Loading...
CZC city comments 10.06.2020-Response cushingterrell.com October 6, 2020 City of Meridian Planning and Zoning Department 33 East Broadway Avenue, Suite 102 Meridian, Idaho, 83642 Dear Alan, This letter provides Cushing Terrell’s response to the staff comments below. All supporting documentation is attached along with this response letter. 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. i. See attached Driveway Analysis 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. i. The cross hatched area is the truck dock concrete apron, note was added to Site plan for clarification. 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. i. P-1 pole height is 30’. See attached cut sheet for lighting fixtures. Call out added to photometric plan for clarification. 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)? i. 10’ spacing is being shown on the photometric plan, and poles are 30’ the coverage even. Cut sheets attached for lights. 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. i. We will comply and incorporate into the final construction documents. Landscaping will be added to help obstruct view from pathway. 2 cushingterrell.com 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. i. As the building is being designed to have multiple tenants in the future we feel that the entrances to the “front” of the buildings should have the parking located closest to them. Along with Joe Bongiorno requiring a drive aisle of 26’ around the entire building. This parking design fits the requirements of future tenants to safely access the front of the building while not walking around the entire building and meets the requirements for Fire apparatus access. 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. i. See updated legend on Landscape Plan for clarification. 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? 1. Sand textured paint will be used on concrete panels. There is not any un-textured concrete panel being proposed. See updated renderings and example Images attached. 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. 1. Variation in parapet height. Textured color variations on panels. Added canopies above pedestrian doors and landings on west elevation. 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? 1. Articulation and depth is met with canopies, clerestory windows and aluminum storefront. See attached wall section. 3 cushingterrell.com d. 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. i. 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? 1. The exterior doors that do not have canopies, are for emergency egress only. Canopies will be added on the west elevation above the pedestrian doors and landings. e. 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? 1. There are currently no mechanical roof top units. The parapets are at a height that will screen future roof top units for Tenant Improvements. f. 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. 1. The use of textured paint, ACM panel, fluted architectural metal panels, proposed canopies, and the addition of canopies to the west elevation meets design standards listed above. The fluted architectural metal panel on the building is there to help create modulation, material transitions, and add interest to the façade. We have added photorealistic renderings to help showcase the material selections. Sincerely, Josh Shiverick, Design Tech cc: Joshua Hersel NCARB, Architect | Associate