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Eldo 72 NarrativeDecember 2, 2020 Eldorado 72k Office Building – Narrative 1800 S. Bonito Way Meridian, Idaho 83642 The proposed Eldorado 72k office building is located in the Eldorado business campus. It is a three story office building with approximately 24,000 square feet on each floor. The building is orientated off Bonito Way and is connected by a pedestrian pathway off the existing sidewalk to a landscaped pathway surrounding the building. The pathway is of patterned concrete and is complemented by landscaping and bike racks off the exiting stair towers. The three story structure is similar in scale to the surrounding building in the business park. The Marriott Courtyard is similar in size and is located directly to the east. Other adjacent buildings are larger in footprint size and vary of two stories and one story in size. Other office building are in this immediate area. The building has a cohesive design as the form is symmetrical with 2 major entries provide on the east and west sides. The entries express the focal points of the design. They are composed of an articulated curtain wall design and wrapped heavy tube steel both vertical and horizontal. In addition they have low cantilevered Alply canopies to provide pedestrian scaling. The entries are heavily modulated with an entry vestibule of inset aluminum painted storefront widows. The north and south stair towers are extended beyond the buildings main wall and incorporate a vertical multi-floor window for visual interest. The modulation is continued around the sides by the use of smaller curtain walls and gauged porcelain tile relief panels at the corners. The curtain wall is a Valspar “Gold” in color with the glazing accentuated by using Solar Ban bronze with the reflective coating on the first surface. The porcelain relief panels are two feet by four feet and two feet in depth and provide visual relief in addition to scaling down the building. Smaller curtain walls are at the corners create a lighter feel and then transitioning to third floor exterior balconies. The balconies will use a cable railing system with Valspar “Gold” railing members. The balconies will utilize exterior pavers. To scale down and modulate the stucco walls a series of horizontal and vertical reveals are used. The inserts and reveals will have a slightly contrasting color to the stucco field color. A stone wainscot along the base of the building also transitions the wall surfaces to a pedestrian scale. The wainscot will use 1x12 stone in brown with no smaller stones of any kind. The parapet along the stucco wall is not stepped as we propose a continuous unmodulated look. We are proposing to leave it unmodulated as we feel the 1 foot length beyond the design guideline is insignificant. The overall proportion of the wall, the four foot construction module and the storefront window coordination make the proposed length economically and visually desirable. The overall design of the wall with the incorporated architectural elements achieve the desired intent as per the design guidelines. We are requesting the staff level approval alternative compliance for additional height as the city code allows up to a 20% deviation in the building height for additional open area. “Additional height shall be allowed when the development provides ten percent (10%) of the building square feet in open space, courtyards, patios, or other usable outdoor space available for the employees and/or patrons of the structure, excluding required setbacks and landscape buffers.” We are requesting an entry feature height of 58’-0”. To meet the meet the open space requirements we have provided the following amenities: - Open space area in the west parking area. - Large entry plazas at the main entrances - The creation of a large open area in the common area to the southwest. This open area now connects the pathway system and another pedestrian route from the building sidewalks. - The 3rd floor exterior balconies would be included and used for employees. The open area design is shown on the landscape plans. The open area calculations are shown on the calculation table on sheet SP-1showing the open area is greater than the required 10%. The building uses a variety of materials but not too many so as to distract from its cohesive nature. Valspar “Gold” colored curtain walls with bronze solorban glass, tan colored stucco and satin black aluminum canopies, brown ceramic tile relief panels and a stone wainscot comprise the basic materials. These materials are further scaled down with architectural detailing. Stone patterning, reveals, inserts and window mullion breakups provide an overall harmony to the design. Parking is provided on all sides of the building and share common drive aisles with the adjacent buildings. The access points off Overland Road, Bonito Way and Tarpon Drive are existing and provide connection access to the adjacent properties as well. As part of the overall project an auxiliary parking lot across the E. Tarpon Drive is incorporated into the project. This parking lot will be submitted as a separate CZC application. The pathway system was extended thru this parcel and incorporated into the landscape area. The site lighting and landscaping is coordinated with the overall site concept.