Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Campania Office Building A
CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: January 4, 2013 E IDIAN~- TO: Sundell Architecture I D A H O FROM: Bill Parsons, Associate City Planner SUBJECT: Campania Office Building A -CZC-12-092; DES-13-002 OWNER: Edge, LLC DESCRIPTION OF APPLICANT'S REQUEST The applicant, Sundell Architecture, requests Certificate of Zoning Compliance (CZC) approval and Design Review (DES) approval to construct a new 4,248 square foot shell and core. There is no specific tenant(s) at this time; however, the intended use is office space. This CZC & DES is for Building A elevations only; all site work and landscaping already exists on the site. The overall site design, building orientation, building setbacks, parking lot design, internal parking lot landscaping and elevations were approved with a conditional use permit (CUP-OS-017). The perimeter landscaping was approved and installed with the Sagecrest Subdivision (FP-04-019). The site is located at 1921 E. Overland Road. DECISION The applicant's request for CZC and DES 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 submittal requirements. You must complete this process before you commence the use or construction. As part of the application submittal, you will need to provide one set of the final, stamped "approved" Planning Division plans, stamped and signed by the architect and/or civil engineer as applicable. You must provide these plans in PDF format and hardcopy as specified in the Building Services "Plan Intake Checklist" and include them with your building submittal set. Please contact Building Services for additional details about building permits and inspections. Site Specific Conditions of Approval 1. Business hours of operation within the L-O district shall be limited from 6 am to 10 pm as set forth in UDC 11-2B-3A4. 2. All ground level mechanical equipment shall be screened to the height of the unit as viewed from the property line and all rooftop mechanical equipment shall be screened as viewed from the farthest edge of the adjoining right of way in accord with UDC 11-3A-19A.1e. 3. The owner shall extend the driveway to the western boundary of the development and provide cross access to parcel # 88037550100 in accord with the recorded ROS # 7265 prior to occupancy of the first building. 4. Future tenants within the proposed shell and core are required to submit a Certificate of Zoning Compliance Verification application for approval of the new use(s). Conditions Document 1 Campania Office Building A -CZC-12-092; DES-13-002 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-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-3C. 3. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 4. The site plan prepared by Sundell Architecture, dated 12/18/12, labeled Overall Site is approved (stamped "approved" on 01/04/13 by the City of Meridian Planning Division) with the following changes: • The existing parking lot shall be restriped prior to occupancy of the first building. Parking stalls and drive aisles shall be dimensioned in accord with the approved site plan. • Provide a bike rack near the front entrance of each office building in accord with UDC 11-3C-SC and UDC 11-3C-6G. 5. The landscape plan prepared Brooks Design Group, labeled sheet Llis approved (stamped "approved" on 01/04/13 by the City of Meridian Planning Division) with the following comments: • All existing (perimeter and parking lot) landscaping adjacent to the construction zone must remain protected during construction on the site. • Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 6. The elevations prepared by Sundell Architecture, dated 12/18/12, are approved (stamped "approved" on 01/04/13 by the City of Meridian Planning Division) with no changes. 7. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 8. 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 Department for approval prior to issuance of the building permit. 9. 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. Ongoing Conditions of Approval 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 (PP-03-030; FP-04-019; CUP-03-045; CUP-OS-017 and development agreement instrument #100056508). 3. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. Conditions Document 2 Campania Office Building A -CZC-12-092; DES-13-002 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 has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-1 L 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 Department on or before January 19, 2013 within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11- SA-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 Certificates of Zoning Compliance issued in conjunction with a proposed use shall expire if said use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure shall expire if said construction or alteration 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 4, 2014. EXHIBITS A. Vicinity Map B. Site Plan (dated: 12/18/12) C. Landscape Plan D. Building Elevations (dated: 12/18/12) Conditions Document 3 Campania Office Building A - CZC-12-092; DES-13-002 A. Vicinity Map Interstate 84 ~~ v _.. ~ ', a;' >!! ': ©•` 1495 ~~1 1301 ~, ~ 7~ I z, 'O.I ' ~ 2374 ! cv , ~; ~ ~ ~ ~ 2000 = r 2220 a95" , ' ' B'~~., ~ _ __ _ $.CineF~ i •, 1495 dDQgLn - 1510 ' ~o\` h V+ ~, , ~ s i , 1780 1822 '' 1 lgzy 1540 2020 s d 2238 ~ 2310 2770 E Overland Rd -- ~ 3 ~ • iezo ~ ,~ N 'O ... 1755 ~ ~ 2045 ~ .c ~~ r; o 1618 ~ ~ .o n ~ 1670 °o ', ~ . 1689 u, 1645 -- __ _ 1700 m ~ - ~ ~ _ Gal&S>: ~ ~ r - p - 1728 - ~ , ,, ~ fA ; N . ~ 1718 ' r ~~ _ o ~ ~~~1 ~ ~ E 1?eacock St ~i . i ~ ~ ` ,; ~ ~ ~ 1736 '~" rv - - ~ ~ ~, 'O 1796', ; , ~, ~ r , ~ ~ ~: - _. °` N , 1810, N_ . •, > 1828 N N 1824 , ~ d, _. 0 186 v ... $ f E Puffin St ,....... -..-._ -..-- -_--- _~ M ono 1682 n _ j _ n ~^ E Mastiff +~_ ~. 1950 r/._.. ,, 2000 i -. g-. .. ..... --- --_- t'L '. 7 O ,i b 2055 1675 ~ ~~~8 ~ a, 1 r ~0~4. ~ ~,~~,, '~ ,~~o~ ~ ~0/eis Dr a' \ ~ 1771 '~ 1835 N Conditions Document 4 Campania Office Building A - CZC-12-092; DES-13-002 B. Site Plan (dated: 12/18/12) t. , ~ ~ - _.. J ~~_._. T~ ~~ ~ ~~ ~ r ~~ `~ ._ _a VICINITY PLAN T sio--f- .- ~~ , ~,.. SITE ~.: h Vy Y: 2Sk V• ^ t1 1 ~1 ~~ z~ V ~~~ W ~° OVERALL SATE Conditions Document 5 Campania Office Building A - CZC-12-092; DES-13-002 C. Landscape Plan Cd ~ ~~ ._ ~` 'I Mfrs .;. e ~, ~ ~ .w ~ Conditions Document 6 Campania Office Building A - CZC-12-092; DES-13-002 ~~, r; o~ ~r M V f r ri ~~jj z r fi v' ^t N` i j8 ~~ ~s !~ ~~ JS~F~ Ws ~' z Conditions Document 7 Campania Office Building A - CZC-12-092; DES-13-002 D. Building Elevations (dated: 12/18/12) E IDIAN~-~- 11 Planning Department CERTIFICATE OF ZONING COMPLIANCE Application Checklist Project name: '~ !~' ~l l ~ B' .. L'ra C_ c.J Jai 1.~` . n. ile rr. ~,~ F A licantla ent: ,~ t~ P " tJ ~_ L- ~°?.. L~ - ,,,, . t ;^y '` / ~ nq K All applications-are required to contain one copy of the following unless otherwise noted: ~ a~nlirsnt Staf€ ~ llescnpnon (~), ( ) ',~~'" Completed & signed Administrative Review A lication Narrative fully describing the proposed use of the properly, including the following: ' - Information on any previous approvals or requirements for the requested use ~ ,,, ` (i.e., a licable conditions of a royal or Develo meat A~eement) Recorded warranty deed for the subject roe ~,.~"" Affidavit of Legal Interest signed & notarized by the property owner (If owner is a corporation, r submit a co of the Articles of Tnco oration or other evidence to show that the erson si is an authorized a ent.) Written confirmation that a traffic impact study or change of use is not required and/or has been submitted for review to AC)=ID. Please contact Mindy Wallace at 387-6178 or Christy ittle at 387-6144 €or more information. $.caled vicini ma showin the location of the subject ro e t ..