HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
STAFF REPORT Hearing Date: July 17, 2008 ~'+ T T A ~T
TO: Planning & Zoning Commission E 1~1C'~l~) ~/
FROM: Bill Parsons, Associate City Planner~~, ~ ,O
208 884-5533 ~~~ 1`"'
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SUBJECT: HUB Parking Facility ,j~j~, ~ j ~p~g
• CtrP-os-o2o ~il"Y OF iVIEF:IJIAN
Conditional Use Permit for a parking ~a~~i ~ htatF~'s~no~.t ~corr~~l'yrwith the
Downtown Meridian Design Guidelines and for a parking facility in the O-T
zoning district
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Meridian Development Corporation, is requesting Conditional Use Permit (CUP)
approval for a surface parking facility for Phase one of the HUB building. The proposed parking
facility does not fully comply with the Downtown Meridian Design Guidelines (UDC 11-2D-4D.3).
Additionally, CUP approval is required for all parking facilities in the O-T zoning district (UDC
Table 11-2D-2). The property consists of 0.83 acres of land and is currently zoned O-T (Old Town).
The subject site currently has several associated structures on the site that need to be removed prior to
construction of the HUB Project. The applicant is proposing to develop the half block as a mixed use
development in three phases. Phase one of the project is a 26,000 square foot mixed use building to
include restaurant and office lease space. The proposed surface parking facility (57 stalls in total) is to
provide the required parking for phase one of the project and serve as temporary parking until
additional phases are constructed. The subject site is located north of E. Broadway Avenue between
E. 2"d Street and E. 3`d Street.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-08-020 for a surface parking facility for The HUB, as presented in the Staff
Report for the hearing date of July 17, 2008, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-08-
020, as presented in the staff report for the hearing date of July 17, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications). Ifurther move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on August 7, 2008.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number CUP-08-
020, as presented during the hearing on July 17, 2008, for the following reasons: (you must state
specific reasons for denial and what the applicant could do to obtain your approval in the future). I
further move to direct. Staff to prepare an appropriate findings document to be considered at the next
Planning and Zoning Commission hearing on August 7, 2008.
HUB Parking Facility CUP-08-020 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP-
08-020 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
200, 226, 234, 242 E. Broadway Avenue
Section 7, Township 3 North, Range 1 East
b. Owner:
Meridian Development Corporation
33 E. Idaho Street
Meridian, ID 83642
c. Applicant /Contact:
Same as Owner
d. Present Zoning: O-T (Old town)
e. Present Comprehensive Plan Designation: Old Town
f. Description of Applicant's Request: The Applicant is requesting Conditional Use Permit (CUP)
approval for a surface parking facility for the HCTB Project in the Old Town district that does not
fully comply with the Downtown Meridian Design Guidelines, per UDC 11-2D-4D.3.
Additionally, CUP approval is requested for a parking facility in the O-T zoning district, as
required by UDC 11-2D-2.
g. Description of Applicant's Justification for CUP Approval: "Per the Meridian Guidelines: off-
street parking is allowed only at the rear of the building not visible from streets and in parking
structures. Parking is not allowed within the 30 feet of street facing facades. The street facing area
must be. used for tenant space with active uses. We are proposing under this initial phase,
temporary parking along portions of Broadway and E. Third Street to meet the parking
requirement for the proposed 26,000 square foot mixed use building. It is MDC intention to
develop the balance of the site consist with the Downtown Meridian Design Guidelines once
sufficient public parking for in the Downtown District is established."
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as determined by City
Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D,
a public hearing is required before the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: June 30, and July 14, 2008
c. Radius notices mailed to properties within 300 feet on: June 20, 2008
d. Applicant posted notice on site by: July 7, 2008
6. LAND USE
a. Existing Land Use(s): The subject has several vacant buildings on the site with associated
unimproved dirt parking lots.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF .TULY 17, 2008
b. Description of Character of Surrounding Area: The surrounding area is all zoned O-T (Old
Town) with the exception of the residential uses to the east. The area primarily consists of
dilapidated vacant buildings and vibrant retail and residential uses to the north and east of the site.
c. Adjacent Land Use and Zoning
1. North: Alley; Boys and Girls Club and Centennial Park; zoned O-T
2. East: Single Family Residences; zoned R-15
3. South: Vacant Idaho Truss site; zoned O-T
4. West: Vacant commercial buildings; zoned O-T
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Existing building is already served from mains located in E
Broadway Ave
Location of water: Existing building is already served from mains located in E
Broadway Ave.
