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DR NARRATIVE 20.036CITY OF MERIDIAN ARCHITECTURAL STANDARDS Section: Non-Residential Zone: C-G Sub-category: CD The proposed use of the property is a new building shell for retail and food services with a drive thru. We have received our CUP for the drive thru. This pad is part of the larger adjacent development and was included in the original development agreement. Cohesive Design Intent 1.00 – We agree and have provided what we consider a visually aesthetic building design Goal 1.10 – The building has vertical as well as horizontal design movement, we have also framed the entrances with different architectural features and canopies Goal 1.11 – The building language has multiple forms and materials that coincide with one another to create mass and building scale that compliments the surrounding built environment Standard 1.1A – The pedestrian portions of the building match the existing development regarding consistency and are very open with lots of visibility Standard 1.1B – The front of our building has a continuous pad that stretches from both ends of the building, from there we have pedestrian connections to the parking lot and pubic way Standard 1.1C – All 4 sides of the building have been designed equally regarding the architectural elements uses, the front elevation has more direction to the tenant entrances, however the same architecture is used throughout. We have tried to give each potential tenant space a unique identity, whether that is through massing or material. Standard 1.1D – Our building has been oriented on the site as approved in a previous development submittal. We did direct our entrances to be located from the parking lot side of the lot and have designed the other sides to relate to Eagle Road. The building was also placed to allow for our drive thru, which wraps 3 sides of the building. Standard 1.1E – We have included a welcoming building front that supports pedestrian access and provides open space including some patio seating Goal 1.20 – Our building design uses similar design decisions as the adjacent environment. Standard 1.2A – To our knowledge we have applied all previously required design elements Standard 1.2B – Not in CD Sub-category Goal 1.30 – A 4 sides of our building include the same architectural language, including rhythem, repetition and framing. Standard 1.3A – We have attempted to comply with the 12’ rule. We do have a couple large section of glazing that are over 12’, however over these elements we do have vertical articulation with canopies, frames, coping, etc Standard 1.3B – As displayed in our building renderings, we have accounted for multiple complimentary material /color variations Building Scale Intent 2.00 – The proposed building was designed with pedestrian scale as well as the surrounding development in mind. Goal 2.10 – We feel the massing and scale of the building are typical based on adjacent developments Standard 2.1A – We have made an effort to add multiple breaks in our roofline design on all 4 sides of the building Standard 2.1B – Our building is less than 200’ in length Standard 2.1C - Not in CD Sub-category Standard 2.1D – Our building height minimum is 24’ and taller Goal 2.20 – Our design has taken this into consideration, we feel all elements are proportionate Standard 2.2A – To our knowledge all adjacent buildings that would apply are single story Standard 2.2B – We have included landscaping and canopies, however single story Goal 2.30 – We have made an effort to provide an aesthetically pleasing design that relates to the pedestrian scale Standard 2.3A – We have provided EIFS reveals, ledges, lighting and horizontal detailing Goal 2.40 - Not in CD Sub-category Standard 2.4A - Not in CD Sub-category Standard 2.4B - Not in CD Sub-category Building Form Intent 3.00 – The proposed building was designed with visual interest in mind Goal 3.10 – Our building form is very contiguous with lots of proportionate movement Standard 3.1A - Our design includes pop-outs, step backs, columns and overhangs Standard 3.1B – Our building is less than 150’ and has modulations at various intervals. This being a retail building we would like to keep as flexible as possible, however modulations have been designed into the façade Standard 3.1C – We do not have a parking structure Goal 3.20 – We have made an effort to design distinctive building forms that are not distracting Standard 3.3A – we have ledges, step backs, pop out frames, canopies, molding. Standard 3.3B – Not in CD Sub-category Standard 3.3C - Not in CD Sub-category Standard 3.3D – it is not clear if this is per project or per side of building. We have applied as much fenestration as we can to the front of house for this retail building, however the back of house does not have much. Standard 3.3E – on the back of house we have implied articulation using recesses, mesh and reveal lines Goal 3.40 – Our roof line has multiple forms and elements that create variation on all 4 sides of the building Standard 3.4A – we have 2 roof types with multiple variation in height Standard 3.4B – Our sloped roof is hipped on all 4 sides with standing seam metal roofing Standard 3.4C – roof profile modulation occurs with different cornice profiles, heights and sloped roofing Architectural Elements, Non-residential Standards Intent 4.00 - The proposed building was designed with visual interest in mind Goal 4.10 – buildings façade has an articulating design Goal4.11 – Building design uses detailing, materials and textures for articulation Standard 4.1A – our entrances have been detailed with molding, cornices, canopies and columns Standard 4.1B – Main entrances have been protected with projected forms and canopies, secondary exits have been protected with projected forms Standard 4.1C – Columns and canopies have been provided with color & texture modulation Goal 4.20 – blank wall segments have been avoided. Glazed areas are the majority of the ‘blank wall’ Standard 4.2A – building variation has been provided very 30’, including both vertical and horizontal design Goal 4.30 – utilities, where possible have been placed inside the building or in a step in and behind landscaping Standard 4.3A – elect gear is inside the building and gas meters have been recessed on the building face and screened with landscaping Standard 4.3B – screening will be applied as necessary Standard 4.3C – Roof top equipment is intended to be behind parapet walls and should not be visible, however if visible additional screening can be provided at the time the RTUs are installed. Materials Intent 5.00 - quality materials have been provided as part of our design Goal 5.10 – We are using Masonry, concrete, stucco, metal and glazing building materials Standard 5.1A – Materials are constant throughout the building exterior Standard 5.1B – Primary field elements are brick and EIFS with varying colors Standard 5.1C - Not in CD Sub-category Standard 5.1D – our main level includes Masonry, concrete, stucco, metal and glazing building materials Standard 5.1E – We have multiple frames, columns design details that distinguish between primary and secondary depending the location. Standard 5.1F – To the best of our knowledge we have treated each material properly and have attempted to all the material to behave in it natural application. Standard 5.1G – To the best of our knowledge we have specified durable materials Standard 5.1H – No vinyl or smooth faced block has been used in our design Standard 5.1I – No untextured concrete panels or prefabricated steel panels have been included in our design Standard 5.1J - Not in CD Sub-category Goal 5.20 – Building colors have been selected that complement the materials Standard 5.2A – Most materials are very subtle, we do have some accent colors requested by tenants Standard 5.2B – Primary colors are not intensely saturated or fluorescence Standard 5.2C – Proposed materials with the exception of the glazing have very little reflectance Goal 5.30 – No overhead doors have been included in our design Standard 5.3A – No overhead doors have been included in our design Standard 5.3B - Not in CD Sub-category Signs & Lighting Intent 6.00 – signage area have been provided for each tenant space using tall parapet walls Goal 6.10 – Lights will be provided per our photometric plan Standard 6.1A – light placement is located on our photometric plans and should not have conflicts with landscaping Standard 6.1B – All lighting has passed a comcheck Standard 6.1C – Light fixture selections compliments our building design Goal 6.20 - Not in CD Sub-category Standard 6.2A - Not in CD Sub-category Standard 6.2B - Not in CD Sub-category Standard 6.2C - Not in CD Sub-category