° ~ Civil Site/Dimension Plan - 1 full size co (folded to 8th" x 11" size) /~ A photometric test report for any light fixture(s) with a maximum output of 1,8001umens or more (see UDC I1-3A-11) Co of the recorded lat the roe lies within (8 t/z" x 11") ~"`` Address verification letter from Develo ment Services (887-2211) Site Plan-*Online submittals will re uire a Dimensioned site Ian ~ ~ -Site Plan-*1 copy (folded to 8 t/z" x 11" size) __~ i' ~' The followin jteiis.~ust be shown on the site lane= • Da&e, Scale, north alSCw, and ro~ec a (scale not less than 1"=50') iy- Names, addresses, and telephone numbers of the developer and the person and/or firm preparing the lan ~ Parkinff stalls and drive aisles _ ;'•~ Trash enclosure(s) location _ _ __ _ _ _ • Detail of trash enclosure (must be screened on 3 sides) • ,Location and specifications for underground irrigation (Pressurized irrigation can only be f/ waived if ou rove no water hts exist to sub~ect roe ) f•"";Sidewalks or athwa s (proposed and existing) L•'';P~' Location of ro osed buildin on lot (include dimensions to property lines) ~'~ Fenein (proposed and existing) • Calculations table including the following. ,:. ~ Number of parking stalls required & provided (specify handicap & co¢rpact stalls) - Building size (sq. ft.) - Lot size (sq. fr.) - Setbacks - Zonin district :~ Reduction of the site lan (8 t/z" x 11") ~,,, ~.andscape plan - *1 copy (folded to 8 t/z" x 11" size) is°' Plan must have a scale no smaller than 1 " = SO' (1 " = 20' is preferred) and be on a standard drawing sheet, not to exceed 36" x 48" (24" x 36" is preferred). A plan which cannot be drawn in its entirety on a sin le sheet must be drawn with ap ro riate match lines on two ormore sheets. __ ~~, ^y ~~'~s~ ,rr:~,~' o-2C Q ~~~~ has ~ f 33 E. Broadway Avenue, Suite 210 Meridian, Idaho 83642 Phone: (208) 884-5533 Facsimile: (208) 888-6854 Website: www.meridiancity.org The followin items must be included on the landsca a lan: ~,•-,,F,.+t.~-~"15ate, scale, north arrow, and ro'ect name 1 • Names, addresses, and telephone numbers of the developer and the person and/or '``"'"""'~' firm re grin the Ian .! „~S,tamp/signature of a landscape architect, landscape designer, or qualified nurse man re grin the lan • Existing natural features such as canals, creeks, drains, ponds, wetlands, ' flood loins, hi h oundwater areas, and rock outcro in s • Location, size, and species of all existing trees on site with trunks 4 inches or L '.,..o eater in diameter, measured 6 inches above the ground. Indicate whether the tree will be retained or removed • A statement of how existing healthy trees proposed to be retained will be ` rotected from dama e during construction • Existing structures, planting areas, light poles, power poles, walls, fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks, pathways, stormwater detention areas, signs, street furniture, and other man-made elements • Existing and proposed contours for all areas steeper than 20% slope. Berms shall " be shown with one-foot contours • _.. ~Si ht Trian les as defined in 11-3A-5 of this ordinance • Location and labels for all proposed plants, including trees, shrubs, and ~~TOUndCOVerS (trees must not be planted in City water or sewer easements). Scale shown fo[ .. lant materials shall reflect a roximate mature size • A plant list that shows the plant symbol, quantity, botanical name, common name, minimum planting size and container, tree class (I, II, onlII), and comments (for s acing, stakin ,and installation as a ro riate) • Calculations of project components to demonstrate compliance with the requirements of this ordinance, including: ,~^`'.- Width of street buffers, lineal feet of street frontage, and number of street trees - Residential subdivision trees - Acreage dedicated for common open space - Number of trees provided on common lot(s) - Miti anon for removal of existin trees • _ .Planting and installation details as necessary to ensure conformance with all .~ _. re uired standards t`` ~-%'+~ Desi drawin (s) of all fencing pro osed for screening oses ~''~ Reduction of the landscape lan (8 't/z" x I 1 ") _ ~ _ Building clevatiuns showing construction materials - *1 copy (folded w 8 viz' x 11" sire) _ Reduction of the elevations (8'/z" x 11") Electronic version of the site plan, landscape plan, & building elevations in pdf format submitted on a disk with the files named with project name & plan type (i.e. site plan, landscape ,lan, elevations, etc.). We encoura e you to submit at least one color version. ~It"~ ? ' If applying for approval of a public school, provide additional information as required by // J 1 cl the Public School Facility su lemental checklist er §67-6519 N s Fee (If this roject had rior a royal on a site lan, reduced fees may ap ly) *Once an application is accepted, staff will contact you to let you know how many additional copies of plans are required. All plans are required to be olded to 8 ~/z" x 11 "size. ACHD Acceptance: Applicant shall be responsible for meeting the requirements of ACHD as they pertain to this application. All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the City of Meridian Planning & Zoning Department for approval prior to the issuance of a building permit. Your building permit will not be issued until ACHD has approved your plans and all associated fees have been paid. ~~ 33 E. Broadway Avenue, Suite 210 Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.or~ (Rev. 06/0 22 0 1 1) E IDIAN ~~;1 Planning Department DESIGN REVIEW ^ Application Checklist Pro~ect name: ~ n ~ ~ ~ {-~- l Ci-' C ~..(- >C 'Concurrent File #: ~'~~ A licant/a ent: ~i,lN i~ ~,~ ~ N 1 ~1= l V ~ /- 2 All applications are required to contain one copy of the following: A~Plicant ~ Description Staff (~) ~~) ~ _ ~% Completed and signed Administrative Review Application ~ (If also submitting a concurrent application jot Conditional Use Permit, design review will ~ `~ be processed along with that application. Therefore, an Administrattve Review application is not necessary in this case; just check the Design Review box on Commission & Council ~ Review Application and submit the information below.) Completed Design Manual Compliance Checklists (B. Urban Design Guidelines; , ~~ C. Urban/Suburban Design Guidelines; D. Suburban Design Guidelines; E. Residential Design Guidelines) as a licable. Provide in a narrative letter, how the proposal addresses guidelines contained in the Meridian Design Manual and UDC 11-3A-19: 1. Architectural Character: a. Facades. b. Primary entrance(s). r j'" c. Roof lines. d. Pattern variations. f. Mechanical equipment. 2. Materials. 3. Parking Lots 4 edestrian wall.'wa sand facilities. A complete set of scaled plans including building elevations, with building materials, colors nd textures specified and site plans. Reductions of the elevations (8 lh" x 11") `~ Fee All requests for design review approval must meet the procedures set forth in UDC 11-5 and the criteria set forth in the "Meridian Design Manual ", as applicable. .APPLIC.9TIONS WILL NOT BF. ACCF_PTED UNLESS AFL APPLIC.9BLE ITEMS ON THE CHECKLIST ARE SUBMITTED. i 33 E. Broadway Avenue, Suite 210 b4eridiaa, Idaho 83642 Phone: (208) 884-»33 Facsimile: (208) 888-6854 Website: www.meridiancity.org (Rev. 07202011) ~-.° ` ,.a ..~: ~-~ ~ ~ ~ ~~,~ ,~ ;~-~_.;; Planning Department f 6:? « E~t t~s Design Manual Compliance Pro ect name: ~L~M (7,~ I~.i i /~ Q ~(~ h~ -,~ ~.L(~ Ftle #: :1,, ,lie .t.tac .t: / ~ G,~~ ~ ~ ~-....d-- ~.~~. l-~ 1 1 1- ~ 1 ~` ~ sV ~ x`x ~~ "S `~+ r. t, // ~~ j ~ 1..V 111 ~(:`.. rlcrt ctl lilt Y~" $`5r~'«#'$.°~,'.:.`~., °""~~°'.`"K" ~.ww~wa~x .'?-rr`a ,~ ,._r ~. ,w.~r..,:u.; _~lws •... ~.