Issues or concerns: None
2. Vegetation: There are existing trees on the site.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: N/A
5. Hazards: N/A
6. Existing Zoning: O-'I' (Old Town)
7. Lot Size: 0.83 acres
f. Conditional Use Information:
1. Non-residential square footage: N/A -request is for surface parking facility
2. Hours of Operation: 24 hours aday/7 days a week
g. Off-Street Parking:
1. Parking spaces required: Based on 1 space per every 500 square feet of gross floor area, the
UDC requires a minimum of 52 parking stalls for the 26,000 square foot multi-use building
proposed with Phase one.
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
surface parking facility is proposed via the 16-foot wide one way alley adjacent to the northern
property boundary.
7. COMMENTS MEETING
On June 27, 2008, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present included: Meridian Fire Department, Meridian Public
Works Department, and the Meridian Police Department. Staff has included comments, conditions,
and recommended actions in Exhibit B below.
HUB Parking Facility CUP-08-020 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Old Town."
Per Chapter VII of the Comprehensive Plan, the Old Town land use category "includes the historic
downtown and the true community center. Uses in this category would include offices, retail, and
lodging, theatres, restaurants, and service retail for surrounding residents and visitors. A variety of
residential uses could .include reuse of existing buildings for residential uses, new construction of
multi-family residential over ground floor retail or office uses. In order to provide and accommodate
preservation of the historical character, specific design requirements may be imposed. Pedestrian
amenities would be emphasized. Public investment to ensure that Old Town becomes a centralized
activity center with public, cultural, and recreational structures would be encouraged. The boundary
of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,
both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings."
Staff believes that the proposed use generally conforms to the stated purpose and intent of the Old
Town designation within the Comprehensive Plan. Staff finds the following Comprehensive Plan
policies to be applicable to this property and apply to the proposed use (staff analysis in italics):
• Develop public parking areas in Old Town. (Chapter V, Goal II, Objective A, Action 13)
Staff believes that the proposed parking facility will provide adequate parking for employees and
patrons of the new26, 000 sguare foot building, as well as provide additional public parking for
downtown area when the building is closed in the evening and on weekends.
• Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal
N)
Staff believes that the proposed parking facility should be compatible with existing uses in the
area. Further, the subject parking is anticipated as temporary parking until additional phases for
the FLUB Project are constructed and a public parking facility is established in the Downtown
Area.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible with
the surrounding uses. Staff recommends that the Commission rely on any verbal or written testimony
that may be provided at the public hearing when determining if the applicant's request is appropriate
for this property.
9. UNIFIED DEVEOPMENT CODE
a. Allowed Uses in Commercial Districts: UDC Table 11-2D-2 lists the permitted, accessory, and
conditional uses in the O-T zoning district. Parking facilities are listed as a conditional use in the
O-T zone. Further, per UDC 11-2D-4.D.3, all applications that do not meet the criteria in the
"Downtown Meridian Design Guidelines" are subject to a CUP.
b. Purpose Statement of Zone: The purpose of the Old Town district is to accommodate and
encourage further intensification of the historical city center in accord with the Meridian
Comprehensive Plan. The intent of the O-T District is to delineate a centralized activity center
and to encourage its renewal, revitalization and growth as the public, quasi-public, cultural,
financial and recreational center of the City. Public and quasi-public uses integrated with general
business, and medium-high to high-density residential is encouraged to provide the appropriate
mix and intensity of activities necessary to establish a truly urban city center.
