2016 05-05Meridian Planning and Zoning Commission Meeting Agenda – Thursday, May 05, 2016 Page 1 of 3
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Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
City Council Chambers
33 E. Broadway Avenue, Meridian, Idaho
Thursday, May 05, 2016 at 6:00 p.m.
1. Roll-call Attendance
__x__ Patrick Oliver __x__ Rhonda McCarvel
__x__ Gregory Wilson __x___Ryan Fitzgerald
___x___ Steven Yearsley - Chairman
2. Adoption of the Agenda Approve as Amended
3. Consent Agenda Approved
A. Approve Minutes of April 21, 2016 Planning and Zoning
Commission Meeting
B. Findings of Fact and Conclusions of Law for Approval for
Dutch Bros. Coffee (H-2016-0025) by Steven Adamson Located
37 E. Calderwood Drive Request: Conditional Use Permit for
a Drive-Thru Establishment Within 300 Feet of a Residential
Use and Extended Hours of Operation from 5:00 am to 11pm
Per Requirement of the Development Agreement
4. Action Items
A. Public Hearing for Rainier Villas (H-2016-0041) by Aaron Elton
Located West of N. Meridian Road and South of E. Franklin Road
Continue Public Hearing to May 19, 2016 Planning and Zoning
Commission Meeting
1. Request: Preliminary Plat Approval of Twenty-Three (23)
Residential Lots and Four (4) Common Lots on 5.354 in an
Existing C-G Zoning District
2. Request: Conditional Use Permit Approval for Ninety-Two
(92) Multi-Family Dwelling Units on Approximately 5.354
Acres in an Existing C-G Zoning District
B. Public Hearing Continued from March 17, 2016 for Brundage
Estates (H-2016-0001) by L.C. Development, Inc. Located East of
MERIDIAN PLANNING AND ZONING
COMMISSION MEETING
AGENDA
Meridian Planning and Zoning Commission Meeting Agenda – Thursday, May 05, 2016 Page 2 of 3
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
S. Linder Road Between Victory and Amity Roads Recommend
Approval to City Council with Modifications – Schedule for
June 7, 2016 City Council
1. Request: Preliminary Plat Consisting of 366 Building Lots,
20 Common Lots and 1 Other Lot on 136.63 Acres of Land
in an R-4 Zoning District
C. Public Hearing Continued from 4/21/16 for Howry Lane
Subdivision (H-2016-0030) by M3 Acquisition, LLC Located 5220
S. Howry Lane Recommend Approval to City Council –
Schedule for June 7, 2016 City Council
1. Request: Annexation and Zoning of 41.07 Acres of Land
from RUT (Ada County) to R-8 Zone
2. Request: Preliminary Plat Approval Consisting of 136
Building Lots and 13 Common Lots on 40.46 A cres of Land
in the R-8 Zoning District
D. Public Hearing for 907 NW 2nd Street (H-2016-0040) by City of
Meridian Located North Side of E. Pine Avenue, West of N.
Meridian Road Recommend Approval to City Council –
Schedule for June 7, 2016 City Council
1. Request: Rezone of 0.21 Acres of Land from the R-4
Zoning District to the O-T Zoning District
E. Public Hearing for Ashley Manor (H-2016-0043) by Mark Ellison
Located 4379 N. Locust Grove Road Recommend Approval to
City Council – Schedule for June 7, 2016 City Council
1. Request: Annexation and Zoning of 1.22 Acres of Land
with an L-O Zoning District
F. Public Hearing for Dance Arts Academy and Preschool (H-
2016-0042) by Amanda Bidwell Located 2989 E. Copper Point
Drive Approve – Prepare Findings of Fact and Conclusions of
Law
1. Request: Conditional Use Permit Approval of a Daycare
Center for up to Eighteen (18) Children in a C-G Zoning
District
G. Public Hearing for Gibson Amity Property (H-2016-0036) by
CLG, Inc. Located 357 E. Amity Road Continue Public Hearing
to May 19, 2016 Planning and Zoning Commission Meeting
Meridian Planning and Zoning Commission Meeting Agenda – Thursday, May 05, 2016 Page 3 of 3
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
1. Request: Annexation and Zoning of Approximately 5.864
Acres of Land with an I-L Zoning District
Adjourn at 7:30 p.m.
Meridian Planning and Zoning Meeting May 5, 2016
Meeting of the Meridian Planning and Zoning Commission of May 5, 2016, was
called to order at 6:00 p.m. by Chairman Steven Yearsley.
Present: Chairman Steven Yearsley, Commissioner Rhonda McCarvel,
Commissioner Patrick Oliver, Commissioner Gregory Wilson and Commissioner
Ryan Fitzgerald.
Others Present: Machelle Hill, Andrea Pogue, Bill Parsons, Sonya Watters, Josh
Beach and Dean Willis.
