Design Review Exception NarrativeDesign Review Exception- Franklin Project
We are under contract with Mr. Hathaway. We desire to replace the metal building in the current design
review and replace with a Hi Tech Tilt concreate building.
Building and lot is located in the farthest north lot of the subdivision at the end of the public road. It is
not located or can be seen from Franklin road.
Concrete is the primary surface with metal, glass and stone as secondary.
The building will be textured with Tex Coat in a sand texture which gives a stucco appearance
ARCl3ITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST J NON-RESIDENTIAL
PROJECT INFORMATION
Project Name: A 0147 —?"J PG
Applicant/Agent: r C IL{S q rAl(t/C l/
NON-RESIDENTIAL STANDARDS I iCOMMERCIAL DISTRICTS
COHESIVE DESIGN, NON-RESIDENTIAL STANDARDS (COS)
If a "N" or "N/W Is checked, please explain in comments.
Y N N/A ID q �U Descrit
VIQI❑I11.10
` i
0
0Goal
1,11
❑
O
O
1.1A
0ICW_.'k0I3-W
❑ Q�1.1E
r I I Goal
il� J 1.20
01
0
1.2A
Date: 113 /-?/Z 0 2
0
Articulate building designs to frame and accentuate public spaces
with pedestrian scale elements and details.
Building design should address building scale, mass, form, and use a
varietyof materials and architectural features to ensure an aesthetic
contribution compatible with surrounding buildings.
Maintain consistent and contiguous pedestrian environments
across developments. Limit circuitous connections and maintain
clear visibility.
Provide pedestrian connections to non -private public spaces.
Incorporate architectural features on all sides of a building
fa;ade facing{ the primary entrance(s) of an adjacent building,
public roadways, interior site amenities, and fagades that are
visible from public spaces. See Architectural Elements, Building
Form, and Materials sections_
Buildings must orient, frame, and/or dlrect pedestrian View$to
adjacent cultural buildings, parks, and plazas
Design and orient buildings not to impede access. The build-
ing should enhance the appeal of open space and pedestrian
environments
Design building fagades to express architectural character and
Incorporate the use of design principles to unify developments and
buildings, and relate to adjacent and surrounding uses.
Comply and adhere with all previously required building design
elements that were Inclycled as part of a Development Agree-
ment, Conditional Use Permit, Vd/or other requirements as
part of prior approval.
Page I1
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Comments staff
0% 4d DGWaL.V.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architernlral Standards Manual.
C�,WERID1AN*_--
IDAHO
. Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.merldiandty.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
COHESIVE DESIGN, NON-RESIDENTIAL. STANDARDS (COS)
If a "N" or "N/A" Is checked, please explain in comments.
Y N N/A ID #i Description
Comments
Page 12
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Incorporate design principles to include rhythm, repetition, framing,
Vjr
❑
C Goal
and/or proportion. Applies to all sides of a building facade facing
'
1.30
public roadways, that are visible from residential neighborhoods
[ or public spaces, or facing the public entry of an adjacent building.
Integrate at least one material change, color variation, or
,D
❑ 1.3A
horizontal reveal for every 12-vertical feet of building facade;
vertical spacing may be averaged over facade.
Integrate at least one material change, colorvariation, orvertical
C1.313
reveal every 50-horizontal feet of building facade; horizontal
spacing may be averaged over facade elevation.
Mime. For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
RuLLDING SCALE, NDN-R£siD£NTLAL STANDARDS (aSS)
If a "N" or We is checked, please explain In comments.
Y N N/A ID #1 Descrfl
Goal
22.10
C—
❑❑21A
Development should consider the scale of surrounding buildings,
including relationships to existing residential areas, as well as an
appropriate height, mass, and form scaled for the built environment.
Applies to facades of development along public roads, public spaces,
and adjacent to residential areas.
Buildings with rooflines SO -feet in I ength or greater must incor-
porate 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 facade length. May
be averaged over entire facade, but may not exceed 75-feet
without a break.
