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CZC_Response to City CommentsCZC/DR City Review Back Check HUMMEL Project No. 20013-00 1 of 6 Staff Comment - 01: In all Commercial and Residential Districts, education institutions shall provide one parking space for every four hundred (400) square feet of gross floor area. On your site plan you have listed a building size of 34,451 and have indicated 71 parking spaces. Please describe how you arrived at this number. Architects Response: It is our understanding per 11-3C-6, all commercial and residential districts require one space for every 500 SF in-lieu of every 400 SF. Please confirm. Note however that the response below takes into account the 400 SF count. The new construction will utilize the existing parking lots to the West and to the East. On the West, the new construction will be providing modifications to provide the required offset from Central Dr. The modifications to this existing site will allow (71) parking stalls and (2) ADA stalls. In addition to this parking, IFAA will utilize the existing parking on the east. No calculation was utilized to get this number, rather we are using what is available. On the East, West Ada School District has a total of (1055) parking spaces available to serve their entire property (See Attachment labeled: WASD-ISU Owners Committee Map for 2018-2019 Academic Year Parking). The property consists of the District Offices, Renaissance High School, and Professional Technical Education. The entire gross square footage is 267,000. Utilizing the 400 SF per gross floor area, WASD is required to have a min of (668) total parking spaces. Looking at what is currently available versus what is required, we have a net positive delta of (367) parking stalls that we will utilize for IFAA in addition to the (71) parking stalls and (2) Ada stalls giving us a total of (440) total stalls. Staff Comment – 02: Depending on the number of required parking spaces, the existing lot to the west might not accommodate all spaces. If you intend to use the lot to the east (Renaissance High School), how many parking spaces are required for the high school and how many spaces exist? Architects Response: IFAA will utilize parking to the east which is the same lot as Renaissance High School. The total gross square feet for IFAA once Phase 1 and 2 are complete is 59,000. This would Project No. 19008-00 Idaho Fine Arts Academy 915 E. Central Drive Meridian, ID 83642 West Ada School District 1303 E. Central Dr Meridian, ID 83642 Owner: Hummel Architects 2785 North Bogus Basin Road Boise, Idaho 83702 Architect: Date Issued: 06/23/2020 Subject: CZC/DR City Review Backcheck CZC/DR City Review Back Check HUMMEL Project No. 20013-00 2 of 6 require a total of (148) parking stalls. As stated above, by utilizing all parking stalls, we have a total of (440) available stalls which will provide excess parking stalls. Staff Comment – 03: The Photometric Plan indicates no parking light pole lights. Is this correct? Architects Response: Existing parking lot currently does not have light poles and it is not anticipated that new lighting will be installed in the existing lot. All exterior lighting will be included on the façade of the building, a light pole will be provided adjacent to the trash enclosure. Staff Comment – 04: Please include any proposed dumpster enclosures and / or screening for mechanical equipment. Architects Response: Dumpster enclosure detail was provided with initial submittal. See sheet C1.50: CZC SITE DETAILS. All mechanical equipment is on roof so there will be no requirement for screening it on the ground floor. Staff Comment – 05: How will rooftop mechanical equipment be screened? Is this shown on the elevations? Architects Response: All rooftop units sit back sufficiently from edge allowing the parapet to act as a screen for the units. Each roof top unit was modeled according to required size and placed on top of the roof. Refer to Sketch 01 to show views of building that show that the roof top units are not able to be seen from street view which was taken at eye level. Staff Comment – 06: UDC 11-3B-8 states the perimeter landscape buffer (parking lot landscaping) shall be planted with one tree per thirty five (35) linear feet and shrubs, lawn, or other vegetative ground cover. This does not appear to be met on the drive aisles at the west, south and east sides. Is this met at the south side of the western parking lot? Architects Response: For the parking lot landscaping, through a combination of existing and new trees, the parking lot perimeter landscape buffer meets the UDC 11-3B-8. The south and east sides of the parking lot are not part of the perimeter landscape buffer as these sides face internally to the site. In addition, the drive aisles are private drives and do not need to adhere to UDC 11-3B-8, however we have provided tress as shown on sheet L1.0, CZC LANDSCAPE PLAN. Staff Comment – 07: An architectural standards design review checklist is required with a Certificate of Zoning Compliance (CZC) submittal (attached). The purpose of this checklist is for the applicant to demonstrate how their project meets the requirements of the Architectural Standards Manual (ASM). This manual is available at: https://meridiancity.org/planning/files/Architectural%20Standards%20160802.pdf There are requirements in which staff is unsure the elevations comply as follows: Architects Response: Architect has attached the Design Review Checklist for review. For specific responses, see comments below. CZC/DR City Review Back Check HUMMEL Project No. 20013-00 3 of 6 Staff Comment - Standard 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. Architects Response: Per the City of Meridian Architectural Standards page C-5, in some cases there may be opportunities to meet the intent and goals through design standards exceptions. Although the design of Idaho Fine Arts Academy may not fully meet the standard of 2.1A, other forms of modulation have been provided to meet the intent and goal of an aesthetically pleasing structure. Such forms include extending the second floor over first floor to provide a break in the façade through the use of an overhang. Use of complimentary materials in the masonry and metals panels, patterning of the fenestration, utilization of different metal panels to provide different texture, color, and rhythm to represent sheet music as shown on the attached sketch SK-02. In addition, trees and other forms of vegetation are called out in L1.00 CZC Landscape Plan to compliment the building. Staff Comment - Standard 2.3A: 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). – How is this met, particularly along the south and west elevations? Architects Response: