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HomeMy WebLinkAboutPZ - Narrative Subject: Eagle View Landing Office Building 4 Conditional Use Permit . To: City of Meridian . From: Hallie Hart, Ball Ventures Ahlquist BALL VENTURES January 12th, 2023 AHLQUIST To whom it may concern: Ball Ventures Ahlquist (BVA) submits this conditional use permit application to address certain uses and to approve certain exceptions or modifications to dimensional and design standards relative to "Office Building 4" at Eagle View Landing, as set forth below. A. Project Overview The proposed "Office Building 4" at Eagle View Landing is six (6) stories with approximately 29,000 square feet per floor(approximately 174,000 square feet overall). The initial core and shell construction will contain a central core with elevator shaft, restrooms, janitor's closet, and electrical room. The site is located on the southeast quadrant of Eagle Road and I-84, in Eagle View Landing. This development's location serves as a gateway to Meridian and the growing Treasure Valley. The development is being planned as such, with a mix of commercial offices and retail buildings. Office Building 4 is designed to be integral and cohesive to this development as one of the office buildings that front the I-84 Corridor along with three other office buildings similar in design and construction. There is consistency in the materiality and architecture, while appearance and massing is varied and adds visual interest. Office Building 4 will be of similar scale to adjacent planned office buildings. The Office Building 4 form is similar to proposed adjacent office buildings. It utilizes an efficient rectangular form with exposed stair towers adjacent to main entrances, helping to break up the north and south elevations. The southeast corner of the first floor will have openings that lead to an exterior patio and shared courtyard area between this building and Building 5. The exterior walls at the southeast and southwest corners on the sixth floor are set back to create covered patios. High performance glazing maximizes daylight within while taking advantage of views.A masonry base grounds the building while providing a more durable material adjacent to higher traffic exterior areas. Above the base, an EIFS border provides facade articulation, a feature building element which provides areas for major tenant signage, as well as accent lighting that subtly highlight architectural elements and adds visual interest. The remainder of the facades are metal panel and masonry. Primary building entries, with adjacent stair towers act as "beacons", which define their locations from a distance. Entries are proportioned for pedestrian scale and comfortable approach for daily users. The stair towers are broken up with vertical windows that allow natural light into the stairwells,promoting occupant use over elevators through the day while backlighting from within to define their location at night. Building massing, materiality, and proportions work together to create a unified building with a modern, clean aesthetic. 1144 S Silverstone Way Suite 510, Meridian, ID 83642 1 208.616.1050 1 www.bvadev.com It should be noted that this building has gone through the CZC and DR (A-2022-01180) process and received approval for both by the City. This CUP only addresses the height and number of floors and will maintain the same materials, massing, fenestration, and general aesthetic as the previously approved design. There is no proposed change to the site and landscaping as part of this CUP application. The additional square footage with the 6th floor does increase the parking stall requirements—however, with 372 parking stalls provided, the project confidently meets the City parking code. B. Conditional Use Permit As part of this project, we are submitting for a conditional use permit to allow for an average roof building height of 84 feet with screen walls extending to 97' above grade. Allowance of such height meets with the intent of Meridian Code [11-2B-3A.3e] and adheres to sound principles of integration and harmonization within the overall Eagle View Landing site. The original design of five floors was approved for CZC and DR through an Alternative Compliance (A-2022-01180). To obtain this approval, a minimum of 10% of building square footage was represented on the site as open space. To meet this requirement, 14,500 sf open space was required, and 15,346 sf was provided as courtyards and usable outdoor space. These open spaces that exceed minimum landscaping requirements will remain with this revision. First, the proposed height is compatible to other uses in the vicinity. Building 5 is situated immediately to the east of Building 4, with an overall building height of 74' with screen walls extending to 87' above grade. To the immediate west is Top Golf. That entertainment facility has poles and nets that extend to the approximate height of 156' above grade. Other development in the neighborhood includes a wide variety of uses; namely, office uses, parking lots, multi-family development, retail and other commercial uses. Thus, the proposed Building 4 is in every way compatible with other uses and building heights in the immediate vicinity. In fact, as proposed, Building 4 complements the remainder of the site. For example, at six stories, Building 4 will provide a much needed shield and protection to light glare onto I-84 that can come from the adjoining Top Golf. There is both integration and harmonization within the overall Eagle View Landing development. Second, the proposed use will not place an undue burden on transportation and other public facilities in the vicinity. This same building was proposed and approved by the City of Meridian previously. The building footprint remains intact without any modification. The only addition is that of a sixth floor. Finally, allowance for a sixth floor will not adversely affect other property in the vicinity.As stated, other development at Eagle View Landing includes a wide variety of mixed uses. Parking counts, ingress and egress, and accessibility remain intact. Accordingly, BVA respectfully requests that a conditional use permit be granted for Building 4, as set forth and proposed herein. We look forward working with Staff through its review and evaluation of this application, and to presenting this application to the Planning and Zoning Commission. 2