CushingTerrell_Designstandardexception_010621
cushingterrell.com
January 6, 2021
City of Meridian
Planning and Zoning Department
33 East Broadway Avenue, Suite 102
Meridian, Idaho, 83642
Dear Alan,
This letter requests approval of the architectural design standards for the Oil Storage addition relative to the
requirements of the standards listed below. All supporting documentation is attached along with this
response letter.
1. The east side of this proposed addition will be highly visible from N Eagle Rd and the regional pathway.
Staff believes there are several standards of the Architectural Standards Manual (ASM) that might not
be met:
Reasoning:
Reviewing the existing condition between Eagle Rd. and the proposed addition shows a landscape
berm putting the addition about 4’ lower than Eagle Rd., in addition to the existing landscape that
will remain makes the existing and the proposed addition difficult to see from Eagle Rd. We have
attached images showing the current distance and the coverage that the berm and landscape
provide.
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. – There are segments along the
north and east sides that are well over 75’ without a break.
Reasoning:
North maximum distance without a break: 57’
East maximum distance without a break: 100’
Reasoning: New proposed facades and parapets are not less modulated than what exists currently.
To maintain design harmony, additional modulations are not added where they do not match the
building mass below. Additional breaks will reduce overall cohesiveness of design.
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).
2
cushingterrell.com
Reasoning:
New proposed facades do not contain fewer pedestrian-scale features than what exists currently.
North façade, location of primary entrance, meets this standard with materiality, fenestrations, and a
large canopy. Eagle Rd-facing East façade contains interest through material depth and variety (See
materials B and D). Additionally, landscaping is a primary means of achieving pedestrian scale along
this façade. Additional elements such as fenestrations and canopies would not match the intended
use of the interior space and would be out of place.
3.2A
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. May alternatively
incorporate other architectural features such as ledges, façade reveals, ground level fenestration, raised
planters, or landscaping elements within 3-feet of finished grade.- Although there are large panels of stone
on the north and east, there is supposed to be a materials along at least 30% of the base.
Reasoning:
100% of the north and east façade base is either masonry (with textured paint finish), stone, or
fenestration, meeting the requirements of 3.2A: “For at least 30% of applicable facades use any
combination of concrete, masonry, stone….” We interpret the following verbiage of “or material, at
least 10 inches in height, around the base of the building” to be an alternative means of compliance
if the preceding condition does not exist, and not to mean “in addition” to the preceding condition.
5.1D
For façade elevations visible from public roadways and along primary building entryways, incorporate an
accent material on the first story. – The north and east elevations do not incorporate an accent material on
the first story.
Reasoning:
New proposed facades do not contain fewer accent materials than what exists currently.
North and east elevations contain both primary material B, concrete masonry shadow block, and
accent materials A2, textured paint finish on concrete panel, and D, stone, on the first story.
Sincerely,
Josh Shiverick,
Design Tech
cc: Joshua Hersel NCARB, Architect | Associate