For buildings with facades longer than 200-feet, reduce massing
of buildings by grouping or incorporating smaller tenant spaces
along the commercial facade, or by incorporating at least one
significant modulation with depth at least 3% of the total facade
length or 30-feet, and a width in combination at least 20% of
the facade length.
Within mixed use areas and for all developments along arterial
roadways, buildings over 1,000 scift must provide a minimum
20-foot building elevation to include average parapet height,
ridge of a pitched roof, or tower/turret type elements at least
20% in total of overall facade width,
Note; For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Comments
Staff
:I
-101
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ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING SCALE, NONRESIDENTIAL STANDARDS (BSS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N
ID p Description
Goal Physically configure building designs to reduce disproportioned
2.20 architectural scale relative to adjacent uses. Applies to facades of
development along public roads, public spaces, and residential areas.
oc�c
=v
_J
I
� 2.2B
Vr
oal
2.30
G
For adjacent buildings with greater than 1-story height disparity
(i.e. -two or more stories difference) and within 30-feet of each
other, integrate and align parapet designs, material changes,
fenestration alignment, material reveals, or other architectural
elements and horizontal articulation, to relate varying building
heights to one another. Aligned features do not have to be the
same type (i.e. window pattern on one could align with parapet
on another).
Use pedestrian scale and landscape design elements such as
specialty lighting, awnings, trees or other site elements to visu-
ally relate and transition multi -story buildings (or equivalent)
to the ground plane.
Incorporate pedestrian, scale architectural features to support an
aesthetic character that contributes to the quality of the build-
ing design and connectivity with the surrounding environment.
Applies to fa;ades in developments; visible from arterial or collector
roadways, adjacent to residential developments facing roadways,
facing an adjacent building's primary building entries, and adjacent
to public spaces.
Consistently incorporate at least two (2) architectural features
into the building design that are pedestrian scale, to include:
.3A fenestration patterns; architectural elements such as ledges,
lighting, or canopies; material or pattern banding; or detailing
(see Pedestrian5cale definition).
Mote: For a complete hit of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID # Description
building farms with visual interest and enhance the character of
late
_ , 'the built environment.
Articulate building forms, including but not limited to massing, walls,
and roofs, with appropriately scaled modulations that contribute to
Goal the development of aesthetic building designs, Applies to facades
vol
3.10 in developments: along arterial and collector roadways, adjacent
to residential developments facing roadways, facing public entries
of adjacent buildings, and visible from public spaces.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Comments
Page 13
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EIDIAN*--
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• Last Modified; 02/12/2016. Questions? Contact the Planning Division at 208.8811.5533 or www.merldiandty.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST 1 NON—RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING FORm, NON-I;ESiDENTIAL STANDARDS (BFS)
if a "N" or "N/A" is checked, please explain in comments.
Y N NIA ID d Descrix
Incorporate at least one type of the following modulations in the
fa;ade plane, including but not limited to projections, recesses,
and step backs that articulate wall planes and break up building
0 3.1A ? mass. Examples include but are not limited to columns with
trim or accent materials, change in finished material depths,
building overhangs, and inset features and materials such as
false windows or fenestration with architectural accents.
Qualifying modulation must be at least 6-inches in depth, be at
least B-inches in width or height {whichever is narrowest}, and
occur in total for 209t; of overall facade elevation. For buildings
0 3.18 with fa;ades less than 150-feet, horizontal modulation must
occur no less than every 30-feet. For buildings with fa;ades
greater than or equal to 150-feet, horizontal modulation must
occur no less than every 50-feet.
i
Design parking structure fa;ades as site Integrated buildings,
0 i 3.1e meeting applicable Manual standards for Architectural Elements
and Material sections.
Incorporate visual and physical distinctions in the building design
6aaI that enhance building forms, articulate fa;ades, identify entries,
3.20 integrate pedestrian scale, and visually anchor the building to the
ground or street level. Applies to building fa;ades visible from a
public street or public space, and to fa;ades with public entries.
o J.
U 3-20
Fe
G 3.2C
1 3.2D
For at least 30%of applicable fa;ades 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, fa;ade reveals, ground level fenestra-
tion, raised planters, or landscaping elements within 3-feet of
finished grade.
