2020-0213 CZC-DR Review Response Letter_12-09-2020OA+D
office of architecture and design
210 N. 6th St., Boise, Idaho 83702 • phone 208-830-7030 • email: brian@oaandd.com
December 9, 2020
Alan Tiefenbach
Community Development
City of Meridian
33 E. Broadway Ave. Ste. 102
Meridian, ID 83642
Project: Direct Orthopedic Care/Sawtooth Physical Therapy
File: OA+D #200502
Re: A-2020-0213 CZC/Design Review Response to Staff Comments
(Sent Via Email)
Dear Alan
Please find the attached updated exterior renderings, site plan, landscape plan, site detail sheet and
lighting cut sheets along with our responses below to the CZC/Design Review Comments received via
email on December 03, 2020.
Please note that as we’ve worked through the site grading design, we discovered that the trash
enclosure needed to move from the northwest corner of the site to the northeast corner. The site plan
has been updated to reflect this. I have also attached an updated Republic Services approval email for
this new trash enclosure location.
1. This project is part of a larger commercial development. N. Cortona Way is identified as a Collector
Street. Per UDC 11-3A-3, where access to a local street is not available, the property owner shall be
required to grant cross-access/ingress-egress easements to adjoining properties. This standard is
intended to apply primarily to nonresidential properties, but may extend to residential properties
where the use is anticipated to change to a nonresidential use. Cross access should be provided to
the property at the north.
Response: We believe that cross access between this site and the site to the north is not feasible.
The property to the north is currently undeveloped and has its own existing curb cut onto
Cortona at the northwest corner of the site, thus both parcels will have their own access. Both
parcels are relatively small, cross access between them would take away valuable site square
footage that is needed for parking. With the use of the future development to the north
unknown, cross access poses a challenge to site layouts and is further complicated by potential
grade differences between properties.
2. UDC 11-3A-19 requires internal pedestrian walkways to be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks. This does not appear to be
met.
Response: A 5’ wide colored stamped concrete pedestrian walkway will be provided. See
updated site plan.
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3. Please provide details of all lighting fixtures clarifying they are fully hooded, downcast and shielded.
Response: All exterior lights are down firing and shielded. See attached lighting cut sheets.
4. The approved development agreement (attached) states the City Council expects stamped
decorative concrete within the proposed development. Staff does not see this provided. A
suggestion would be at the front of the building, which is presently stippled. Please provide
additional information for this area. Per UDC 11-3B-8, there should be landscaping in this area as
well (parking lot perimeter).
Response: Stamped decorative concrete has been added in the parking lot at the pedestrian
walkway and additional landscaping has been added adjacent to the entry, see updated site and
landscape plans.
Stamped concrete at or near the entry is not conducive to the building’s use. It would be difficult
for Patients with crutches, walkers, etc. to traverse stamped concrete surfaces.
5. It appears some of the proposed landscaping is outside of the property boundaries. Who will
maintain this, and is there a license agreement with ACHD?
Response: New proposed landscaping is all inside the property boundaries. Everything off
property is existing and is depicted accordingly on the landscape plan. See “OTHER” Section on
the plant schedule. It is assumed that there is an existing license agreement with ACHD. We
have not received ACHD comments on our CZC/DR submittal yet. If a license agreement is
required we will get that put in place.
6. The Development Agreement has requirements regarding stone accents and four sided architecture.
The Architectural Standards Manual (ASM) also states that for at least 30% of applicable façades,
use any combination of concrete, masonry, stone, or unique variation of color, texture, or material,
at least 10-inches in height, around the base of the building. Also the ASM states: Provide details
that emphasize focal elements such as public entries, building corners, or public spaces. Examples
include but are not limited to: columns, quoin or rustication, canopies over entries, lintels, transom
windows, or modulation of the roof plane. At least one focal element is required and must be
accented with a unique combination of color, texture, materials, or modulation in the wall or roof
plane. Although the western façade probably meets the ASM and the DA, the other sides do not. At
the least, staff recommends you incorporate some percentage of stone along all visible sides
(particularly at the south), as well as additional elements such as larger canopies or similar accents.
Response: There are (2) stone materials proposed for the building, a stacked ledgestone at the
entry and a smooth face stone used as an accent on each of the elevations to create distinct
volumes.
