First Response CommentsFrom:Alan Tiefenbach
To:"Joshshiverick@cushingterrell.com"
Subject:Application for HIckory Warehouse at 1021 Hickory Ave
Date:Friday, September 4, 2020 8:55:00 AM
Dear Mr. Shiverick,
Thank you for submitting an application for a Certification of Zoning Compliance (CZC) to
construct a 207,000 square foot warehouse. The following are staff’s comments on your
submittal:
1. Site Plan
a. UDC 11-3A-3 states “where access to a local street is available, the applicant shall
reconfigure the site circulation plan to take access from such local street”. The
proposed project shows two new access from N. Hickory Ave, a Collector.
b. What is the crosshatched area adjacent to the building on the west side? Stamped
concrete? Loading zone? It is not shown in the legend.
2. Photometric Plan
a. What is the height of the poles shown as P-1? Please provide a detail or “cut
sheet” of the type of lighting fixture. Are there any other lights proposed, such as
sconces? If so, please provide a detail or “cut sheet” showing the fixture and that it
is downcast and shielded.
b. Are the numbers shown on the photometric plan foot-candles? If so, is it really
accurate that the is no increase in lighting directly surrounding the poles (shown as
+1)?
3. Pathway
a. At the west side of the property is a common lot owned by the Crossroads
Professional Center. The City of Meridian Pathway Network Map indicates this is
the area for a future pathway. The applicant will be required to construct a 10’
pathway in this area running north and south, and connect to the pathway at the
Pine 43 apartment development to the west. This pathway must be landscaped as
required by UDC 11-3B-12. Please revise the site plan and landscape plan to
include this pathway.
4. Parking
a. UDC 11-3A-19 “Structure and Site Design Standards” state for properties greater
than two (2) acres in size, no more than fifty percent (50%) of the total off street
parking area for the site shall be located between building facades and abutting
streets. This requirement is not met.
5. Landscape Plan
a. Although it appears the required quantity of trees is satisfied in the buffers and
internal landscaping, the caliper of the trees is deficient or is unknown. The
Japanese Tree Lilac, Showy Mountain Ash and Crimson Cloud Hawthorn are
indicated in the proposed plant schedule on page 2 as 1.5” caliper whereas UDC
11-3B-5-2 requires a minimum of 2”. Also, there is no size listed for the Crimson
Pointe Flowering Plum, Karl Fuchs Deodar Cedar, Amur Maple and American Sweet
Gum, which are trees that comprise a significant quantity of the landscaped areas.
6. Architecture – staff is unsure if the following requirements of the Architectural Standards
Manual (ASM) are met. Please clarify:
a. B, C and D at the bottom of Page One of the elevations indicate colors, but do not
indicate materials. Please describe proposed materials.
i. Is any smooth block face, or untextured concrete panel proposed?
b. 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.
i. How is this met on the west elevation? This elevation will be visible from
the residential project to the west and a future pathway.
c. 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
i. Is this depth met?
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.
ii. There are entrances where there does not appear to be building
overhangs or canopies on the east, north and south elevations. Could any
canopies be added to the west (back) elevation of the building to respect the
residential development and future pathway to the west?
d. 4.3B All ground level mechanical equipment must be screened to the height of the
unit as viewed from the property line.
i. Are the parapets of sufficient height to screen all mechanical equipment
as viewed from the property line?
e. 5.1 In Industrial Districts, untextured concrete panels and prefabricated steel
panels are prohibited as facade field materials facing arterial and collector
roadways, or public spaces, except when used with a minimum of two other
qualifying field materials and meeting standard fenestration requirements.
Concrete panels that do not exceed three (3) SQFT without a patterned reveal or
modulation break may be considered textured.
i. It does appear the ACM Panel and Masterline Panels exceed 20% on
several sides. Staff does not necessarily oppose the materials as proposed,
but a Design Standard Exception (DSE) would be required. The applicant
should submit a narrative discussing how the proposed materials meet the
DSE standards as discussed on page A-4 of the Architectural Standards
Manual (ASM). Staff recommends you consider additional treatment on the
west side which faces the residential project and future trail connection as a
compromise.
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