Blackstone Office Building- DES, CZC (A-2019-0007)Conditions Document 1 Blackstone Office Building - DES, CZC - A-2019-0007
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
January 23, 2019
TO:
Cornel Larson, Larson Architects
FROM:
Kevin Holmes, Assistant City Planner
SUBJECT:
Blackstone Office Building - DES, CZC (A-2019-0007)
Sundance Investments, LLP
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Cornel Larson of Larson Architects, requests Certificate of Zoning Compliance
(CZC) and Design Review (DES) approval of a new 117,012 square foot, three story office
building of 8.61 acres of land in the C-G zoning district. The development includes 763 parking
spaces and all required landscaping.
The site is located at 1820 S. Silverstone Way.
The applicant requests a design standard exception to the following Goal contained in the
Architectural Standards Manual:
Goal 2.1A “Buildings with rooflines 50-feet in length or greater must incorporate roofline and
parapet variations. Variations may include step-downs, step-backs, other
modulation, or architectural features such as cornices, ledges, or columns, and
must occur in total combination for at least 20% of the façade length. May be
averaged over entire façade, but may not exceed 75-feet without a break”.
The applicant is requesting an exemption from the above noted standard for parapet variations
due to the size and unique architectural components of this building. They submit that the
building design is composed of the two main elements of a curtain wall in the back and a tilt-up
wall in the front. The interplay of these two forms around the main entrances provides the
modulation and interest that meets the intent of Goal 2.1A.
Staff feels that both due to the size of the building and the unique design being used that the
exemption from the Architectural Standards Manual is justified. A strict interpretation of this
goal would result in a choppy and “castle-like” structure which does not fit with the
surrounding developments. The modulation from the relationship between the curtain wall and
the tilt-up wall exceeds the 20% benchmark set by the goal and meets the intent sufficiently.
This design does not pose any detrimental effects to public health, safety, and welfare.
DECISION
The applicant's request for Certificate of Zoning Compliance and Design Review is approved
with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
Conditions Document 2 Blackstone Office Building - DES, CZC - A-2019-0007
Site Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
2. A street light plan will need to be included in the building’s permit application. Street
light plan requirements are listed in section 6-7 of the City's Design Standards. A copy
of the standards can be found at https://meridiancity.org/land/Design%20Standards%20-
%20COM%20Adopted%20Final_5-19-16%20-%20CM.pdf
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in
UDC Chapter 3 Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health
as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other
improvements in accord with UDC 11-5C-3C.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-
3B-14A.
4. The site plan prepared by Larson Architects on January 17, 2019, labeled SP-1.0, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
5. The landscape plan prepared by Larson Architects on January 3, 2019 is approved by
the City of Meridian Planning Division as shown in Exhibit C.
6. The elevations prepared by Larson Architects on January 3, 2019 are approved by the
City of Meridian Planning Division as shown in Exhibit D.
7. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
9. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
10. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
11. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing provided by the owner to the
City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit
or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
Conditions Document 3 Blackstone Office Building - DES, CZC - A-2019-0007
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-01-920; PP-00-001; FP-03-002; CUP-02-024).
3. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
4. The applicant and/or property owner shall have an ongoing obligation to prune all trees
to a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
7. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before February 7, 2019, within fifteen (15) days after the written decision is issued, and
contain the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
EXPIRATION
The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has
not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
January 23, 2020.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: January 17, 2019)
C: Landscape Plan (dated: January 3, 2019)
D: Elevations (dated: January 3, 2019)
Conditions Document 4 Blackstone Office Building - DES, CZC - A-2019-0007
Exhibit A: Vicinity Map
Conditions Document 5 Blackstone Office Building - DES, CZC - A-2019-0007
Exhibit B: Site Plan (dated: January 17, 2019)
Conditions Document 6 Blackstone Office Building - DES, CZC - A-2019-0007
Exhibit C: Landscape Plan (dated: January 3, 2019)
Conditions Document 7 Blackstone Office Building - DES, CZC - A-2019-0007
Exhibit D: Elevations (dated: January 3, 2019)