The smooth stone on the north, east and south elevations has been increased so that each of
these facades is 32% stone with the remainder being stucco. The west elevation is 40% stone,
60% stucco. See updated renderings.
Additional canopies have been added to the south elevation on the west and east ends of the
building similar in design to the canopies on the west elevation.
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7. Are any existing trees being proposed for removal?
Response: There is one 10” Malus on the landscape plan slated for removal near the northwest
corner of the site. See landscape plan callout, keynote #8, plant schedule and provided
mitigation calculations.
8. Please provide an elevation of trash enclosures.
Response: See attached A121 site detail sheet for trash enclosure elevations.
9. UDC 11-3A-6 states except when developed as an amenity, all irrigation ditches, laterals, sloughs or
canals, intersecting, crossing or lying within the area being developed, shall be piped, or otherwise
covered. This requirement does not apply to property with only an irrigation easement where the
actual drainage facility is located on an adjoining property. Have all laterals on the property been
tiled?
Response: All laterals on the property have been tiled.
Land Development Comments
10. It appears to be a long service and fire service, which could affect pressure or quality of water. There
also does not appear to be a fire hydrant within 100 feet of the fire riser room which is required. I
recommend using the water available on the South/Southeast.
Response: The building will no longer have a fire sprinkler system. The allowable area without
sprinklers is 13,500 sf based on frontage increase per (IBC 506.2.1 + IBC 506.3). Actual building
area is 10,441 sf.
Transportation Comments
11. A street light plan will need to be included in the building permit application. Street light plan
requirements are listed in section 6 of the City's Design Standards.
Response: A Street Light Plan will be submitted with the building permit application and permit
drawings.
Additional fire comments:
Fire Flow: Commercial and office occupancies will require a fire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
Response: Meridian Public Works confirmed that fire flow at the existing hydrant is 2,750 GPM minimum
at 20 PSI. This meets fire flow requirements based on building square footage and V-B construction type.
Water Supply: Final Approval of the fire hydrant locations shall be by the Meridian Fire Department or
their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection
may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
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d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
g. Show all proposed or existing hydrants for all new construction or additions to existing buildings
within 1,000 feet of the project.
Response: Fire hydrants will be shown and identified on the drawings submitted with the
building permit application.
Water Supply: There shall be a fire hydrant within 100’ of all fire department connections as set forth in
local amendment to the International Fire Code 10-4-1.
Response: The building will no longer have a fire sprinkler system/FDC. The allowable area
without sprinklers is 13,500 sf based on frontage increase per (IBC 506.2.1 + IBC 506.3). Actual
building area is 10,441 sf.
Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside
and 48’ outside, per International Fire Code Section 503.2.4.
Response: Required radii have been provided.
Roadways: Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1.
Response: Traffic calming devices are not being proposed.
Access: Operational fire hydrants, temporary or permanent street signs, and access roads with an all-
weather surface are required to be installed before combustible construction material is brought onto
the site, as set forth in International Fire Code Section (IFC) 501.4.
Response: This will be the responsibility of the General Contractor.
Access: Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth
in International Fire Code Section 506.
Response: A Knox Box will be provided near the main entry. The location will be identified on the
drawings submitted with the building permit application.
Access: The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC
102.9. Caps can be ordered at www.knoxbox.com.
Response: The building will no longer have a fire sprinkler system/FDC. The allowable area
without sprinklers is 13,500 sf based on frontage increase per (IBC 506.2.1 + IBC 506.3). Actual
building area is 10,441 sf.
Addressing: The applicant shall work with Public Works and Planning Department staff to provide an
address identification plan and a sign which meets the requirements of the City of Meridian sign
ordinance and is placed in a position that is plainly legible and visible from the street or road fronting
the property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1.
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Response: We will work with Public Works and Planning Staff on signage.
Please do not hesitate to contact me with any questions you may have or if additional materials are
required.
Sincerely,
Jason Smith, AIA
Office of Architecture and Design, PLLC
Attachments:
Site Plan
Landscape Plan
Site Detail Sheet
Elevations/Renderings
Exterior Lighting Cut Sheets
Updated Republic Services Approval Email