As shown on attached sketch SK-02 the rendering shows examples that reflect pedestrian scale. Fenestration that is at human scale on the first and second floor. A façade overhang to split up the height of building. Landscaping that is up close to the building. A courtyard design for pedestrian use that includes benches and shading as shown on sheet L1.0, CZC LANDSCAPE PLAN. Referencing the West and South Elevations. In Phase 1, the pedestrian scale is minimized. It is the intent of the design team to provide an aesthetically pleasing facade as shown on the attached sketch SK-02. Once construction of Phase 02 is complete, as shown on SK-02, there will be an increase in pedestrian scale. Staff Comment - Standard 3.1B: 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. – How is this met on the south and west elevations? Architects Response: Per the City of Meridian Architectural Standards page C-5, in some cases there may be opportunities to meet the intent and goals through design standards exceptions. Although the design of Idaho Fine Arts Academy may not fully be the standard of 3.1B, other forms of modulation have been provided to meet the intent and goal of an aesthetically pleasing structure. Such forms include extending the second floor over first floor to provide a break in the façade through the use of an overhang. Use of complimentary materials in the masonry and metals panels, patterning of the fenestration, utilization of different metal panels to provide different texture, color, and rhythm to represent sheet music as shown on the attached sketch SK-02. In addition, trees and other forms of vegetation are called out in L1.00 CZC Landscape Plan to compliment the building. CZC/DR City Review Back Check HUMMEL Project No. 20013-00 4 of 6 Referencing the West and South Elevations, the South elevation does not fully adhere to standard as it is the backside of the property and does not face a collector/arterial road or face a public entry. The West elevation will not be fully be in compliance with standard 3.1B until the completion of Phase 2. Staff Comment - Standard 3.3D: Average 30% fenestration for applicable first floor façade, unless specified elsewhere. May also meet fenestration alternative (see 3.3E). Big box and buildings in industrial districts may limit applicable façade area to 30-feet around public entries. – How is this met on the south elevation? Architects Response: 30% fenestration is achieved through majority of the project with exceptions to the South and West Facades. This is due to two factors. First is that majority of the south and West Faces are acting as shear walls and will be covered up once the construction of Phase 2 is complete. Second is that even in the construction of phase 2, there will be minimal fenestration as the spaces utilized inside are for fine arts performance which cannot have natural light. Staff Comment - Standard 3.4A: 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. Architects Response: There are three roof levels in Phase 1 as shown in attached sketch SK-01, two of which can be seen on ground level. These two roof levels have a significant height difference to provide an elevation change. In addition, a second element on the second floor along with the material helps provide an interesting profile and reduce the scale. Phase 2 will provide additional roof levels to further provide variation. CZC/DR City Review Back Check HUMMEL Project No. 20013-00 5 of 6 Staff Comment Standard 3.4C: Provide variation in roof profile over façade modulation and/ or articulation over façade material/color transitions. Options include but are not limited to: varying parapet heights; two or more roof planes; continuation of façade modulation through roof lines; dormers; lookouts; overhang eaves; sloped roofs; or cornice work. Architects Response: See Architects response to comment 3.4A. Staff Comment Standard 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. – Please describe if this is met on all four sides. Architects Response: See below how each elevation meets 4.1A. West: Utilizes landscaping, raised seating, dynamic hard surfaces layout to reinforce a comfortable pedestrian environment as the users approach the main entrance. Overhang of the building reinforces pedestrian scale. Visual interest is increased through the use of materials with the CMU and textured multi-toned metal panels that relate to music. Pedestrian scale of fenestration and patterning of locations for the first and second floor provide visual interest on the façade. Exterior lighting as shown on E1.001, ELECTRICAL SITE PLAN – CZC provides specialty lighting giving security and visual interest during non-daylight hours. The large fenestration entrance acts as a way-finder and generates awareness of the buildings entrance. Multi-toned and multi-textured use of CMU block patterned in a creative way. Use of dimensional lettering to provide wayfinding. North: Utilized landscaping to reinforce a comfortable pedestrian environment. Overhang of the building reinforces pedestrian scale. Visual interest is increased through the use of materials with the CMU and textured multi-toned metal panels that relate to music. Pedestrian scale of fenestration and patterning of locations for the first and second floor provide visual interest on the façade. Exterior lighting as shown on E1.001, ELECTRICAL SITE PLAN – CZC provides specialty lighting giving security and visual interest during non-daylight hours. East: Utilized landscaping to reinforce a comfortable pedestrian environment. Overhang of the building reinforces pedestrian scale. Visual interest is increased through the use of materials with the CMU and textured multi-toned metal panels that relate to music. Pedestrian scale of fenestration and patterning of locations for the first and second floor provide visual interest on the façade. Exterior lighting as shown on E1.001, ELECTRICAL SITE PLAN – CZC provides specialty lighting giving security and visual interest during non-daylight hours. The large fenestration entrance acts as a way-finder and generates awareness of the buildings entrance. Multi-toned and multi-textured use of CMU block patterned in a creative way. South: Acts as the back non-public side of the building therefore standard 4.1A is not as thoroughly addressed. Multi-toned and multi-textured use of CMU block patterned is utilized in a creative way. Much of the southern façade will be changed once the construction of Phase 2 is complete. CZC/DR City Review Back Check HUMMEL Project No. 20013-00 6 of 6 DWG Attachments: WASD-ISU Owners Committee Map for 2018-2019 Academic Year Parking SK- 01 SK-02: Jacob Rivard jrivard@hummelarch.com 208.343.7523 HUMMEL Architects