~,,~.. S R j ~' ' S3 a S. i) ~` ..- - - iii' 'S"~ VroN~i'2~.f ~ Ik~`~.: ~-, ,. ~' ~.. t . - 'K. ~ k Y v'sa 'i s.~ .. e.., ~.. - -- - - ---.. - - - - - - -- Objective: To encourave integrated, functional and attractive transitional developments that strengthen identity within the City and support urban and mixed-use areas. Y N N/A Design Guidelines Comments' Staff C-1.1.3.1. Developments should establish an appropriate and compatible transitional development... C-1.1.3.1.E Develop a master plan for lame-scale, r~r phased, and multiple-site proposals to demonstrate... C-1.1.3.12. Where appropriate, coordinate with adjacent ' ~ z' uses and residentia} areas, including single-project... C-1.1.3.1.3. Avoid piecemeal and fragmented r'~ development that detracts from the establishment... C-1.1..3.1.4. Reduce and mitigate the impacts from proposed developments nn adjacent sites as... . C-1.1.3.1.5. Mixed-use, lame-scale, and multiple-site ~ developments should integrate public space within... ~, C-1.1.3.?. Anticipate the addition of future transit systems to the transportation network and plan for... C-I.L32.1. Coordinate routes, placement of facilities, ~ i i i , i .:. i ` -~~ and inG~a~truclur~ unnrcr~~cm~:rta with ~hc: ~u>iiYui~riatC.-- (=E(.3.3.' Wherepessible; incorporate and enhance t'`°- sig'oificant natural feanrres as site amenities andlor:.: ~~ C-1.1:3.4. Appropriately address the critical issues of »~ site layout that influence development character... F~~';.~+v i~~l~-'.a.~l.l{4irtw4~t/#9'~5 L `~~_', _,°~, ~r ~E:. ~tr~~~ic ~, w 'v {~4..ck~'~f`~'".tr ~ -_ ~ Objccuvys: Tu promote the interconnectivity oC the cununuuity and reduce the impacts [hat vehicle access points impose on ~ ruad~,-aye and tiro physical acrd visual character of devel~prnents. ~ ' .4ee correspuncling item in the Design Munua(forjidl re.a. (rr.tert corrrnrents or e.rplcrnatiorrs' relevant to the projects c'onrplianc.'e ornon-compliance. /rrcorpvratiug dri.r guideline mar help offset rron-conrplicrnce r~°ith other- ~uldelines. 33 E. Broadway Ave- rVlcndian. Idaho ~3fu12 i,wnc_ ("OSj SS~3-533 a Pac,inri;~: (ZCSj S8b-GS~t ~Vebsitc: www.wuidi:urcity.ur -' i-30/0) r- Y N° N/A }~esi~n` Gurdelirles` Conunents~ Staff C-12.3. L Limit direct vehicular access oft major i~ roadways, including lu~hways, principal arterials... C-12.3.1.1. Coordinate and combine access points with adjacent sites and uses to reduce or eliminate... C-I.2.3.1.2. Provide site ingress/egress from secondary ~`~. roadways for sites adjacent to major roadways. C-1 ~ 3.1.3 Where sccondat-y roadwrys cannot be ~ ~ ~ ~. provrded, ~uutdinat~ anti combine a ccss puiuts to .. ~ C- f .~ ~. l.a Multiple ~tr.e rnd I~r ~~ sc ale deg elopments ~~ ~ 1 ! ~ I should linut a Sie~ /zStcas points ~ r,d ~ stabrr~h... r ~ ~ C.-1 ~. ~. 1.5_ Use shared acce~~ point, secondarv ~ t r~, - ro'~d.vavs_ or infernal circulation to ,iececS corner sttec. C-1.2.32. Provide pedestrian ^nd vehicular ~`. ~ connections that link adjacent uses and circulation... C-12.3.2.1. Where pOSSIbIC; COOrdIOale and fl~l~'Il a q~ ingress/egress points, cross access, and internal... C-1.2.32.2. Unrestricted access points and roadways fez used for site entry should align across primary... ~ , C-1.2.3.2.3.` Aultiple pedestrian routes should . converge on public and open spaces,. such as transit... C-1.2.3.3. Establish internal site circulation as an ,`~~ interconnected network of walkways, pathways... G1.2.3.4. Plan for access and connectivity to futw~e ,fi. transit facilities, including, but not limited to... C-L2.3.4. I. Coordinate with the appropriate agencies y~ z`ti and organizations to ensure the successful.. C-1.2.3.~t.2.' Provide adequate pedestrian connections front public spaces,buildinc entries, and parkin... r I ~ ~ -... -~. `,"`:.. - ~'~ - > 5'- :s.:ra : ~. rs3r ,. _ `~'- =±~~... ,. f ~'$ ~'~ ~1~ a ~ , _ __ ~ _ .- Objectives: To ensure that site otg.~ vrrtion irclnduty h,rt •x~t limited lra, the ~~lacem~ nI ~utd otien(ation eft~ut4l~n=~, ai u~:nur:. ,Intl i~nhlic vi,irr~ a> ~~-~~11 tt~ Ihr lnr,.;iin-~ ai~ri I~~rn~~i <if ~~!'~~~ r?d h ~rl.~~~~, ,trSa~. h!'~rnt~t: c ;,,i _ ~ ~arcd buiitcn~,~tronmcnt t„[it estabtishe an appropriate de vrlr.tpurent chxcrcrer. Y N N/.A Design Guidelinest Comrnents'` Staff C-1.32.1. Locate buildins to establish an appropriate development character that enhances [he... C-1.32.1.1. Bring buildings up close to roadways to ~`~ establish a street presence and orient primary... ~ G!' G! ~ ?.12 Limit the distance from buildins to ~- roadways and the urstance between bwldings... I ~ I ~ ~ C-13 2.1.3 Lar«e scale and rn!I;tihui!din« '"~ developments may place buildings away ftom... I ,See corresponding item rn the De.rrgn:Llcnuralfoa-firll teat. ` /rtsert conuneats nr erpkmation.c rc levant !v fire projects compliance or nun-conrplicurce. 3 Incorporating this guideline nvuy help r~ffset non-compliance tr-ith other gurdeliues. ;3 E. Broadw•a_Y Ave. ti~leridian. Idaho 536+? F'ixme: (~i)Ri 2i8't-i~3_~ Facsimile: f2i)i;j 3H8-f~8~4 ~b'eh~ire~ www meridianciry.nrg Y N N1A Design Guiciclines~ Commgtts' Srtff (:-1.3.2.L4.' Usebuildingsthatinwrpuratearticulated _ _ ~facatles and archi,tecturalzlemeats to anchor site:.. C-1.3.2.2. Provide clearly defined building entries and connect them to roadways, pedestrian walkways... ~r C-1.3.2.2.1. Primary buitdin~~ entries should face ~~~ roadways, pedestrian environments; or adjacent... C-{.32.2.2. Lame-scale buildings should provide ~~ cntr~utces on at least two different building facades... C-1.3.2..3. Strategically locate public spaces and site amenities. such as common open space, trans{[... Gl._i.2.3. t. Organise buildings around public space ~`,. ~ and site amenities to establish destinations that... • C-1 3 ~ 3.2 Use buiidin~? Ct~ tiles, ~uharced < r i strEC ~cape~: or othr.r approprrue enhattceme!tts to.,. ~ C-13233. Orient public spaces and site amenities ._ toward roadways adjacent to building entries... , C-1.32.3.4. Spaces designed for courtyards, outdoor ~, f~ seating, dining areas, or other such spaces should... ~~. C-1.3.2.4. Locate parting toward the interior of the site ,`, and integrate parking areas to establish an attractrve... C-1.3.2.4.1. Place parking areas away from site ~.. corners, primarily to the rear and/or side of buildings... ` C-1.3.2.42. Use a puking strategy to minimize tl;e f ~:, land area devoted to vehicular arkin~- include... p' ~, C-13.2.4.3. Distribute parking into srttaller areas ~~ around, between, and behind sttucturas to shorten the... ~ C-1.3.2.x. Where possible, coordinate the placement of ~ public spaces, site amenities, parking areas, andior... ,~ ~ C-1.3.2.6. Locate site services, building utilities, and C '` mechanical eyuipnunt to enhance the attractiveness... C-1.3.2.6.1. Place and orient service and loading areas, 5~° ',x~. _ mechanical equipment_ and utilities a::'av from... I ~ I I ~ ., , , ~--i.J. ~. v.~ .i.,~ flvani ~,~ ~:~1~,~.. ...~,~..., , ~v..~.~ _ I I ~~~ ~ areas behind buildings and provide access from... a ~F C-1.3.2.6.3. Coordinate the placement of freestanding , .. f r E f ., i? `~ . ~~.,, site services and mechanical equipment to eliminate... Y.f t 3 ~ '•== ~" t C-1.3.2.6.4. Place utility lines underground and away ~'. from planting zones whenever possible. Obtc cti, e' ~ _ -- - - - - See correspondnrg irenr in the Desihn ~tilarueal forJull rezl. ht.cert conrnrenta• or e.rplnnatro~rs refevnnl to the pri~jecrs compliance nr non-complicurce. ~ hrcorporalir+g 1hi.r Suide(ine Hurl' help r~ffret r~nn-compliance t~~=i!h at/rer ,~rrideliaes. 33 E. 6ruati~,vay A~-e. v _~'fuidia~,, [d~ho b~G+2 Phq~te: (20S) SSA X53 ~ s Fa: sintilc: ;20Sj SSS 654 1~'cbsitr. ~c~a:~.