PZ - Narrative January 23, 2023
Cushing
Terrell.
Meridian Planning Division
Meridian City Hall
33 E. Broadway Ave., Suite 102
Meridian, ID 83642
RE: Written Narrative
10 Mile Retail Building 413 S Innovation Ln, Meridian, ID 83642
Design Review and Certificate of Zoning Compliance
On behalf of the owner/developer, we hereby apply for Design Review and CZC for the new 10 Mile Retail
Building located at 413 S Innovation Ln, Meridian, ID 83642. The development will include 8,815 sf. of dining
and fast casual food preparation space located in the Ten Mile District C-G zone (General Retail and Service
Commercial).
Access to the property is provided by two shared access ways, both located on S. Innovation Lane. Internal
drives will be owned and maintained by the property owners within the development. As designed, the site
will have excellent internal circulation and access to the public road system.
The landscaping and the amenities that are part of the project will be maintained by a third party
landscaping company selected by the owner/developer.
The narrative below will describe the compliance with the guidelines contained in the Meridian Design
Manual and Ten Mile -Interchange Specific Area Plan and the Development Agreement.
1. Architectural Character:
a) Fa(-ades The facades integrate different textures, colors and materials to achieve variation and create
a cohesive design. Signage for the Costa Vida and Blaze Pizza tastefully accent the design of the facades
while also adhering to the TMISAP, Architectural Standards Manual and Development Agreement design
requirements in Section 5.1, A combination of glazing, doors and material variation are used to meet the
required facade percentages per section 3.2E. The design integrates changes in elevation, set-backs and
suspended canopies to achieve depth and detract from a flat facade. The repetition of materials and
symmetry used creates rhythm and provides architectural character to the building which aligns itself with
the owners desire to create attractive franchisee buildings and also meets the TMISAP, Architectural
Standards Manual and Development Agreement design requirements.
b) Primary Entrances. The building is divided into three sections, one for each tenant, each with its own
entrance. The proposed public entrances are located in the center of each space and are easily noticeable as
public entrances. Material variation and signage have been integrated into the entry facades to aid with
wayfinding.
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c) Roof Lines. The building design uses a flat roof system that varies in height at each of the three sections
of the building. The northern and southern tenants have higher parapet heights to create variation and
architectural interest. Not only does the roof line vary in height, but also in depth. The center tenant is
stepped back from the face of the two end tenants, creating a unique fa4ade depth and height and creating
an attractive variation in form. Canopies are also being used on the eastern entry facade to create a more
human scale to the building and provide additional protection at entrances to the building.
d) Pattern Variations. The facades of the building are designed to incorporate material and shadow
variation to the design.The variation of textures, materials, reveals, and colors eliminate the monotony of the
modulation of each material. The metal panel overhangs the EIFS walls to create shadow lines. The vertical
longboard panels are set back from the EIFS and Metal Panel to create depth and distinction between the
three tenants. The metal panel will have small horizontal shadow lines whereas the EIFS will have a more
panelized look. The vertical longboard will have vertical shadow lines that are larger than the metal panel.
Window shade structures, protruding out a minimum of 5'-0" per the Development Agreement, have also
been incorporated to give a human scale and variation to the fa4ade pattern.
e) Mechanica/Equipment. The mechanical equipment will be placed on the roof of the building and will be
screened with the parapet walls.
2. Materials:
The site is located in the C-G District (General Retail Service Commercial District), there are currently no
surrounding buildings to compliment or duplicated a development standard. The proposed building will
incorporate EIFS and horizontal 7.2" metal panel as the main materials with the addition of vertical faux-
wood aluminum panels. Horizontal corrugated metal panels frame the most prominent architectural forms of
the building while EIFS walls create the accent to these forms. To create interest, the vertical aluminum
panels are placed in between the three tenant spaces and set back to create an easily recognizable
distinction between the three tenant spaces.
3. Parking Lots:
Parking for this site is located on the east side of the building. A retaining wall flanking the west and
southwest side of the property will be large boulders that retain the landscaping and act as a buffer from 10
Mile Road. The trash enclosure will be easily accessible from the parking lots and the shared access points of
the site and its surroundings. These locations have been reviewed and approved by Republic Services.
Comments by city personnel ask to see the drive aisle on the north side of the site reduced to two lanes.This
layout has already been approved per the site plan for the site directly north, the location of a future Kum
and Go gas station. City personnel also requested to have the 40' radius curb on the southern side of the
Kum & Go site reduced to 25' radius;this curb is not within the property lines for this project and has already
been approved. The drive lane on the north side of our site shares access with the Kum & Go, there is a cross
access easement between the two properties here.
4. Pedestrian Walkways and Facilities:
Pedestrian walkways and drop-off zones are easily designated by parking layout, material changes, and
lighting design. Walkways are designed to provide efficient access to building entries and exits.Along the
main entrances of the building, ample space is provided to be used as an outdoor sitting area. This plaza will
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give pedestrians a refuge space from S Innovation Ln and provide shading with planters provided on the
north and south ends of the plaza. A five-foot-wide pedestrian access curb cut is provided as part of the site
plan in the sidewalk of the western side of Innovation Lane in anticipation of future striping and
accompanying curb cut on the east side of Innovation. This will connect the property to the 10 Mile
developments larger pedestrian circulation system. The curb cut on the eastern side of Innovation Lane will
be completed by the east property's developer in the future.
Note that pick-up services will occur within businesses with drive ups, therefore reducing the number of trips
and queuing in the drive up.
Sincerely,
W .01,
Colton Diehl
cushingterrell.com