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ARCHITECTURE
January 6, 2023
Community Development— Planning Division
33 E Broadway Avenue
Suite 102
Meridian, ID 83642
RE: Conditional Use Permit Application for 1005 E Fairview Development
Address: 1005 E Fairview Ave., Meridian, Idaho 83642
Project Narrative:
The 1005 E Fairview Development project incorporates quality architectural characteristics that
establish the built environment by introducing a cohesive relationship between the townhome
(apartments) and multifamily units. The variation in building scale between the two- and three-story
buildings preserve a friendly relationship between public and private spaces. The two-story townhomes
provide a strong rhythmic articulation along Fairview Ave. establishing a boarder to the development
creating the micro neighborhood within. The orderly site layout of the buildings works together as a
whole, providing areas of in-between for community interaction, while still allowing for individuality.
Speaking to the individuality, woven into the building modulations, high end materials have been
selected to provide an aesthetically pleasing experience for residence and the general public.
The parking is efficiently distributed throughout the site, set at the perimeter where possible. The
layout provides clear sightlines of both pedestrian spaces and resident vehicles. To allow for a safer
pedestrian experience, there are extensive pathways and open space that links the development
together as well as connect to the surrounding neighborhood.
Conditional Use Permit/Design Review - Architectural Standards Narrative:
1005 E Fairview Development proposes a community of 150 new market-rate multifamily
apartments consisting of 1-, 2- and 3-bedroom units. Unit sizes range from approximately 797 to 1,872
square feet. Residential amenities consist of a new amenity building containing leasing office,
clubhouse, fitness center, spa-like locker facilities, pool deck, and recreational open space. Parking,
bicycle parking and open space is provided to exceed the Meridian Unified Development Code.
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Cohesive Design
The project promotes visually appealing design with a quality architectural character,
complimenting the character of the surrounding neighborhood. The community proposes to be
sensitive to adjacent anticipated land uses, consistent with the goals of the Unified Development Code.
Buildings are thoughtfully located on the site to highlight amenity and open space. The
buildings' facades are articulated with pedestrian-scale elements and attention has been paid to mass,
form, and the use of a variety of materials to ensure the buildings are compatible with each other and
the adjacent neighborhood. A contemporary take on craftsman style helps to create a distinct
architectural character. The project is unified throughout the development, with the residential amenity
building containing a consistent, high-quality aesthetic. Material selection, fenestration patterning, roof
form articulation and fagade proportion all lend to attractive design on all four sides of the buildings.
Buildings are rotated and mirrored to provide interest and diverse areas of open space. The buildings
will also utilize complimentary color schemes to create a unique identity for each building and orient
users to the site.
Building Scale
The project provides appropriate physical and visual building scale consistent with the
surrounding context, future development goals, and the desires of the Meridian Comprehensive Plan.
The two-story row apartments along Fairview help to establish a rhythm along the north face of
the development. The single-story Amenity building greets visitors and residents as they enter the
community, surrounded by expansive open space, providing views into the development. The buildings
are distributed on the site with interspersed parking and landscape buffers to break-up the scale and
create a sense of place, rather than appear too dense. The buildings contain breaks in massing and
color to reduce the mass further. Pedestrian-scaled architectural features support the design, such as
ground-level awnings at entries along Fairview, articulation around windows, masonry (stone) to anchor
buildings, and a dynamic landscape design. Emphasis is given to the scale, building configuration and
pedestrian experience as visible from public spaces and adjacent buildings.
Building Form
The project uses a variety of building form techniques to articulate the fagade and accentuate
key components. Buildings contain texture, detail, and interest to enhance the experience of
prospective tenants, residents, and the public.