~~.meridiancity.or To incorporate parking as an integrated element of the huilt environment and address issues that influence the physical and visual characteristics of parking areas, such as the appropriate location Ior parkin ~, size vfpa>•king areas, paving materials, landscaping, and screening. Y N N/A Design Guidelinesr Comments2 Staff C-1.4.3.1. Parking areas should establish an u. "~ appropriate circulation pattern for pedestrians and... C-1.4.3.1.1. Coordinate vehicular and pedestrian ~ ~ -- circulation patterns to delineate pedestrian walkways... - R, ~ C-1 4 i 1.2 ('iovide pcdesUrin connccnons from ~_ ~ intern rl ciruil rUOn tv public spaces uxl rd~ vent .. ~ . , _ I _ -- - -- -- C-f ~ ~ ~. 1>esrgn surface pzrkrng as ~n rntr fed and r - -- - - ~ r~ - I atti vrn~e elenrr~u oC the built envuvur i~nt u,.t... - - - --- - - C-1 4 3.2. I tar ak r p parkin areas i Zto smaller. .---- "~ separated modules rnd ~rrangc parkrn4 to minimise... pF I G1.4.3.2.2. Reduce the depth of par~in~ areas end i~ ;lug rt ~ rri:i,rt• hcl~.vicYrbuil-dray Fu•ades a^d... C-1.4_;_2.3. The desi~,n ancf layout of internal site ~ parking should avoid long, unbroken parking bays... C-1.4.3.2.4. Use trees, landscaping, hardscapes, and rf f ; architectural elements to provide shade, create... ~f C'-1.4.3?.: Shade pedestrian walk~',~ays and parking, including stalls and drive aisles, with the appropriate... a~ ~ C-1.43.2,6.` Screen parking with berms; tandscaping, w l l n ' ~ ; a ls, architectura elements, or a combi ation to... G1.4. 3.2.7. Distribute and integrate appropriately ~4 scaled lighting to provide safe and adequately... Gt.4..3. Where appri>pri,rte;, incorporate and an~un~e. ~~ on-street parking to produce traffic calming effects... ~~ C-1.4.3.3.1. Coordinate the use of on-treet ptrrking, i including the design and location, with the... C-1.4.3.3.?.' Internal roadways are encouraged to use r ~~ on-street parking that is integrated with streetscapes... C-1.=3.3.3.3.' Where on-street parking is provided or ~.vhcrc vehicles arc circulation is dir;,ctcd in ;ror;r of... ~ ~ ~ ~ ~ i ~ C-I '.3.4.' S i t::; ' 1rl:u ~G ~ f ~ r~>a:c: ~ ~. . r ~~~ :tom and tihould be uctiie„nui to coordinate vehicul u ~, _ ,,.,~- ... _., r.:~ Ob'ective: To provide a variety of attractive, usable, and integrated public and open spaces that enhance development character, encourage pedestrian use, and contribute ro community life and the positive experience of daily aCtlvlneS. Y N NlA Design Guidelines Comments' Staff _ C-1.3.3.1. Ucsign ptrbiic and open spaces as t~'~• destinations ~-vithin individual developments and_. See correrpondrng item in the Design itlcurrrcrl for fu(! test. Insert connrrerris or e.rplunrurorts relevant to the projects cc:n.rpltance or- norrcomplrance. 3 (ncurpor~tding this grticle(ine may {rely nh et rrrnr-conrlrliance with ot(rer ,r~uitleline.c. 3: (. i3ruad~a~aV Ave. iv~leridian, Idaho b~Gd7 1'}U)n~: (~Ou} Sii ~~ JJ~~; ' ~ai,;ir ~1JlC. (~l~S) Su5 GUJ t • `~~•C iIJirJ: v. .i~'~A%. nlClldrarl~liy'.~i ~+, C-1.5.3.1.1. Provide approptnte types and Bares of ~,~~ ~s" public and open ~plr~s; inc-Iudino dev~lopmrnt... ~ Y N N/A Design Guidelines[ Comments' Staff c1 C-1.5.3.1.2. Clearly delineate the edges of public spaces. Use building facades, materials; architectural.. C-SS.3.1.3.' Where ~ippropriafe, ppace public and open spaces adjacent or in close prorirnity to transit... ,~ ~ C-1.x.3.1.4. Design public spaces to provide visual ` interest that enhances development character and... l L i C-I S 3.1.E «"here Ipproptiate, use puYllic and open I spaces as nan~nion. between land nce¢ in promntP_ ~ i ' C-I S.3.2. Incorporate pedestrian-oriented amenities 1! - that promote vinous active and passive uses within... C-l x.3.2.1 l`tic dc~oa uivc pavers or other materials ~;" suitable foi h ac~sc.ux ~ th:u endure well and Idd... C-L~.3.2.2. [ncoiporate plantings, ^~ees, and other plant ~; !w materials to add vertical texture and variety to public... r C-L5.3.2.3. Provide adequate seating that reflects the ~ nature of the intended activities. Use fixed seating... , C-LS.3.2.4.;Introduce public art as an integral part of ~ F . 'the public realm. As appropriate, incorporate... C-1.5.3.2.5.a Include decorative details and elements, ~~~ such as banners, flays, signs, and planters; which... , C-1.x.32.6. Where appropriate, provide pedestrian ~A `~ scaled light fixtures that provide adequate lighting... ~, ~ C-1.x.3.3. Fublii; and open spaces should nraiutain ~~ (pedesu~ian and user safety and provide secure... ;.~~ - ~ -~°. Ebb ective: To encourage the attractive anti purposeful use of plants and other landscape materials that enhance development character, including public and open space, parking, required buffers, and pedestrian environments. Y ~i N/!~ Design Guidciin:ai COIlllliCnLS~ Stall i I i (.-i.b.~~. ~. ~~5.. C'^.. _ ,.~:-fl^na~ Ct, .., _ !~.~C 1^^r-1` , i i i `s !L - ` planhnaS tU prUIIIUIC BCJI~iCUC CUIIIp USIIIVnJ lhat. .. C-1.62.1.1.a Use forma[ planting arrangements, such as regular and linear intervals and geometric patterns... C-1.6.2.1.2.iUse informal planting arrangements, such i~ as irregular intervals, random patterns, and... ~ i C-LG.22. Tian. ~r.at~ IiuirL ~,ilJin~_ ~,> ullllrcapriiatc to establish a consistent appearance and aesthetic... ~ r C-1.6.2.2.1 l'~e ah~ ~~i,riat I~s~cs of trees for uiu.rn ~ ~ environments and sucUSCap~>. Consider height and... ' See cnrresporrding item in the Uesi;n ~1.lcnrual;nrf!rll test. Gasert caraments or erplcrncrtinns referaru to the projects compliance or non-cuntpiiancr. ' Incorporating this gtrideiine rnn>> help nfJsc~t non-cumplictnc'e Inith other ;guidelines. ~ ;~Ippropricuely use.fonncrl mad/or informal plnntin~~ arrnngernenLs to meet rhe,~~nirleline. ~~ F. Broadway Ave. Meridian. Idaho ~3G~42 P loili.: ~~~u} u -~~~ i i ..unlilliiC. (=t~~a~ uiiJ-UJ:J-r ~.'c L,J id. \i '.~tF.ii WClul~lilt;Ity.Vro -- ,~~, r- I C-1.fi.2.2:2.' Lahdscapin~ ;should encourage the ~,_ ~ appropriate and attractive use of xeric: drought..- ~ Y N N/A Design Guidelinesr Conunentsz Staff ~y G1.6.2.2.3. Incorporate various plants and non- ~\ vegetative materials that provide groundcover and... } ~ C-1.6.2.2.E 3 Use planters and planting arrangements i'~ _ that feature seasonal plants, dowers, and ornamental:.. !t C-1 6 2.3: Where appropriate or advantageous tb ~ ~~t promote pi-destrian activit} integrate strectscape... ~ ~ C 1.6.2.4. Where possrble, dwelopment should ~ _; coordinate landscaht~~~ ~,vith rd~acer,t propcrucs to... ... .- 1 ! < .. :. ~ r :. ~i i F'l _ .u-_.. y. i _--.._-_~.~__ ____...-.-.__ ~ Arc~itecturzl C}ia~racter °,M ~fi ~, Ob ective: To encourage visually aesthetic building designs that promote quality architectural character and establish built environments Chat arc compatible with cxistin~*, planned, and/or anticipated adjacent land uses. Y N N/f~ Design Guidelinest Comments` Staff ~A C-2.1.3.1. Building designs should appropriately y ` address building scale, mass, and form, and the use... ~ C-2.1.3.2. Use fundamental desi~,n principles, ~'~ , including, but not limited to, composition, order... - -- - C-x.1.3.3. Design budding 1 .cedes th~t espr~ss t ~ architectural character and rncorporate the use of... t - -- .. - C--_'.1.3.3.1. Uesign all appropriate sides of buildings, ~ including facades that face public roadways, public... C-2.1.3.4. Building design should enhance public and - ~ opens spaces, articulate aesthetic chtuacter, and... C-2.1.3.4.1. Design buildings to enhance the ~~< ~ ~ ~~Uractivei:e..:uui appctrl of de:vclupui~nt~. l~l'1111C... ~ , ~ C- i -'. ._. `r'e'lic-ic ~il~l~rul,i i~ifr; iii< <~tk~~ ~i.i~~, ii~iiu<ui :irni ~ t ' - --- ~ --. ~ j' ! pcdestr ia n scale as intemral compon;:nts of the ... ~ C-2.1.;.5. Use building design and architecture tc ~~,~ promote mired-use and densar ~e~clok~mcnts as... ~, C-2 1 .3.5.1.' Building designs are cncoura~~ecl to use ~, ver heally integrated structures and/or horiwntal... ~e: ,, Objecti~.;. - - - -_ Sec ca rre~sP~ontlin~ i;ene it the Desi,n it9uiurci! forfirll rr~~~r. ` laser! conamenrs or erplcvrations relevant to the projects corrrplicurce or non-compliance. ' Lncorporatin~ lhisguicfelne may help offset non-compliance rrirh ocher ~rudelrnec. ' Guorporatirrg verlica(fg in.egrCrlecl uses mct~~ hefp oJ)set wort-compliance rcitlr other guidelines. ~3 E. f3roac!v:aq:l:e. \]cric!ian, Idaho S36d2 Pher~ (?l)$) SR4-ii?? f=sirsimil~' r~(iS) ~,v,~_P;~;_] \~Vef~1e: ~.;,,;~~~.mcridi±mcir):~„ ~ ..