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Staff response to WaterWalk Hotel CZC submittal-RESPONSEStaff response to WaterWalk Hotel CZC submittal: Thank you for your submittal for a Certificate of Zoning Compliance (CZC) and Design Review (DES) to construct a new 75,585 sq. ft. Waterwalk Hotel at the northwest corner of N. Eagle Road and E. Franklin Road. Please see staff’s comments attached below. Please do not make any additional changes without discussing with staff first. Planning Comments 1. According to the Development Agreement for this property, recorded in 2020 (2020-011637), a 10-foot wide multi-use pathway is required on or adjacent to this site along N. Eagle Rd./SH-55 with pedestrian lighting and landscaping. As this trail and easement is not shown to be on the subject property and is within a state highway, coordination with the Idaho Department of Transportation will be required. It is uncertain at this time when all proposed improvements will completed to N. Eagle Road. Accordingly, staff recommends the Applicant submit a surety in the amount of 110% of the total construction cost for the pathway and decorative lighting. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. Please also contact Kim Warren, the Meridian Pathways Project Manager at 208-888-3579. She has also been copied on this email. RESPONSE: Per our conversations with Lance Blackwood of CenterCal and with Bob Beckman of NV5, who is coordinating the job on behalf of CenterCal, it has been confirmed that ITD will be covering the cost of the 10’ sidewalk improvements noted above and that no further involvement by the hotel will be expected (please see the attached email). Per conversations with them, this work is scheduled to start on 7/13/21 and expect to complete by 2/7/22. Attached is a portion of the plans for that project highlighted with the work that will occur along Eagle between Franklin Road and Lanark St. 2. A minimum 35-foot wide street buffer shall be provided with development along N. Eagle Rd./SH-55, an entryway corridor, landscaped per the standards listed in UDC 1 l-3B-7C. Although it does appear this buffer is shown on the landscape plan, it appears that at least some of it is off the subject property. Per UDC 11-3B-7-5B, landscaping improvements within the right-of-way shall require a license agreement between the property owner and the transportation authority. RESPONSE: The required 35-foot street buffer adjacent to Eagle Road has been provided via the landscape treatment indicated on Sheet L-100 with trees 35 foot on center, 12(+) feet of irrigated low-maintenance groundcover along the parking aisle, native seeding on slope and the row of native shrubs adjacent to the property line. ITD will provide the landscape treatment within the right of way per the Eagle Road Plan, Centercal Properties, LLC off-site improvements project. 3. Please include architectural details of the trash enclosures. Also, has all ground mounted mechanical equipment been fully screening? Rendering Number 1 shows a large, unscreened mechanical unit in front of the building. RESPONSE: See sheets: “CZC-13.3 and CZC-13.4 – ELEVATIONS” for provided details of the trash enclosures. No ground mounted mechanical equipment provided as part of this project. Rendering #1 reflects the location of the Idaho Power transformer. See attached Idaho Power Equipment Clearances document that restricts the screening of such equipment by requiring 10’-0” clear around electrical gear for installation and maintenance. 4. Please provide elevations or “cut sheets” indicating all light fixtures and their locations which show they are downcast, shielded and / or cut-off. RESPONSE: See sheets “CZC-6.1 through CZC-6.3 – PHOTOMETRIC PLAN” for light fixture locations and provided lighting values. Included on the photometric plans are product images of the site lighting poles with included down casting shields. 5. UDC 11-3A-19-B4 of the Structure and Site Design Standards states “a continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall be provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses. The walkway width shall be maintained clear of any obstructions, such as vehicles, outdoor sale displays, vending machines, or temporary structures. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. These pavers, colored concrete, etc. should be indicated on the landscape plan and / or site plan. RESPONSE: See sheet “CZC-9.1 – SITE PLAN” for addition of 5’-0” pedestrian walkways from perimeter sidewalk to the main building entrance. The internal pedestrian walkways will be installed using gray colored concrete as shown on the site and landscape plans. 