Comments
Where building designs Incorporate multiple Stories, or multiple
g P P P
Q C� Sr'uylC ;5
floor height equivalents, integrate at least one field or accent
color, material, or architectural feature used on lower stories,
on the upper stories.
Building designs with multiple stories must provide proportion-
J -
�Kt id r;J Ls
ally taller ground -level fa;ades adjacent to public roadways and
public spaces. Provide floor -to -ceiling heights, or floor -to -floor
from 10 to 16 feet.
In mixed -use areas and for structures greater than four stories,
/ f
114ra� LT
design the uppermost story or fa;ade wall plane to include
material changes, horizontal articulation, and modulation
meeting first story requirements, or include a patio, rooftop
garden, penthouse, or strong architectural feature such as a
tower element.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Page14
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IDIAN*--
WER,
rDAFtOO
. Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meddiancity.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I (VON -RESIDENTIAL
COMMERCIAL DISTRICTS J CONTINUED
BUILDING FQRn, NON-RESIDENTIAL STANDARDS (BFS)
If a " N" or "N/A" is checked, please explain In comments.
Y N N/A ID #
Description
Building design should establish visual connections that relate internal
Goal spaces at ground- or street -level with facades adjacent to public
3.30 I roadways, public spaces, and along primary building entries, and that
add visual interest and complexity to the first floor building design.
3.3A
3,30
IN] to] IC
01
❑I
Goal
3.40
3AA
3.48
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.
Average 30% fenestration for applicable first floor facade, unless
specified elsewhere. May also meet fenestration alternative
(see 3.3E). Big box and buildings in Industrial districts may limit
applicable fa;ade area to 30-feet around public entries.
Fenestration Alternative: Incorporate doors and windows for at
least 30% of applicable first floor fa;ade, or suggest their inclu-
sion 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.
Building roof types, forms, and elements should provide variation
and interest to building profiles and contribute to the architectural
Identity of the buildings, without creating an imposing scale on
adjacent uses. Applies to facades: in development along arterial
roadways, visible from residential development, adjacent to public
spaces, facing public entries of adjacent buildings_
For flat roofs, incorporate primary and secondary roof elements
Including but not limited to: multiple material types along para-
pets, multiple parapet elevations with at least 1-foot change in
elevation, or modulation of at least 2-feet in the parapet, such as
along entryway overhangs. Qualifying elements must exist for at
least 20%the length of applicable facades. May also incorporate
secondary roof types, such as hip roofs along overhangs.
For sloped roofs, incorporate at least two of anyone roof element, I
including but not limited to. valleys, ridges, or gables. Qualifying
elements In total must exlst for at least 20% of applicable facade
roof area and be visible from the same facade elevation. May
also incorporate other roof styles, such as parapet walls over
entryway features.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
Comments
Page(S
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�fIERJDIAN*_
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ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON—RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
BUILDING FORM, NON-RESIDENTIAL STANDARDS (nFS)
if a "N" or "N/A" is checked, please explain In comments.
Y N N/A ID # Description
Provide variation in roo
or articulation over fac
CYOPO
01 ❑
❑
s 4t:
include, but are not limi
more roof planes; cond
roof lines; dormers; to
or cornice work_
f profile over facade modulation and/ ;
ode material/color transitions. Options
ted to. varying parapet heights; two or
nuation of facade modulation through
okouts; overhang eaves; sloped roofs;
Note: for a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
ARCNrTECTURAL ELEMENTS, NON-RESIDENTIAL STANDARDS (ASE)
If a "N" or We is checked, please explain In comments.
Y N N/A ID #
Description
Use proportional architectural elements and detailing to articulate
Coal
facades, and contribute to an aesthetic building character with a high
level of design. Applies facades:
410
pedestrian to in development along
I
public roadways, visible from residential development, adjacent to
public spaces, facing public entries of adjacent buildings.