___.__-.__Q--______- l-____... .._.._.._ __.___. __.-_.-_ _.___.__._. _____-._ __--____-__- .._- o encoura_e building dcsiQns that appropriately use architectural and human scale to establish compatible rysica] and visual relationships withxdjacent and surrounding, developments and reinforce a cohesive -chitecturat character. Y N N/A Design Guidelines! Comments Staff ~ ~ C-2.22.1. Proposed developments should use ~ ,, proportion and scale to design buildings compatible... C-2.2.2.1.1. Intill. greentield, and redevelopment proposals should coordinate the placement .. ' C-2.22. L2. Large-scale and muttibuildin~> ~ . ~~~.. ~ developments are encouraged to produce innovative... i i ~ C-2 ~ ~.1.~ ~~'here po-cible. group or in: ~ihorate - ~ ~~t sln 11 ~£r nSCS along f IC Ute~ lhe[ FnICOdUCf mOC~lllarlon... . C-2.2.2.2. ocsiun and confi~~ura buililinss to reduce ., ~ overwhelming and disproportioned architccturaL.. C-2.222.1. Development should consider the scale of ~, surrour~dine buildings, includin~~ relationship; to... C-2.2.2.2.2. Use variation in building form and ;` proximity to other buildin~?s, including, but not... C-2.2.2.2.3. Where appropriate, establish a hierarchy of F ~ ~~.~ building scales that transition from intense to less... ~, C-2 222.4. Building scales along roadways and d i - a jacent to or near urban areas of the conuuun ty tu e... C-2.2.2.3. Incorporate human scale on appropriate ¢ building facades to support an aesthetic architectural.. C-2?.23. I . Use human scale to emphasize fenestration `k "~~ patterns, architectural clalrents, proportion... ;, (C-22.2.3.2. Hwnan scale is required at the ground or ~~~ su~ee;t Level al buildin<~ entries, t~rlon~ roadways, and_- Y.' - Objective: To enhance the visual interest of buildin, designs anil promote quality architectural character. tJ C-2.3.2. L Articulate buildinv forms, includin;, but net v t`'~ limited to, massing, walls, and roofs, with... C-2.3.2.1.1. Building facades that face roadways, ~_ public spaces, and pedestrian enviromnents should... C-23.2.1.2. Design parking structures as integrated ~. ", i building s tl~ai a~~c c~~i;~hatihl~ ~,.ith .urrounclin~_ use:>... C-2.32.1.3. [ arkin~ structures should incorporate modu':ations; architectural elemcn.t~, details... C-23.22. huorporuc visual and physical distinctions 4 ~,~'•., in the building design that enhance building forms... ~ See cc~rrespoiu(in~ i!em in the Uesi,;n r1lunual fbrf~rll text. /re.cert comn7erNS w' e.~:p(nr~rrrinn.c relevant to r/re prgjects cnmplinru c nr non-cnirrplrnrrer. 33 F. Broad~~~av A~-c:. ~Vleri~iian. Idaho i(i~l2 i }~urii;: (. vui 38 ~ ~~=; i=a~3iulilc:: t?Oi i uSS ~.~~ , ~ ;1~LsiLC: ~.ti ~b~a.nlcriUiau~ity.urp; C-2 3 2.2.1 Use divtsions, lencstrahon, archltechu•1l ~ ~ clcmcnts dciatts accent iii ttut~lls ~uul human scalE , , ... , , \~r C-2 3 2 2.2 4V here building designs incorporate Jam. multiple stones, or equivalent building heights... Y N IV/A Design Guidelines` Cotrunents'` Staff t~ C-2.3.2.23. Use horizontal and vertical divisions in ' wall planes to organize fenesh ation as integrated... ^ G2.32.?.4. Dci~~n lower stories to visually <tnchOr ` buildings to the ~nnuul or street and appropriately... C-2.322.5. t~esi~n the upherntost story or facade wall ~~ ~ Planes to cemplcte the building design. Use articulation... ~'_~ ~)~.~~ ~Uildl4. ~1PCi~,.n~ ,,,~I^Ir' rlEc,~..,a!Cd ^IZaS Of i _ ~ I [-le ~heR ~'lrlc SpCC1t1C t,.r~;;a Tian are i;nCOUra~Z%d to USi;... ~} C-232. ~. Buildin.~~ designs should establish visual connections that relate internal spaces at ground- or... C-2.3.2.3.1. Usc .uchitectural clcmcnts, such as doors and %~. windows, details, curd materials to articulate building... C-2.32.3.2. Facades at ground level should average 40 f•~ percent transparency along roadways and adjacent to... C-2.3.2.4. Buildin, designs should provide proportionally ~`~ ~. taller ground-level facades to acconunodate various... C-2.3 2.5. Building roof types. forms, and elements ~,° should provide variation and interest to building... C-2.3.2.5.1. Buildin° designs should incorporate '~. _ appropriate roof forms with primary and second~uy... „~ C-23.2.5.2. ~V'here appropriate, modulate and/or ~5~ articulate roof types. bvdl (tat and sloped, with roof... "`" ~ ~~ Objective` ---- ---- - --- To inte~~rate architectural elements and details as components of cohesive building designs that enhance the visual interest of building facades, support activity at and/or near ground level, and provide human and pedestrian scale. 1' N ,ti'/A Desisn Guideline,' Comments- Staff ~~ ~ InC~nlllll~, but n~)l IIIIiIICd IV, ft;IlCtitl alien pattelll... ~~ C-2.1.2.1.1. Design and articulate architectural l ~~ e ements usin, proportions, divisions, detailing... C-2.4.2.1.2. Provide architectural elements and ,, ~,, ~ detailing that emphasize human scale throughout the... i C-Z.t.2.1.3. A~Vilcrc ~Ipprulilint~, lii~>vi~l~ huildin overhangs or other similar features, such as canopies... i C-''.4 2.1.4.3 lrte,~ratc stratc~_ically located clcmcnts as iOC£t1 pO1nCS :n IJUI~CIIn ~ (leSf ~CnS. f'OCa1 <;1Et111Cntti... 1 .See caresporrdirrg item is the Design tLlunual Forfrrll te.z't. Guert continents or e.rplnncuions re!elurnt n, the projects compliance or non-compliuace. ' Incorporating chic ;>rridelinn mnv help ~~ifset non-cnnrplinnce Frith otl~ier;uidvlinFC. 3_'s r. Broad~i~tw AVC. Meridian. Idaho 83642 1,~,~,:: ~~o~;~ ~ -~~~ ~ ~ rug„~~;ii~: ~_os sss-~s~~ ~.~~~~,;,,;. ,~ ~.,,-.I~~c~ ~~i.,~lcily.~l, C-2 4 ~ 2. Burldrn~ desr~ns should not create blank wall ~ ~. - ~ se~nunt; along toao~~ r~s ur rd~ rcr,nt to public space T _ - - ~ C-2.4.2.3. Organize and locate building service equipment, .including. but not limited to, mechanical... Y N N(~ Design Guideliiiest Cciaunerits' Staff C-2.4.2.3.1. Use integeared architectural elements to -- provide adequate screening and appropriately... C-2.4.2.3.2. Screen service equipment at ground level ~.:-` frorn nedes[rian and vehicular view to a minimum... r C-2 -+ ~ 3.3. Screen ~Ervice aad build~n~ z~liripinenr thrit , ~ is all is hed nr nn ton of GruchirPS from nrrh,ic view L-~ 4 ~ 3.4 Use scizEnint7 techniques; arch[tecutral ~ elements, and mater tip that are consrstent with the... r ---- _.-- - - -- - - - --- - _ _ _-- - - ---- - ---- - Otllcctive: -- - To encourage the use of quality materials that promote aesthetic building designs and appropriate contributions to the development of a timeless community character. Y N N/n Design Guidelinesr Comrtiehts` Staff ~ C-2.2.1. Buildings with facades that face multiple ~~ roadways and/or public spaces should use consistent... ~ C-2.5.22. Use complementary material combinations , ;1 ~ ~ that contribute to a cohesive building design... .x r~ tinrshed composition and enhance human scale for... C-2.J22.~. COnC2te n]a~onlV that tirUVldeJ teXtLU~e. ~, j~, interest, and detail may be appropriate for buildin;... xP G2.522.3. lJse well-detailed, proportioned, and ,r`. durable materials that will weather and aye ~rrcefully... C-2.x.2.2.4. Create interest and variety in facade design r~ to establish attractive architectural character and... C-2.x.2.2.3. Provide pattern, texture, and detail in the i ~ i ~ hi-ill lies dzci ~n an;l i!i~lin~ iri~l? !!e~cl i~~at•°ri ~!; from..