HUB Parking Facility CUP-08-020 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NLY 17, 2008
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the
proposed CUP request as presented in the staff report, with the following comments:
Conditional Use Permit (CUP): The HUB Parking Facility is proposed to provide parking for
the first phase of the HUB project. Phase one includes a 26,000 square foot mixed use building
and requires a minimum of 52 parking stalls. On the submitted site/landscape plan, the applicant
is proposing a total of 57 parking stalls (55 standard stalls and 2 compact stalls). A CUP is
requested for the following reasons: 1) Parking facilities require CUP approval in the O-T zoning
district, per UDC Table 11-2D.2; and 2) The proposed layout of the parking facility does not fully
comply with the Downtown Design Standards (iJDC 11-2D-4D.3). See design standards below
for more information.
Downtown Design Standards for Parking (DDS): The DDS contain standards for parking in
the downtown area in areas zoned O-T as follows: (Staff's analysis in italics)
Number of Parking Spaces Required: If off-street parking is provided, the applicant
shall provide accessible spaces as per federal accessibility standards. Three handicap
accessible stalls are proposed on the sit.
Location: Off-street parking is allowed only at the rear of building not visible from
streets and in parking structures, Parking is not allowed within street-facing facades. This
street-facing area must be used for tenant space with active uses. The proposed parking
lot does not comply with this standard. The proposed surface parking facility is to
provide the required parking for Phase one of the HUB project and is located along two
streets. However, the surface parking is proposed as temporary parking until additional
phases for the project are constructed and a public parking facility is established in the
Downtown Area. At this time the applicant is not proposing a parking structure on the
site.
• Screening: Screening of parked cars in parking structures above the first floor must
include a solid panel up to 42' inches from floor levels. Structured parking garages will
conform to the requirements of the Fagade Treatment; Entrances section in these
guidelines, except glazing is not required at floors above the first floor. N/A (A parking
structure is not proposed with this application.)
• Landscaping: Surface parking lots shall be required to have streetscapes and screened at
the street sides with minimum 3-foot high hedges, fences or walls. The applicant is
proposing streetscape in accordance with the MDC streetscape standards. In addition, a
row of shrubs are proposed to be planted along the south and east side of the surface
parking lot to screen the surface parking from the street. Staff believes the applicant
generally complies with the landscape requirements of Downtown Design Guidelines.
Parking Lot Landscaping: In addition, the UDC requires planter islands at the ends of parking
rows and a minimum 5-foot perimeter adjacent to parking lots. Staff has reviewed the submitted
plan and finds the applicant complies with the UDC.
Tree Mitigation: A visit to the site revealed there are existing trees on the site. However the
submitted landscaping plan does not show existing trees. Nor are they referenced to be protected
and incorporated into the design of the project or being identified as being removed and mitigated
for. Any existing on-site tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of those
removed. Required landscaping trees will not be considered as replacement trees for those that
are removed. The Applicant should coordinate a mitigation and protection plan with Elroy
HUB Parking Facility CUP-08-020 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF .ILJLY 17, 2008
Huff at the Meridian Parks Department. This should be included on the updated landscape
plan as well.
Access: Access to the surface parking facility will be provided from E. 3rd Street via a one way
alley which exits onto E. 2"d Street. Direct access to E. Broadway Avenue is not proposed with
this application. Staff is supportive of the ingress/egress for the proposed parking facility.
Parking: Phase one of the HUB Project consists of a 26,000 square foot building. Per UDC 11-
3C-6B, aminimum of 1 vehicle parking space is required per 500 square feet of gross floor area.
Per this requirement, a minimum of 52 spaces are required to be provided. On the submitted
site/landscape plan the applicant has provided a total of 57 stalls (55 standard and 2 compact) and
complies with the parking requirements of the UDC. Staff is supportive of the amount of parking
spaces provided on the subject site.
Hours of Operation: The hours of operation for the proposed use are 24 hours a day, 7 days a
week. The proposed surface parking should also provide additional public parking for downtown
businesses in the evening and on weekends. Staff is supportive of the proposed hours of operation
for the proposed parking facility. The Commission should rely on any public testimony to
determine if hours should be limited.