Design and articulate architectural elements using proportions,
divisions, detailing, materials, textures, and colors and appropriately
❑
C
Goal
integrate these elements into the building design. Applies to facades:
4.11
in development along public roadways, visible from residential
development, adjacent to public spaces, facing public entries of
adjacent buildings_
Provide at least three detailing elements that transition facade
material changes or integrate pedestrian scale elements, such
r-
0 ❑
❑
41A
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.
Provide building overhangs or other projections such as canopies
which articulate the building facade and provide temporary
V0
❑
relief from inclement weather. At a minimum, an overhang or
4.SB
projection is required within 20-feet of all public entryways,
must be at least 3-feet in depth from the point of entry, and
be least 6-feet in length. Entryways with vestibules or other
permanent enclosed transition space are exempt.
Note: for a complete list of all Standards, along with photo examples, see the Gty of Meridian Architectural Standards Manual.
IF
Comments
Comments
Page 16
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Staff
�WERIDIAN.=-
a Last Modified: 02/142016, Questions? Contact the Planning Division at 208.884.5533 or www.meridiandty.org
ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS I CONTINUED
ARCHITECTURAL ELEMENTS, NON-RESIDENTIAL STANDARDS (ASE)
1 f a 'N" or "N/A" Is checked, please explain in comments.
Y N N/A ID # Description
0� ❑ 14-IC
.C1J
04,
GO
✓JJ
❑ f Goal
Illl 4.20
❑ 4.2A
C Goal
4.30
❑ 4,34
❑ 14,33
oJ01V14.3C
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.
Building designs must not create blank wall segments when visible
from a public street or public spaces. Consider the treatment at the
base, middle, and top of the fagade.
Use any combination of standards from Building Form, Architec-
tural Elements, or Material sections to provide pattern, color, or
material variation on all wall segments. Must not exceed 30-feet
horizontally or vertically without building variation.
Organize building service equipment, Including, but not limited to,
utility, service, and mechanical, away from building entries, roadways,
public spaces, and, where appropriate, from adjacent buildings.
Use and integrate standards from the Architectural Standards
Manual to screen and conceal service and mechanical equipment.
Landscaping meeting the same Intent may also be considered
for utility meters and connections.
All ground level mechanical equipment must be screened to the
height of the unit as viewed from the property line.
All rooftop mechanical equipment shall be screened as viewed
from the farthest edge of the adjoining right of way.
Comments
k1a aF'c�?p J.tli >
Hatt: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual.
MATERIALS, NON-RESIDENTIAL STANDARDS (MAS)
If a "N" or "N/A" is checked, please explain in comments.
Y N N/A ID # Description
Y 15.10 cohesive building design, Use materials from the following basic
groups: wood, masonry, concrete, stucco, metal, and glazing.
Note: For a complete list of all Standards, along with photo example, see the City of Meridian Architectural Standards Manual.
Comments
Page17
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staff
E IDIAN*_
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■ Last Modified: 02/12/2016. Questlans7 Contact the Planning Division at 20OM4.5533 or www.mertdiandty.org
ARCHITECTURAL STANDARDS -
DESIGN REVIEW CHECKLIST I [VON -RESIDENTIAL
e COMMERCIAL DISTRICTS I CONTINUED
MATERIALS, NON-RESIDENTIAL STANDARDS (MAS)
If a "N" or "N/A" is checked, please explain In comments.
Y N N/A ID # Description
❑ SAD
❑ ❑ 5.1E
J❑ ❑ SAF
❑ � 0 1 C 5.1G
❑1❑1PA5.1H
;i ❑
❑A❑
NM
r a.11
o Goal
5.20
❑ 5.2A
(V_�5.2B
For buildings with fagades that face multiple public roadways
and/or public spaces, use consistent material combinations,
material quality, and architectural detailing.
For all fagade 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 fagade (see also
Material definitions).
For fagade elevations visible from public roadways and along
primary building entryways, incorporate an accent material
on the first story.
a
Distinguish field materials from accent materials through pat- '
tern, texture, or additional detail visible from edge of nearest
roadway. Alternate masonry or material courses with relief from `
primary plane may count toward this.