- i ~ i i I ~.-- ~ ~._. ~V hC1C Rl 1[v ~1:.L~ tr ii75Lt10Il UI iCf ^llnat~, I ~ ~ ~ provide del riling to express the natural appe-ruance... C-25.2.4. Use colors that complement the use of ~~ building materials and support innovative and good... C-25.2.4. I .The use of subtle, neutral, and natural ' tunes for field materials should compiemera accent... r- C-2.x.2.-1.2. "hhe use of in[c;nscly bright rind 1~lUOrtseenC ~ ~~• colors as well as the widespread use of saturated ~ ... , , r ~ C-?-x.2.4.3. R~(ateri•~ils or colors with his~h reflectance. ,, r ,, ~rch as metal or reflective dazing, should he... i See come-.cponcliag uerrr irr the De.ci~m A~Icnrtral for~rrl! tcrt_ - Irr.cer! connrrerN.c or ernluaNinn,c relearn! ro the proiccts romplkuvice or non-rnnrnlicuu'e. i i F. Bmad~c~av Ace. iVleridian. Irltiho 836~t2 t'tiiii~.;: ~-Vii/~~U-.-JJ~_ ' [ai. Ali-ilii. (_lii~}uSS-~iJJ: ' ilrC~ilit:: ~~~1 ~~~.illCl i~ii:ui~iiy.Vi=, Objective: To enci~ura~e the uce of signs and architectural li~>htinu as intc~~r<ued elements of buildingand site designs that contribute ro the atmosphere of quality, aesthetic built environments. Y` N NIA Desvn Guidelinesi Cornrnents' Staff s C-2.6.3. t. ~~rhere appropriate, use liohtinQ on building ~?,~ exteriors to promote safe pedestrian environments... C-2.h.3.1.1. Co<?rdinate lightin~_ frrRUe spacing •and ~~ ~.,_ height along su-eetscapes and roadways to avoid... .F C-x.6.3.1.2.' The use, of architectw ~t 1i~hting is encouraged to be encr gy-efficient and asilv.., - -' ~ -~ ~ - rt ~-?.6.3_ ~_ ~. l_iehtin~r hsr,~res used en hu~!dino ~ exteriors should be inte~ratcd with building design... ~ C-2.63?. Signs should be integrated ~a~ith architectural c~~ elements and complement buitdin~, designs and... C-2.6.3.2.1. Provide signs to identify individual °" ~. storefronts, buildings, and uses alon; roadways... ~.~ G2.6.3:2.2.;Use corporate and business logos to identify developments and businesses along.... C-2.6.3?.3. Use appropriately scaled sins that r ~~ incorporate loos, minimize or eliminate the use of... > C-2.6.3.2.4. Where buildings are brought up close to ~~, roadways, pedestrian environments, and public... , C-2.6.3?.5.3Dccorativc Hags and buirners should promote tha ictentiry ofplace and enhance the... ,- ... ... _.. - nn 1 ~ ~ ~ ~ ~ ~ - R L 3 s: .t i J e ~: f. ~ '. - 3 1 3.0 Specific Criteria (~ - -- - - - "' ,. Ob eCCIVC:. To p~;omote the appropriate use of site layout, separation techniques, and architectural deli ~n guidelines to mitigate the adverse irnpaas that indu~tria[ ligec intni~ce nn adjacent con?n~crciaL recicienrial, and rather Lion- i ~ stn iii~ir!;~i n<r.<. ~ i _ Y iv N/A llesi;n Guidelines' Comments- Statf € ~;, C-3.1.3.1. Orient indusu-ial developments, including ~~,,,_ buildings, structures, and site elements, such as wori:... ~? C-3.1.3.2. Provide an appropriate architectural design ~''~.. for buildings and structures that are adjacent to i C-; 1 ~. jJSe fhc hlac:~rr_~r.t ~.r.rf o~ienn~tii~n oftitc ' ., building or structure ro screen industrial acttvtty... C-~. L.J.-~. ;~lalnC:Un the raq UlrC ii bU(fcri iiuliJ~i: ill tU ~'~-,, anon-residential uses as indicated in the UllC... ~ See corre.rpor~ding item in the Design Nlarura! for fed[ te.zt. ` /n.cer7 cnrnment.c or e.rplanatioas relevant lu rlre projects conrplirnrce ornon-compliance. s lruorporutrn,i;~ rki.c guic/elirte muv help nffret rum-enmpNnr.c•e with otiaer- ;~nidelirres. 33 F_ Bruau~~~tiv ~~ac. ~Vli'riciian, Idah<~ 83642 P17on:;: (wSj SS-:J~.i i ~ irCiiniilc: i.2i1Sj ii;5-viiJ: '~Vcu~iti;: .v \vu.uiui~i.ui~iiy.m„ 1 _.:.~. ~.. ~ 3,.. Objective To accommodate the adaptive reuse of the existing residence to a commercial use, while maintaining compatibility with the use(s) on adjoining properties. Tv ~usur~ that airch re~i~ic:utial to cunuucrcial cuuversiuns are compatible with the existing character of the original residential use, while reco~nizin~ the need to modify the structure to meet commercial building code requirementc. Y i~1 N/A , I~esii~ Guidclincs' Conuncnts- Staff ~ of residenual to cou~unercial within Old Town should... I C-3.~.; 2. R~side.nhal Io conunercial conve~,icns ,~``~,~ should use lhe. quid lines frum Section C. D~srgn... . s ---- C-3.2.?.3. f\dctirionc, restorations, and repairs cho!!Id --------- ---- ------ ' -- h~'`~.- use similar building forms, materials, and details... ~ C-3.2.3.4. Where there are site constraints that prevent ~ ~~ a conversion 1-rUm complying with the site character... ' S'ee cor-re.rpnadink item in dae De.ri;vr ;v/anunl for full text. hrsert carnrrentr or explanutiar.r reler~ar;t :o dlre projects cnmplicirrce nr nou-conrpliarce. 33 G. L'roadway .ave. flu itliaui. tilahc; 53612 Pl:orx. (^_CSjSS..,~3? r::c~imilc: (?OSjSSSGS.,. ~ ',:'~:b~irc:v;~Y.~.rireridiancity.ur5 E I~I~1~! ~~~ Planning Department ~; ~~1 ~ ADMIl~tISTRATIVE REVIEW APPLICATION ._~,., ~;' "~' Type of Review Requested (check all that apply) ^ Accessory Use ^ Alternative Compliance Certificate of Zoning Compliance ^ Certificate of Zoning Compliance Verification ^ Conditional Use Permit Minor Modification Ii~Design Review ^ Private Street ^ Property Boundary Adjustment ^ Time Extension (Director) ^ Vacation ^ Other STAFF USE ONLY: File numbers}: L~ C -~ 2 ~'~~~, ~~5. t,3~- ao2 Project name: ~~ •hl ~GL n ~ Q ~~-i-i cp ~l` Date filed:.. ~~-~~"~Z Date coinptete: ! -~ _ Assigned Planner: l~! l ~ ~~.,~Sa n S Related files ~P~' Q 3- 4 ~b',` ~~ ~y ~l~,~ C.U~~~3~c~kS Cud-oy-oy3 ~ G4~-os Applicant Information Applicant name: ~l~~L~~I--~- ~~~CE--~ 1 ~ ~~~-= Phone:?C~S-~~-Zli~ Applicant address: vL-~~-i ((J lil/ ~ ~ 1!~-( ~! ,, ' C3 (/1Si.--Zip: ~ ~7~~E-mail: f SuvtGP.~ l12'7U f.~~t~{!<e.~'-2t Applicant's interest in property: ^ Own ^ Rent ^ Optioned ^ Other' Owner name: ~1`X~1=- d-~-.G Phone: GU~S-2~ `~~~l~x: Owner address: (~~7 (_-_ 01/E~LL\n.ii7 ~~ -L(FpiDll~1~/ip: ~~(~I~mail: _ Agent name (e.g., architect, engineer, developer, representative): ~~ L~'~C"Vl=- Firm name: Address: Primary contact is: 4YApplicant ^ Owner ^ Agent ^ Other Phone: Fax: Zip: E-mail: Contact name: L ~\~ ~_! ~i ~N ~~f/ ~ Phone:,~j~{2_2 ~ Fa.Y~ :~~lt- Contact address: ~/r'~';,i;n~~Yll Gi~Ciiill'~-t a~IC~ . /~~t Zip: FS_~7G~ E-mail: ~' Subject Property Information -Location/street address: ~., (~~-~~ ~ ~~ ~ G L~~~(/-,c~ ~l~ ~L~C:~~d~`~~/J~ Assessor's parcel number(s): ~ Township, range,. section: ~ t`f C~t~ ! E L~Sj 2(JTotal acreage: y~' ~ 27 ,~ 7 / • ~ ~ ~~~~s Current land use: L GI~I M t~ l~ L f lJ„~ Current zoning district: ~. ` (J ~ ~~~1 ~ i7'-r,~j (c`Sl't~~ ~ ''~-~--~! ~ ~ J~7t t ~t'~ II ~'~l ~~~3~ `'~ ~. ~V~~~-L~~~ ~. j 2~~~ ~ ZsUo~ao (~oc~) (acj7U) ~vv~vj ~r~o~a) ~ ~~ ~~yz~ v~ ~s~ ~v~--~~~ CUS~-) ~ v 5~io) 33 E. Broadway Avenue, Suite 210 Meridian, Idaho 83642 Phone: (208} 884-~53 Facsimile: (208) 888-684 • Website: www.meridiancity.org 1 (Rev. !li""Z9/11J T'roject I1e•cript;nn Project/subdivision name: ~A ~M ~A'' ~f, l ~ ~~n C ! CUM ~,~--~= j~ General description of proposed project/request: ~ ~ +' 1= C Qr'f- 1C ~= 3U1.