6. Is the drive aisle at the top northeast one way? It is shown to be less than 25’ wide. If it is one way, it should be indicated. RESPONSE: See sheet “CZC-9.1 – SITE PLAN” that reflects the removal of the northeast drive aisle and cross access point. Also see realignment of the parking stalls and curbs as a result of this removal. 7. UDC 11-3C-5-C states “ except as otherwise provided in this section, all off street parking areas shall be provided with a substantial wheel restraint to prevent cars from encroaching upon abutting private and public property or overhanging beyond the designated parking stall dimensions. Please reflect wheel stops at all overhanging areas (such as sidewalks) on the site plan or landscape plan. RESPONSE: See sheet “CZC-9.1 – SITE PLAN” that shows the majority of the parking stalls are against parking restraint in the means of sidewalks, curbs, or landscaping areas. The area of double sided (back-to-back) stalls do not have wheel restraint as approved by planning director. 8. Bicycle parking facilities are required to be located as close as possible to the building entrance(s) and shall not obstruct pedestrian walkways, public sidewalks, or building entrances. It does not appear the bicycle parking is located at the building entrance. In addition, please provide a detail of the bike rack on the site plan or landscape plan. RESPONSE: See sheet “CZC-9.1 – SITE PLAN” that shows the relocation of the bicycle rack to the front of the building as requested. See details of the bike rack on the landscape plan. 9. ASM 5.1E states “use of subtle, neutral, or natural tones must be integrated with at least one accent or field material.” ASM 5.2A mentions “distinguishing field materials from accent materials through pattern, texture, or additional detail visible from edge of nearest roadway. As mentioned in our April 21, 2021 pre-submittal meeting, staff believes there is not enough distinguishable visual relief between the two types of tans used as field materials. Although staff does believe the present design is superior to the application that was submitted last year, the previous color scheme had more distinction in colors. The previous proposal is embedded at the bottom of this email. RESPONSE: See sheets “DR-5.2 through DR-5.7 – RENDERINGS” and sheets “CZC-13.1 through CZC-13.2 – ELEVATIONS” that show updated earth tone color palette with more distinction. 10. Architectural Standard Manual (ASM) 3.3A states “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. Could the joint lines or score lines be more prominent, at least in some of the areas? Staff believes these will have limited visibility as current shown. RESPONSE: See sheets “DR-5.2 through DR-5.7 – RENDERINGS” and sheets “CZC-13.1 through CZC-13.2 – ELEVATIONS” that show additional score lines around perimeter of building and added areas of color banding. 11. ASM 4.1A requires that you 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. ASM 2.3A states “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. Although staff does support the canopies, stonework and wainscoting along the first floor, given the size and visibility of this building, staff believes additional accents should be incorporated regarding some of all of the windows. Please consider insetting or providing additional detailing or lintels RESPONSE: See sheets “DR-5.2 through DR-5.7 – RENDERINGS” and sheets “CZC-13.1 through CZC-13.2 – ELEVATIONS” that show added window sill lintels at the full extent of the second floor windows and also below the first floor windows around the South and East side of the building. Other Agency Comments Land Development · All water and sewer main must be covered by a City utility easement. Easements are a minimum of 20 foot wide per utility. No permanent structures including but not limited to buildings, car ports, trees, shrubs, trash enclosures, etc. RESPONSE: Acknowledged; easements will be in place prior to permit release. Meridian Fire Department · Be sure the cross access in the North-east is included in the application. It is needed for fire department access. RESPONSE: Cross access is being provided by Joe Bongiorno. Transportation · Streetlight plan required with the building permit. RESPONSE: Acknowledged; a streetlight plan will be submitted with the building permit. Wastewater • Sewer stub coming into the property is 8". They need to either provide an easement for the 8" or install a manhole and drop down to a service line. The portion that is 8" will still require an easement. RESPONSE: Acknowledged; easements will be in place prior to permit release. • Ensure no permanent structures (trees, bushes, buildings, carports, trash receptacle walls, fences, infiltration trenches, light poles, etc.) are built within the utility easement. There may be items in conflict with the easements are needed. RESPONSE: Acknowledged; easements will be in place prior to permit release. • Flow committed as part of record A-2020-0092. RESPONSE: No action.