Where materials transition or terminate, provide detailing to
express the natural appearance of the material. For example,
wrap stone or stone -like products around visible corners to
convey the appearance of mass, and not as a thin veneer.
Non -durable materials, treatments, and finishes that deteriorate
quickly with weather, ultra -violet light, and that are more suscep-
tible to wear and tear are prohibited on permanent structures.
The use of vinyl and ordinary smooth face block, unfinished,
colored, or painted, are prohibited as afield materials for building
fagades along public roadways, adjacent to public spaces, and
when visible from residential neighborhoods. Smooth face block
may be used as an accent material.
pp Comments A
?j141 11 ' 13 -J%tl
BALIL A"/nJA .
NOA'40/491L611�"SCI
�gril,
v1T6�&✓r o
Untextured concrete panelsand prefabricated steel panelsare jE,� (p 3U0 try 66`4 us+
prohibited as field materials for building fagades, except when rd 5�� �J _J �,�
used with a minimum of two other qualifying field materials and �` 7
meeting all other standard fenestration and material requirements.
Use colors that complement building materials and support innova-
tive and good design practices. Applies to building fagades visible
from a public street, public spaces, and pedestrian environments. +
Use of subtle, neutral, or natural tones must be integrated with
at least one accent or field material.
Use of intensely saturated colors or fluorescence is prohibited
as a primary material. May be used as an accent material.
Q r/AyQS`t, QrrL,uBfG
Pace 18
Staff
Note: For a complete list of all Standards, along with photo examples, see the Gty of Meridian Arcbitectural Standards Manual.
_- �EIDIAN *--
IDAHQ
. Last Modified: 02112/20I6. Questions? Contact the Planning Wslorr at 208.884.5533 or www.meiidiandty.org
.ARCHITECTURAL STANDARDS
DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL
COMMERCIAL DISTRICTS [ CONTINUED
MATERIALS, NON-ResiDENTIAL STANDARDS (HAS)
If a< "N" or "N/A" Is checked, please explain In comments.
Y N N/A ID #i Description
Page19
Comments 1 elt2#
Materials or colors with high reflectance, such as some metals ��, Ark, tlfy G13G
CD'
1L
or reflective glazing, must not redirect light towards roadways,
public spaces, or adjacent uses in a way which constitutes a
public nuisance or safety hazard.
Integrate roll -up doors, will call doors, drive -through doors, and
vi
❑ 5.90
loading docks into the building design, and locate them Ina manner
which does not create drive
pedestrian, aisle, or roadway conflicts.
Applies to fa;ades along arterial and collector roadways, and fayades
facing public spaces.
For commercial and traditional neighborhood districts, roll -up
and drive -through doors are allowed when integrated into the
❑
❑ ❑ 3A
building design, but will call doors with roll -ups and loading
docks are prohibited. Consider material variation and transitions,
modulation, and other architectural features and standards for
the design.
Note: For a complete list of all Standards, along with photo examples, see the Gty of Meridian Architectural Standards Manual.
SIGNS & LIGHTING, Nom-RESIDENTIAL STANDARDS (SLS)
If a "N" or "N/A" Is checked, please explain in comments.
Y N N/A ID#i _ -Descrig
Comments
Goal Use lighting on building exteriors to promote safe pedestrian
6.10 environments along roadways, at intersections, and in public spaces.
Lighting fixture spacing and height along streetscapes and it40
❑ ❑ 6.1A
roadways must be placed to avoid conflicts with tree plantings. a PvLvt
C r
❑ 6.113 Use energy -efficient architectural lighting.
Use lighting fixtures that are consistent with other decorative
hardware on the building. For example, select lighting hardware
❑ ❑ 6.1C with similar color and shape as other building hardware, use
recessed lighting, Incorporate uniform spacing, integrate with
other accents and reveals, and coordinate specialty lights with
predominate architectural features.
Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual
CN E IDIAN -
tDAHd
2 last Modified: 02112/2016. Questions? Contact the Planning Division at 208.884.5533 or www.n)eddianclty.org
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C/VIE IDIAN.�
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