~-n 1 N (~ s Proposed zoning district(s): ~a Acres of each zone proposed: ~ ;' 2 Type of use proposed,(check all that apply}: ^ Residential (Commercial ^ Office ^ Industrial ^ Other Amenities provided with. this development (if applicable): N / /~ Who will own & maintain the pressurized irrigation system in this development? ~ ~l/ ~i 1- !2 Which irrigation district does this property lie within? Tom) Q ~~? a~ N~ =!? I r7 1 A~ti1 Primary irrigation source: ~-~- ~-12L~1- Secondary: Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water) Residential Project Summary (if applicable) Number of residential units: Number of building lots: Number of common and/or other lots:- Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: 2 or more Bedrooms Minimum square footage of structure(s) (excl. garage): Proposed building height: Minimum property size (s.f): Average property size (s.f.): Gross density (DU/acre-total land): Net density (DU/acre-excluding roads & alleys): Percentage of open space provided: Acreage of open space: Percentage of useable open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Type of dwelling(s) proposed: ^single-family ^ Townhomes ^ Duplexes ^Multi-family Non-residential Project Summary (if applicable) Number of building lots: ~ Other lots: Gross floor area proposed: ~Zfyt ~ (O~ ~Cj F-/ Existing (if applicable): Hours of operation (days and hours): Building height: Z~ Percentage of site/project devoted to the following: Landscaping: '~ cj .~ ~ ~ Building: Z C~ `~ Cv (tip Paving: `~ ~ 7(0 7 Total number of employees: Maximum number of employees at any one time: Number and ages of students/children (if applicable): Seating capacity: Total number of parking spaces provided: Number of compact spaces provided: Authorization Print applicant name Applicant signature: 33 E. Phone: (208)884-5 ~_~~t-~~ Date: i~ 2 - 1 `6 - l 2_..- -oadway Avenue, Suite Z10 i leridian, Idaho 83642 3 Facsimile: (208) 888-6854 Website: www.meridiancity.org 2 ~~~~®~~ ~~~~3~TIEsC ~~7~ December 19, 2012 Bill Parsons, AICP Planning Department Meridian City Hall 33 E. Broadway Avenue, Suite 210 Meridian, Idaho 83642 RE: Campania Office Complex 1815 - 1943 E. Overland Road Meridian, Idaho Dear Bill, The following narrative letter addresses the design review requirement guidelines contained in the Meridian Design Manual and the Urban/Suburban Design Guidelines. 1. Architectural Character: Facades ' The Campania (a state in Italy) Office Complex was designed with an Italian architectural vocabulary and uses various different dispersed buildings within the overall design. The facades are different and face different directions. All building sides are designed with differing detailing but consistent through the total project. Areas that face Overland Road are enhanced with detailed window surrounds and overall profile is lowered to human scale. Primary Entrances The entrance to each building is easily identified as the logical point to go to. They are enhanced with a recessed area of covered to assist in identity. Roof Lines Roof lines are varied per each building with lower roofs at areas of walking or experiencing close up. At central core areas the roof areas are high to enhance the entry experience and at large span areas the roof area has a parapet wall to help scale and hide roof top mechanical units. Again, each building roof is different yet consistent with the overall theme. Pattern Variations Each building differs from the others but maintains the same vocabulary and consistency. Walls that are large and void of windows are enhanced by raised accent colored rectangular areas used to break up the plainness of the surface. 4410 Rim Street [3oise, Idaho 23706 (Z08) 34Z-Zl 15 v Mechanical Equipment All mechanical HVAC units, exhaust pipes and vent pipes are screened behind high parapet walls screening them from visual pollution. There. are no visible or exposed pipes within the clay the roof areas. 2. Materials: The materials used are consistent with the Italian architectural vocabulary. Roof areas are terra cotta clay the and the tiles are also used on parapet wall caps. Walls are (3) part stucco with the final coat an integral color for longetivity. Other walls are native sandstone veneer, again part of the overall Italian theme. Window and door areas are enhanced with detailed raised trims. Many windows are true divided lite to retain the "old world" look. 3. Parking Lot The parking lot is asphalt with painted parking. The parking areas are broken up into small sections and longer areas are broken up with landscaped dividers, each containing an existing tree. 4. Pedestrian Walkways Walkways are existing concrete sidewalks. At the area between buildings C, D & E, the walkways are covered to enhance the visual experience that this is a well thought out building complex. Sincerely, ,. .~ :~ .- Larry Sund~ll Sundel! Architecture S~.W~s~~~.~. SRC IF! 1"~'~~~llr! 1? iar December 17, 2012 City of Meridian Planning and Zoning Department Development Services 33 East Broadway Avenue, Suite 02 Meridian, Idaho 83642 RE: Certificate of Zoning Compliance (CZC) Campania Office Complex 1815 through 1943 E. Overland Road Meridian, Idaho Dear Planning and Zoning Analyst, This letter is a description of an office complex that was previously authorized as a part of Sagecrest Subdivision, a resubdivision of lot 6, block 1, Resolution Subdivision, No. 1 lying in the NW '/a Section 20, T3N, R1 E, Meridian, Ada County, Idaho. EDGE LLC of Meridian owns this new office project. There are a total of seven (7) separate office building$ and are to be shell and core construction. They do not currently have tenants. This project was previously reviewed and received CZC certificates for all seven buildings in 2006 and is now being resurrected for construction. Project Calculation Table: Building Address Size in Sq. Ft. A-1 1943 3,048 A 1921 4,248 B 1899 1,692 C 1887 3,575 D 1861 2,980 E 1831 3,175 B-1 1815 1.692 20,410 total square feet The project contains 105 car parking. 20,410 sf. ft. divided by 105 parking = 195 sq. ft. per parking space. Sincerely, ~y~r Larry Sundell ~ /" Sundell Architecture 4410 Rim Street Boise, Idaho 33706 (ZG81 34Z ZI 15 ~m ~ ._.._. - .---.._._....----,~--~---~--~.-~-~---~-- --..a. Titie'File No.: LTOS-9s1 WARRANTY .DEED FOR VALUE RECEL~ ED SAGECREST DEVEL ~PMENT, L.L.C., an Idaho Limited Liability Company GRANTOR(S), does(do) hereby GRANT, BARGAIN, SELL and CONVEY unto: Edge, LLC, an Idaho Limited Liability Company GRANTEES(s), whose current address is: PO Box 369 ,Meridian, ID 83G42 the following described, real property in Ada County, State of Idaho, -more particularly described as follows, to wit: Lots I thru 9, inclusive, AND Lots 54 thru 59, inclusive in Block 1 of SAGECREST SUBDIVISION, according to the official plat thereof, filed in Book 90 of Plats at Pages 10483 ihru 10441, records of Ada County, Idaho. 1 TO HAVE AND TO HOLD [he said premises, with their appurtenances unto the said Grantee(s), and Grantee(s) heirs and assigns forever.. And the said Grantor(s) does(do) hereby covenant to and with the said Grantee(s), that Grantor(s) is%are the owner(s) in fee simple of said premises; that said premises are free from all encumbrances, EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee(s); and subject to reservations, restrictions, dedications, easements, rights of way and agreements,(if any) of record, and general taxes an~assessments, (including irrigation and utility assessments, if any) for the current year, which are not yet due and payable, and that Grantor(s) will warrant and defend the same from all lawful claims whatsoever. Dated: January 18, 2005 Skgecrest Development LLC ~~~ , ~~ .~ ~~ ~~~ ~~~ by: Kussell Hunemiller, Member i ~' --~ ~ by: Dirk Marcum, Member STATE OF Idaho ,County of Ada , ss. On this day of in the year of 2005, before me, the undorsigned, a Notarv Puhli in and AFFIDAVIT OF LEGAL INTEREST STATE OF IDAI30 ) COUNTY OF ADA ) I, ~at2-Eta -3,e~~TbN , (name) t"f ~-1 D !gin! ~U,d 1-}~y (city) (state) P. o . ~bk 3~~ (address) being first duly sworn upon _oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: 1..1~-12 S2 "~ 4.t 1 P.L l~ ~ L L., ' f'y-f Cs ! ~ 111 ;a I . I,~ii:.r i ~ ~.;. t l7: e'.~ ,~1 Gaff (name) (address) to submit the accompanying application pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and it's employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which. is the subject of the application. Dated this l~-I TN day of FEF317,4-(~~,~, v5 . ,i SUBSCRIBED AND SWORN to before me the day and year first above written. ©f,mII01Q~~G ~~ _~®~ ~6 0 ~9 m e : G : ~ ~O l' ~~ ~Y~a9 c ®`~TE O~ ~ «~' ~~~~m~~~ Notary Public for Idaho .Residing at c1`ti1~~~_ My Commission Expires: ~~J ~ ~ ~ ~ Rev. 4/29/03 --~~ !'