Building massing is broken up to articulate the building physically and visually, while keeping
strong, unifying elements to avoid visual clutter. Walls contain a variety of texture, color, and patterning
for interest. Articulated residential building roof lines break the building scale and define patios and
entries. A prominent amenity building creates a primary entry focal point and a visual hierarchy across
the site. Primary fagade materials are varied, a base of masonry (stone) at the ground floor (at three
story buildings), both board-and-batten and lap siding to emphasize modulation in form at the upper
stories. Thoughtfully applied wood textured siding at recessed decks and at building entries help unify
the buildings and avoid visual clutter. Monotonous wall planes are avoided by providing four-sided
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articulation, as well as breaks vertically and horizontally. Accessory structures, such as trash enclosures
and carports, are designed to complement residential buildings through use of compatible color, detail,
and materiality. Lighting, wayfinding signage, and a hierarchy of landscape material help compliment
the overall design goals.
Architectural Elements
Architectural elements are integrated with the scale and materiality to create a consistent level
of quality design. Visual interest is enhanced with articulated facades, ground-level activation and
pedestrian-scaled elements.
Attractive architectural elements are used to transition 3-story building to pedestrian scale.
Decorative railings at the unit decks and decorative metal screens at the open corners break the scale
of the buildings and modulate the fagade. Extended roof eaves emphasize the private open space
locations and building entries. Unique accent materials and canopies to emphasize the, provide
weather protection, and appeal to a pedestrian scale entrance (at two-story buildings). Thoughtful
landscape material appeal to the local vernacular and accentuate the entrance, open spaces, and
walkways. Landscaping and hardscape elements are used to integrate the building with the site and
visually anchor the buildings. Facades visible from Fairview Ave. and public spaces are rhythmically
articulated to create individuality within the larger context. Windows are incorporated into facades to
create patterning, create generous glazing opportunities, and articulate all sides of elevations.
Residential building access points are thoughtfully located to provide convenient access from parking
and pedestrian areas, with entries integrated into the overall building design through consistent
materiality.
Building Materials
The project proposes high-quality materials and complimentary colors to promote a timeless
aesthetic that appeals to future tenants while integrating in the neighborhood. Complementary
material combinations between amenity building and residential buildings create a cohesive community
design.
The project proposes quality, durable materials throughout. The amenity building proposes
masonry (stone), wood, composite wall siding, metal roof and storefront glazing. The residential
buildings propose composite wall siding in 3 various textures for interest, generous windows, metal
railing and awning accents, and a shingle roof. A sophisticated, contemporary color palette
complements and accentuates building massing. The color palate consists of a natural-inspired palette,
with a range of complimentary tones that present a quality, timeless character. The thoughtful variation
of color across the site ensures a vibrant, diverse community as visible from Fairview Ave., entry drives
and outdoor gathering spaces. Where provided, utility doors are recessed or integrated in the public-
facing facades. Mechanical equipment is screened and proposed located away from building entries,
entry drives and open spaces where at all possible.
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Signage and Lighting
Future wayfinding signage and architectural lighting will be designed as unified elements of
building designs that enhance quality, safety, and convenience. Building lighting fixtures will be
consistent with other decorative hardware proposed in the building. Lighting levels promote safe
pedestrian environments along roadways, at intersections, and in public spaces. Building signage is
integrated with the overall architectural aesthetic to enhance and compliment the community's design.
Signage materiality, proportion, and illumination appeal to the pedestrian scale and enhance security.
Parking Lot Design
Off street parking is proposed between building facades for convenient access, minimizing
parking visible from Fairview Ave. Buildings and parking are thoughtfully laid out to provide concise,
convenient circulation for residents, fire and utility service. No on-street parking is currently proposed
on Fairview.
Pedestrian Walkway System
A continuous internal pedestrian pathway system connects the perimeter sidewalk on Fairview
Ave. to the main building entrances and open spaces. The pedestrian walkway system distinguishes
pathways from adjacent driveways and parking areas through the hierarchy of open spaces, location of
landscaping, and differentiation of color and texture. The sidewalks have recessed weather protection
at building entries consistent with the city's Architectural Standards. A walkway is used on the south
property line to connect pedestrians to the existing Gruber Street to the south-east.
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