Certificate of Zoning Compliance: On June 26, 2008, a certificate of zoning compliance for
Phase one of the HUB building was issued by the Planning Department. Occupancy for the
building is subject to approval of this CUP (CUP-08-020) for the surface parking. At this time,
staff is not proposing any modifications to the site/landscape plan submitted with this application;
however if the Planning and Zoning Commission request additional modifications to the plans,
then revised plans with the appropriate changes shall be submitted to the Planning Department for
review.
b. Staff Recommendation: Staff recommends approval of CUP-08-.020 for a parking facility for
the HUB, as presented in the Staff Report for the hearing date of July 17, 2008, based on the
Findings of Fact as listed in Exhibit C and subject to the conditions of approval listed in
Exhibit B.
11. EXHIBITS
A. Maps
1. Vicinity Map
2. Site/Landscape Plan (dated: June 18, 2008)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from UDC
HIJB Parking Facility CUP-08-020 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
A. Drawings
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
2. Site/Landscape Plan (dated: June 18, 2008)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site plan, prepared by Johnson Architects, dated June 18, 2008, is approved with the
following changes:
• The shrubs/hedges proposed along the south and east side of the surface parking facility
shall be a minimum of 3feet in height at maturity.
• 57 stalls shall be constructed on the site, as proposed.
• Streetscape shall be constructed in accordance with the City of Meridian Downtown
Streetscape Design Guidelines.
• Per UDC 11-3B-10, the Applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site. Provide a copy of the plan to the Planning Department prior to issuance of
occupancy.
1.2 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to commencement of the proposed
use.
1.3 To ensure that all of the conditions of approval for CUP-08-020 are complied with, the Applicant
shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from the Planning
Department prior to establishing a parking facility on this site.
2. PUBLIC WORKS DEPARTMENT
2.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
obtaining certificates of occupancy.
2.2 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.3 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
3. FIRE DEPARTMENT
3.1 The ingress/egress from the alley into the surface parking shall have a turning radius of 28' inside
and 48' outside turning radius and support a weight of 75,000 GVW.
3.2 Fire lanes, streets, and structures including the canopy height of mature trees shall have a
vertical clearance of 13'6.
3.3 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 7 7, 2008
4.2 Alley improvements shall be able to support heavy daily traffic and support a Weight of 75,000
GVW.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 Sanitary Services Company did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACHD did not submit comments on this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
C. Required Conditional Use Permit Findings from UDC
The Commission shall base its determination on the Conditional Use Permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Staff finds that the site is large enough to accommodate the required surface parking facility for
Phase one of the HUB Building as proposed. Staff recommends the Commission rely on Staff's
analysis and any oral or written public testimony provided when determining if this site is large
enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is
Old Town. The property is currently zoned O-T, which complies with this designation. The
proposed use is generally harmonious with the applicable requirements of the UDC (See Sections
8 and 10 above for more information regarding the requirements for this use).
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area.
Staff fmds that, if the Applicant complies with the conditions outlined in this report, the proposed
use as a parking facility should be compatible with other uses in the general area and with the
existing and intended character of the area. Further, Staff believes that the proposed use will not
adversely change the essential character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff fmds that, if the Applicant complies with the conditions outlined in this report, the proposed
use will not adversely affect other property in the area. The Commission should rely upon any
public testimony provided to determine if the development will adversely affect the other
property in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff fmds that the subject property is currently served by public facilities such as streets, police,
and fire protection. Staff finds that the proposed use will continue to be served adequately by
those facilities and services previously mentioned..
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved for a surface parking facility, the applicant will be financing any improvements
required for development. Staff fmds that the proposed use will not be detrimental to the
community's economic welfare.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the
amount generated by the continued use of the property as a parking facility will be detrimental to
any persons, property, or the general welfare of the public. Staff does not anticipate the proposed
use will create excessive noise, smoke, fumes, glare, or odors.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic,
or historic feature considered to be of major importance.
Staff finds that there should not be any health, safety or environmental problems associated with
the proposed use that should be brought to the Commission's attention. Staff finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic, or historic
feature of major importance.
Exhibit C