Narrative_Two-Story Commercial DR
1307 N. 39th Street, Suite 103 NAMPA, IDAHO 83687
PH: (208) 465-3419 FX: (208) 442-3942
October 28, 2020
Meridian Planning Division
Meridian City Hall
33 E. Broadway Ave., Suite 102
Meridian, ID 83642
RE: Written Narrative
H-2020-0022 Modern Craftsman at Black Cat
Design Review – Two-Story Commercial Building (Future)
On behalf of Baron Properties, LLC, we hereby apply for Design Review for the Modern Craftsman at
Black Cat Two-Story Commercial Building.
The Two-Story Commercial Building is proposed to be located within the Modern Craftsman at Black
Cat development, and is situated on the northeast corner of N. Black Cat Road and W. Chinden Blvd.
The building sits within the newly reapportioned C-C zoning lot, adjacent to the R-15 zone also present
in the development. The site was approved for a rezone, short plat, conditional use and modification to
the existing development agreements under H-2020-0022 in October of 2020. The 21.59-acre site and
buildings follow the guidelines contained in the Meridian Design Manual and Meridian City Code. The
gross density of the development is 9.03 units per acre, with 2.22 acres of qualified open space (10.3%).
Access to the Two-Story Commercial Building is provided off of N. Black Cat Road, with a right-in
only private drive. Additional access can be had from a second private drive further north on Black Cat.
The development drives, pathways and sidewalks also provide direct access from anywhere within the
site, including the 10’ multi-use pathway along Chinden. Parking is provided with a separate lot
adjacent to the building as well as within the structure itself. The building’s location strengthens the
main corner of the development, and provides for a great visual and material transition from the busy
intersection at Chinden to the quieter residential interior.
1. Architectural Character:
a. Cohesive Design: The building utilizes a mix of materials (stucco, stone, wood-look/ lap
siding and metal roof), colors and forms that are widely used throughout the development.
This lends towards a very cohesive and aesthetic contribution compatible with surrounding
buildings. Pedestrian connections are achieved with internal drives, sidewalks and pathways,
and is connected to the other multi-use elements within the development; including the
clubhouse, Pop-up Commercial Building, open grass area with play structure and community
gardens. Additionally, direct access is provided off the 10’ wide multi-use pathway that
fronts Chinden Blvd. The two-story design and form of the building provides an anchor for
the development on the northeast corner of the intersection, but also helps step down from
the busier roads and developments to the softer elements within.
1307 N. 39th Street, Suite 103 NAMPA, IDAHO 83687
PH: (208) 465-3419 FX: (208) 442-3942
b. Building Scale: With input from Planning & Zoning and ultimately City Council, the
building is required to be a two-story structure with additional parking on the ground level.
As described previously, the scale of the building provides a proper anchor of the site at the
intersection and is compatible in with the interior development and exterior built
environment. The stair towers at each end of the building step down to the residential
buildings and one of the development entries. Other features such as storefront glazing and a
cultured stone wainscot also promote a pedestrian scale at the ground level.
c. Building Form: The building form in the shape of an “L” contains many pop-outs on the
upper level with varying roof types and parapet heights. Other modulations include column-
like articulations and a tall entry feature that fronts the intersection. All variations along the
facade are accentuated by the application of different finish materials and colors; such as
stone and wood-look siding. Openings for the parking garage on the ground level follow
similar sizes and repetition of the storefront glazing, providing a soft transition from parking
to storefront. Visual interest is created on all sides.
d. Architectural Elements: Many architectural elements on the building façade come into play
for visual interest and cohesiveness with the development. Much of the detailing elements
used on the building are found on other buildings throughout the site, including metal single-
sloped roofs, building pop-outs of varying colors and the application of exterior finishes.
The use of a cultured-stone wainscot anchors the building and provides for a pedestrian scale
at the base. Large swaths of glass at the ground level also open up the building and provide
for inviting entrances.
e. Materials: The materials chosen for the building not only provide cohesive design with the
rest of the development, but are also complement the surrounding neighborhoods with
“residential-like” finishes and features; including wood-look lap siding, cultured stone
wainscot and sloped roofs. Color themes and pop-out are repeated along the main public
façade elevations and carry over into the interior elevations.
f. Signs and/or Lighting. Signs and Lighting on the building have not been addressed as of yet,
but will comply with the guidelines contained in the Meridian Design Manual and Meridian
City Code. Both will be designed to integrate with the building elements and design.
Lighting is expected to be a mixture of soffit lighting and exterior wall wash light fixtures.
The interior parking garage will be illuminated per code. All lighting will promote safe
pedestrian environments and be energy-efficient.
2. Parking Lots:
Parking is provided adjacent to the building and internally within the ground level for a total of
39 spaces (37 standard spaces and 2 accessible spaces). All parking is connected to sidewalks
accessing the main entrance doors and stair towers. Drive lanes and parking space dimensions
are designed to code and provide for an efficient layout.
1307 N. 39th Street, Suite 103 NAMPA, IDAHO 83687
PH: (208) 465-3419 FX: (208) 442-3942
3. Pedestrian walkways and facilities:
The building is connected to the Black Cat Development with sidewalk and pathways, and is also
accessible from the 10’ wide multi-use pathway along Chinden. Separate sidewalk access is
provided along N. Black Cat. The stair towers connect to sidewalks and pathways leading into
the development.
Sincerely,
Brandon Sheltrown, AIA
Houston-Bugatsch Architects, Chtd.