and pre-finished metal siding and roofing with the trucking company
on the south.
On the west façade there is symmetry and rhythm with materials, parapet
articulation, and pop-out and recesses in the wall face. The far east façade is
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
all about symmetry with the bumped-out and raised stucco parapet walls
wrapping around the corner from the north and south faces which mirror
those on the western facade. Two large, glazed overhead doors are centrally
located and balanced in the center of the wall. The façade in between the
parapet walls are pre-finished metal siding with concealed fasteners.
On the northern façade, like the western façade, rhythm is created using
materials, articulation of the parapet height, and pop-out and recesses in the
wall faces. The stucco parapet walls that repeat along the northern and
southern facades in particular, each spaced 16 ft apart create rhythm. On the
northern more visible façade the top of these walls rise above the eave
height creating articulation at the roof line.
Along with the pushing and pulling articulation of the building face there are
(3) different colors of pre-finished metal siding and trim in (2) different siding
profiles, (2) different colors of stucco, and the CMU block selection to provide
ample variation in color and texture around the proposed building.
The scale of the proposed building is comparable to other buildings in the
immediate area. The proposed structure has two primary volumes, the PEMB
and a traditional “stick built” single story volume. The approach and main
entry into the building is at the intersect of the larger PEMB and this smaller
volume at the nw corner. It is intended that this entrance through the smaller
volume will be much more approachable and less overbearing.
The proposed building has two sections of roof, the main PEMB roof, and the
lower roof over the smaller building volume. The top of parapet height for the
main PEMB roof is 25 ft. the top of parapet height for the lower roof is 16 ft.
The lower roof is a flat roof surrounded by articulated parapets. The larger
PEMB roof is a straight single ridge gable roof. This roof is approximately
150 ft long running east to west. On the west end the roof is completely
covered by parapet walls. On the east end part of the gable is seen between
the raised parapets that wrap the corners from the north and south.
The PEMB roof from the south is mostly visible excepting where the raised
parapets wrap around from the east and west facades. roof articulation
however does occur on the southern façade where the roof slope extends at
the eaves between the repeating stucco wall bump-outs creating
approximately 30’’ deep dropped soffits over the high windows along the
southern façade.
The northern façade is treated much the same excepting that the bumped-
out stucco walls are extended vertically creating parapet conditions. This
provides that over 27% of the 150 ft PEMB roofline is broken by parapet
walls. As on the southern façade the sloping roof extends between the
parapet walls creating the dropped soffits. These dropped soffits provide a
sense of dimensionality and depth by casting deep shadows.
Facade modulations occur in multiple locations on each face of the building.
These are primarily accomplished by projecting wall faces anywhere
between 6 in. to 1 ft. 8 in. The repeating stucco walls that occur on the north
and south facades and wrap the corners onto the east façade all bump out 6
in. On the single story volume at the proposed NW corner of the building
there are walls that protrude 6 in. in one area and 12 in. in another with
Architecture Northwest P.A. 224 16th Avenue South Nampa, Idaho 83651
matt@arcnw.com Ph. 208-467-3377 Fax 208-467-4343
varying materials in each. The west façade has the most modulation with
protrusions between 6 in. out to 1 ft. 8 in. and 3-different materials and
textures across the facade.
At all but one entrance or exit from the building there is a canopy to not only
provide shelter for clientele, but also serve as an identifier for the building’s
entrances and exits and enhance the pedestrian scale. These canopies have
the darkest color on the building in order to provide contrast and stand out.
The proposed building fenestration does comply with the required 30%
minimum by utilizing the applicable industrial district limit of 30 ft. around the
building entrance. To increase the amount of building fenestration two of the
secondary entrance/exit doors were changed to full-lite doors on the north
façade.
The applicant and owner would thus contest that a good faith effort has been
made to comply with all of the requirements of the architectural standards
manual for a commercial building even though it is to be located in an
industrial district. During the Planning and Zoning public hearing for the CUP
more than one of the commissioners commented on the appropriateness of
the building’s design as a good combination of commercial and industrial.
The applicant respectfully requests approval the proposed designs for the
new Rock and Armor Fitness facility as presented. Should you have
additional questions or need anything further in consideration of this
application please feel free to contact the applicant at any time.
Thank you.
Kindest regards,
Matt Garner
Architectural Associate