Staff response to proposed Support Works CZC at 368 E. Franklin RdFrom:Alan Tiefenbach
To:"Jeff Likes"
Subject:Staff response to proposed Support Works CZC at 368 E. Franklin Rd
Date:Thursday, February 18, 2021 9:20:00 AM
Attachments:Elevations 2.pdf
Jeff,
Thank you for your CZC submittal for a 16,000 sq. ft. flex building at 368 E. Franklin Rd. The following
are staff’s preliminary comments.
1. Please describe the use and how the use will occur.
2. Per UDC 11-3A-3, access will be required to the west and the north. This is because this area has a
high potential for future redevelopment. According to the site plan and landscape plan, it does
indicate cross access is reflected to the west, but not to the north. Please revise the site plan and
landscape plan to reflect access to the north, and submit a recorded cross access agreement.
3. Is any outdoor lighting proposed with this development? If so, a lighting plan may be required per
UDC 11-3A-11.
4. The parking requirements for this zone district is one space per 500 sq. ft. of GFA. With an
approximately 15,880 sq ft building, this amounts to 32 parking spaces. 31 are indicated.
5. The southern portion of this building will be highly visible from E. Franklin Rd. This area is
recommended to eventually transition to Old-Town, and this development will contribute to the
design precedent for future development. Also, as cross access is being required to the west and
north, it is expected these properties will be redeveloped and the north and west elevations of
the proposed building will be more visible. Staff is less concerned with the eastern elevation,
although we believe additional landscaping should be incorporated along the east side of the
building. Staff has listed all the ASM standards we are unsure are met below, but to summarize,
staff recommends the applicant consider the following:
a. A significant amount of painted metal is being proposed whereas the ASM does not allow
steel panels as a field material except when used with a minimum of two other qualifying
field materials and meeting all other standard fenestration and material requirements.
(5.1I). The applicant should consider options such as hardie board lap siding, finished
material over the metal such as stucco or rock or incorporating additional field materials
into the design.
b. The southern elevation in particular should contain additional architectural features such as
canopies, awnings, window treatments and additional change in field materials and accent
materials.
c. The east and west rooflines exceed 50’ in length, whereas they are to be varied and broken
up (ASM 3.4B and 34.C).
d. There should be additional windows or other type of fenestration alternative on the
northern elevation, as well as additional awnings, canopies, and / or accents.
Staff has included an elevation of a similar type flex building in which staff and the applicant worked
together to arrive at a high quality building which met the majority of the ASM standards.
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APPLICABLE ASM STANDARDS THAT MAY NOT BE MET (STAFF IS LESS CONCERNED WITH THE
EASTERN ELEVATION BUT BELIEVES THERE SHOULD BE TREES OR OTHER LANDSCAPING
INCORPORATED ALONG THIS ELEVATION):
1.11
Building design should address building scale, mass, form, and use a variety of materials and
architectural features to ensure an aesthetic contribution compatible with surrounding buildings.
1.1C
Incorporate architectural features on all sides of a building façade facing: the primary entrance(s) of
an adjacent building, public roadways, interior site amenities, and façades that are visible from public
spaces. See Architectural Elements, Building Form, and Materials sections.
1.3A
Integrate at least one material change, color variation, or horizontal reveal for every 12-vertical feet
of building façade; vertical spacing may be averaged over façade.
1.3B
Integrate at least one material change, color variation, or vertical reveal every 50-horizontal feet of
building façade; horizontal spacing may be averaged over façade elevation.
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.
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.
3.2B
Where building designs incorporate multiple stories, or multiple floor height equivalents, integrate at
least one field or accent color, material, or architectural feature used on lower stories, on the upper
stories.
3.3A
Use horizontal and/or vertical divisions in wall planes, such as ledges, awnings, recesses,
stringcourse, molding, joint lines, or other material types, to frame and accent 30% or more of total
fenestration.
3.3D
Average 30% fenestration for applicable first floor façade, unless specified elsewhere. May also meet
fenestration alternative (see 3.3E).
3.3E
Fenestration Alternative: Incorporate doors and windows for at least 30% of applicable first floor
façade, or suggest their inclusion using faux treatments that incorporate at least two of the
following: material changes, reveals in conjunction with color or material change, qualifying
modulation such as recessed areas, architectural trellis, awnings and canopies over access areas,
detached structures such as pergola, or similar architectural features and details.
3.4B
For sloped roofs, incorporate at least two of any one roof element, including but not limited to:
valleys, ridges, or gables. Qualifying elements in total must exist for at least 20% of applicable façade
roof area and be visible from the same façade elevation. May also incorporate other roof styles, such
as parapet walls over entryway features.
3.4C
Provide variation in roof profile over façade modulation and/ or articulation over façade
material/color transitions. Options include, but are not limited to: varying parapet heights; two or
more roof planes; continuation of façade modulation through roof lines; dormers; lookouts; overhang
eaves; sloped roofs; or cornice work.
4.1A
Provide at least three detailing elements that transition façade material changes or integrate
pedestrian scale elements, such as doorways, windows, or material banding, at the base of the
building. Examples include but are not limited to: cornice work around primary entries, decorative
caps on brick or stone banding, architectural canopies over entries, or decorative lintels above the
first floor windows.
5.1B
For all façade elevations visible from public roads, public spaces, primary entrance(s) of an adjacent
building, and facing residential districts, use at least two distinct field materials, colors, or material-
color combinations on the building façade (see also Material definitions).
5.1I
Untextured concrete panels and prefabricated steel panels are prohibited as field materials for
building façades, except when used with a minimum of two other qualifying field materials and
meeting all other standard fenestration and material requirements.
Feel free to contact me with any questions,
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living