~ ` ~` ,r~ ~ t Meridian City Hall, Suite 102 ~°'~ ~ ~'~ "'~""~ ~° 33 E. Broadway Avenue ' Meridian, Idaho 83642 Community Development °'°'°'}µ 208.887.2211 Department Address Verification Date: 12/12/12 The address information below has been researched and verified as the "correct address" by the City of Meridian Community Development Department. Project Name: Campania Office Complex 1815 E. Overland Rd. Bldg. B-1 L3/B1 1831 E. Overland Rd. Bldg. E L5/B1 1861 E. Overland Rd. Bldg. D - L6,7,8/B1 1887 E. Overland Rd. Bldg. C L9/B1 1899 E. Overland Rd. Bldg. 6 L1/B1 l~ f1921 E. Overland Rd. Bldg. A L58/B1 1943 E. Overland Rd. Bldg. A-1 L54/61 ~~ Subdivision: Sagecrest Zip Code: 83642 1) The address has been assigned based on available information. This address should be considered temporary. Final address to be assigned upon completion of development. 2) This address will be required to connect to municipal services per Meridian City Code 9-1-4. _X_ Municipal water is available for connection at this location. _X_ Municipal sanitary sewer is available for connection at this location. This property does not currently have municipal services available. 3) This is an existing structure that is currently connected to municipal services. ALL PLANS BEING SUBMITTED TO THE CITY OF MERIDIAN WILL BE REQUIRED TO CLEARLY REFLECT THE CORRECT ADDRESS AND SUITE NUMBER (IF APPLICABLE) AS REFLECTED ABOVE. Address Verification Rev: 04/23/12 ~~~~~ CHD l/Oswrwt~~~0 }ririv~ico April 1, 2006 Larry Sundell Sundell Architecture 4410 Rim St Boise, ID 83706 John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner RE: MCZC-06-017 / 1921 E Overland Rd / Campania Office Complex "Bld'g-A" PLANS ACCEPTANCE The District has reviewed the building plans for the above referenced project for assessment of impact fees. The District has no comment on the site improvements because all proposed improvements are outside of ACHD right-of-way. If the scope of work changes to include work within the right-of-way, the District will need to review and approve those changes. Requirements Prior to Starting Work 1. Comply with all Standard Requirements of approval. The impact fee must be paid prior to issuance of a building permit. The plans submitted for review can be picked up at the ACRD Planning/Development window at 3775 Adams Street, Garden City, ID 83714. The District will only hold plans for one week. Total Impact Fee due: $8,755.00 When ready to request occupancy sign-off, please call 387-6380 and provide all information as shown in the top title bar of this letter, i.e.; the City's file number, the site address, and the name of the project. Please include your name and return phone number. If you have any questions you may contact me at 387-6184. Sincerely, Denny Cline Development Review Division cc: Edge, LLC PO Box 369 Meridian, ID 83680 Project File Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387 6170 • FX 387 6393 • www.achd.ada.id.us ~~'~~~ HD (/Of'NNW7ii~T GG~~O J!/LNLGG April 1, 2006 John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner MCZC-06-017 / 1921 E Overland Rd / Campania Office Building A IF Service Area: SW (2) IF Ordinance: #200 Buildin T e Area SF Fee er Unit Total General Office ITE Code: 710 4248 SF $2,061 /1,000 SF $8,755 **This form must accompany payment of Impact fee ** Total $8,755 cc: Gary Inselman Nan Hills w ~ Q , Z W J N ~ - $$ ~ ~~ ~ ~ ~ g ~ ~ 9 O ~ \ e ~ ° ~ d xO ~ O W m m .. . (~ Q Z W ( I ~~ o J i I I I W (n ~• o 00, I a ~ ~ z 1 I 1 1 1 I w J lia J ~m 0 ~<>~ ixzzo O~w~U N f O F 2 I` = W d~~C'~ ~WW <~UKS; aiW~"S -<~<<i ~=o~'~^~ QoQo ~-<z<i FW3a~< i~~a~a ~~~~~~ '^~a QocZi i° aao¢ ~oQ~~~ W =o m UO ~(/iU •~~Z=Z x .oo<< °r~si~" £~aw~~' 3~a»j _vla ~n wui a w w z ~ w ~ U ~ ~ g s~ g ~ j "EI 1 Y ~~ ~~ N - Q o a o I z Z" °o 06 ~~ O g = o o F~r O g s' ~ w ~ ~ ~ F E a ~ ~ o a I U ~ ' ~ i WU I ! I ~ - --- - OC J.-- I ON I ~'~~~. Ii ___~ I a ~/p, `~ ~<n i ,~ I 1 x`70 ~g0 I ~ ~ --- I ~ ° ~m- I ~----g8 tio,-----------~ I I ; i ~ '; I m \o ~ I ro~l~~os~~ I ~ ~--, I i ~____J J N Z I _ __ __ z.a ¢ ~~~ 06'89 M,14,L0. S -------~-~- ~"a~J.- --~ '_ ,~ °d 1', ~ ~I M Ib,CO.W SI 1 ~ I ~ V ~ '1 I I I ~ r I 1 _! N ~.____. I I -I I ~ I ml ml I ,~ I w ~I __ ~n~______ I i j I I ~ Iwal ~ I • 1 j I,.~N~ 1i ~ i M ° ~ ~ ~ m ~i i~ 31 1 N I I ~ C 1~ W'~^I W~ 14 C ~ O I I -~-C7 Y ~1 r) 1 moll a ~ I of 51~~ ~ ml~~l~ _ I I ~1 I a, I OIa°,Id~-I ~ I ~ ~__ _, I m I I z i vii I ~ `n 1~' ~, ~ ,8b I L-----~ 1 v C4 I ~ -~ w ..mod- - - _ 1 1 ~ _- ,06'99 M .00,00.00 N~ _ ~} -- ~ o z 0 ~ -I----- ------ --~ S 00'00'00" E `D ~ I I I ° i _ 15.97 w 1 I--------_ L I 0~~2 I --- j ~- - t - - - ~ I t I-- ; -_ -------- I o Q I I I I I I ~ ~.~ '' ~ ~- for--~' I o 1 Ig I w In Oe",I I li ~ I zo i ~ I 1~ I v o l --- --_ ~ o _ c M I Z m~ I- I -) I I N l o l ° 1 °- ~ I iI I Q~31n I I ---~ ° 1 °- 1 ~ I- - - Job,I~ ~ ~ I~ 1 I I a~ ~ 1 1 I I w I .OZ W e m I- I N I z I ' ~ .0648 IW i°o `;1 -- 1r' I i > m. z l I ~ I~ i i3 .oo.oo.'oo s ?~ o'---. ~ __-= J 0 j I ~ ; ~~ I ~o~ --1-a z ~~~ i N I ~ 1 W I ~ I'? 1 Iwo Y lo_ z °~ I I ~ j w l 'Llm l Q --^~ I s m - ° z ~~~ ~ I ~ 'gyp I ~ I oo I ~ ~ m ~ ~ `° vo x ti ~ iF°- . I 1 ~ ~ ~ i I i ~ I "'r.l .06'48 ~ ~ / , ~ ~ ~ <.SN I< I O W 3 ,00,00.00 5 ..' < ~ W W a I ~N ~ z I. gl ~ I I~~w'' S< w W~~~ i t o -'-I ~~I I ~ I ~,~ z . wy ~ ' m ~ i W I ~ ~ o~ ,,~~ - w ~~c a _ _ i xN N ~z°$ I I I I N S 1 W a l ol~l ~zaa .N~'/..~ o FW~W ~ r ~ I ~ - - - ~ I ~ ~N I ~ ~co I mlol ,~~'~~ ~ ~ / < ~zmo O_ h to iQ~~ ~ U m°o won I I I I I i I I I ~~~I ,01 (-~ i w °o~~F .~ Z< I I I ~ }9 P ~o~_ l I I i ___ ~--T~~~~ l~~~q2' v~~E ROV~~ W~a~ ~l~U _ N ~ I ~ ~ w.. 3 U 0 O z Y a e~i 0 ~i 0 1 0 0 r :-~ O 0 z U o: F p 1 F NN U LL = Y V 6 ¢ <m3 Z ~ < ~ ~ ~ ~ d < W O " y ° ~ J) ~ W V m gOk"yR., z< 0 oo~s~> ~ ma2<SniW a ~Om <~ g w - ~~ rcLL~' 3a~ ~ $ <~~+ 1J oxa- z F '~ W° <~ < z W '!' o < o00 < ° °u~<w^ °spmk.~- iW °m~w>N~ °~y Z-<a d W C N O ¢ ~" HUB wy°j 0 O ~ ~ <f~ < H 2 Z V < J - ~ w m < ~ O~~noa °~w zoo-r mo i~^i°~u° ~ z v. ~n i ~ ~ o °z< W ~ U M~ O ~ h w~ at-C ~ 2 w H j f 6 N N ~ U m ~ ~ m _~h .~ IoWa~ x ~~ ~~W~~ O~<u~ UE9E8 OHV01 'NVIOIFI3W ~^ ,~ , r z ' w 3 8 O l J 311 HJ L b/ ~7J ~ ze9ee oyes ~,e~vuew ~~w~o,ee3f~+-S~e~ 69E X08 ~O'd ill 3Ja3 ° z ~ Q ~ w ,IU+~ ,~3aNns Y~7d7Y0J BJLidO YINYdl11YJ w ~ ~ w j !' ~tl3NM0 p O ~ C Y _ u ~^ as zo Ob C ~_ i° Q= Ja wo ~, o z o W Q o i ~ W~ a c; w wi ~ N oa N ~..~ ' AVM Wl11N3llIW --~ -- ~T~-•- ~I ~ / i ~ ~ 7 0 ,Z - _ ,a aN _J ~ r~ ~ ° I ~ Z iJ~~ ( ~ w V ~ j o, /i~/ e 1 Y > O ~/~~ . /- ~~- ~ II _-~ ,` ~`"~-~ ,_,r . o, F.L. FY,... ,~.1Q1 3.ii:1.i0 \~I.~L11G£1l -- ------ _.......__ .__ ~ dI~I3H9 Iv~I~uQ SROOiiH k" ~~~ -~ __..- - - _ 'sue r v_'~ev+.ao~.. E ~ - I~~4a ~m~~'. ": :< .. ~€ i •. 3` ' ~2 Tom. ~" ~T .+ p~ fl k~ ' !9 I I I r o ~' Q ,1 't 2 ~ it j 9 O 1. ~, I i i` I~ i I ~t ~ a ~ ~ o R 9 _ s'S i3 ;?d ~3 ~~ $3 - ~G Fc :: .L cG cc 99 8C GR Y.A k^ F/; i~~ 8 9 3 } p~ ~ iS ?. `g3ps (€~ ~!~ Y7 3j ;} 1 ff i~ ~{ i~ 3.1 a3 D I Y i 4 ~ L 9 o C 3 ~ ~ # X g = ii •~ i' k se.~ 0 lTl a ~ ,~ a ~Y b ` < a t~ * ~ W g ~ `" a ;- s' o~ i~ ~ ~ ~ mN E ~~, < ~& ~~ <F s ~~ ~E ~ b~ 9~ ~ ~~ 3~ ~~ ~~ :a ~~ ~~ g ~~ `~' ~~ ~~ t~ i'g ; ~ t~ ~~ 9 3 X F ~i ' ! f ~ ~~ €~ ~ ~~ ~ ~g !~ ~~ ~k to ~~ ~~ ~ $ A f c c ' § spa-ac tlw vo.ceam aseu ,>~s" ~ p89EB OHVO! `NVI41d3E! o 3 L f11 ~ 3 td H ~ 8 F~ ~7 sae xoa 'o'd ~ .q zrosee oww'~e!v!~+w ++ p i~ ~ ~ 7730AInS Peoy pueNenp lse3 fO6t • StBI X11.3 JQ3 Q~ ~ ~ x a " ~'' ,~.. Y3TdNOJ 3J7330 YINYdNYJ > ar .. 'tl3NM0 - ~ h . Q z_ 0 J m - Z ~ C < - u W o J r w ~u O h~ F~ Q W f'1 F-I w 3j N Z O Q w J w O Q Z Q W C S O z 7