Item 1: Roll-Call Attendance:
Roll-call
__X___ Gregory Wilson __X__ Patrick Oliver
__X__ Rhonda McCarvel __X__ Ryan Patrick
__X__ Steven Yearsley - Chairman
Yearsley: Good evening, ladies and gentlemen. At this time I would like to cal l
to order the regularly scheduled meeting -- Planning and Zoning Commission
meeting for the hearing date of May 5th, 2016, and let's begin with roll call.
Item 2: Adoption of the Agenda
Yearsley: Thank you. Next item on the agenda is the adoption of the agenda.
Only two items to change. Action Item A, the public hearing for Rainier Villas has
been requested to be continued to May 19th and, then, Action Item G for the
public hearing of Gibson Amity Property has been requested to be continued to
May 19th. With that can I get a motion to approve the agenda as presented?
Fitzgerald: So moved.
Oliver: Second.
Yearsley: I have a motion and a second to adopt the agenda. All in favor say
aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Item 3: Consent Agenda
A. Approve Minutes of April 21, 2016 Planning and Zoning
Commission Meeting
Meridian Planning & Zoning
May 5, 2016
Page 2 of 31
B. Findings of Fact and Conclusions of Law for Approval
for Dutch Bros. Coffee (H-2016-0025) by Steven
Adamson Located 37 E. Calderwood Drive Request:
Conditional Use Permit for a Drive-Thru Establishment
Within 300 Feet of a Residential Use and Extended
Hours of Operation from 5:00 am to 11pm Per
Requirement of the Development Agreement
Yearsley: Next item on the agenda is the Consent Agenda and on that we have
to approve the minutes of the April 21st, 2016, Planning and Zoning Commission
meeting and, then, the Findings of Fact and Conclusion of Law for the approval
of Dutch Bros Coffee, H -- file number H-2016-0025. If there is no changes to
the minutes, can I get a motion to approve the Consent Agenda.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: I move we approve the Consent Agenda.
McCarvel: Second.
Yearsley: I have a motion and a second to approve the Consent Agenda. All in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: So, before we move forward on this application, I kind of want to
explain the process of how we will go tonight. We will open each item one at a
time. The staff will prepare -- will present their findings regarding how the items
adhere to our Comprehensive Plan and Uniform Development Code with staff
recommendations. After the staff has presented their findings the applicant will
come forward -- will have an opportunity to come forward to present their case for
approval of their application and respond to any of the staff comments. The
applicant will have up to 15 minutes to do so. After that we will open the -- the
hearing to public testimony. There is a sign-up sheet in the back. Anybody
wishing to testify -- any person wishing to testify can come forward and they will
be allowed -- they will be given up to three minutes to testify. If they are
speaking on a bigger group or on behalf of an HOA or a bigger group, they will
be given up to ten minutes. After the public testimony has been completed, the
applicant has an opportunity to come forward and to respond to any of the -- any
of the comments that have been presented by the public and he will be given up
to ten minutes to do so. After that we will close the public hearing and have an
opportunity to discuss and deliberate and hopefully make a decision for Planning
and Zoning -- or for City Council.
Meridian Planning & Zoning
May 5, 2016
Page 3 of 31
Item 4: Action Items
A. Public Hearing for Rainier Villas (H-2016-0041) by Aaron
Elton Located West of N. Meridian Road and South of E.
Franklin Road Continue Public Hearing to May 19, 2016
Planning and Zoning Commission Meeting
1. Request: Preliminary Plat Approval of Twenty-Three
(23) Residential Lots and Four (4) Common Lots on
5.354 in an Existing C-G Zoning District
2. Request: Conditional Use Permit Approval for
Ninety-Two (92) Multi-Family Dwelling Units on
Approximately 5.354 Acres in an Existing C-G Zoning
District
Yearsley: So, with that -- first of all, we will open the public hearing on file
number H-2016-0041, Rainier Villas, for the sole purpose to continue that to May
19th. Can I get a motion?
Milson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: I move we continue H-2016-0041 to May 19th, 2016.
Fitzgerald: Second.
Yearsley: I have a motion and a second to continue public hearing file number
H-2016-0041. All in favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
G. Public Hearing for Gibson Amity Property (H-2016-0036)
by CLG, Inc. Located 357 E. Amity Road
1. Request: Annexation and Zoning of Approximately
5.864 Acres of Land with an I-L Zoning District
Yearsley: I think since we are on the same page I'm going to skip down and do
Item G. We are going to open file number H-2016-0036 for the purposes of
continuing this application to May 19th and can I get a motion to do so?
McCarvel: Mr. Chairman?
Meridian Planning & Zoning
May 5, 2016
Page 4 of 31
Yearsley: Commissioner McCarvel.
McCarvel: I move that we continue H-2016-0036 to May 19th.
Oliver: Second.
Yearsley: I have a motion and a second to continue the public hearing. All in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
B. Public Hearing Continued from March 17, 2016 for
Brundage Estates (H-2016-0001) by L.C. Development,
Inc. Located East of S. Linder Road Between Victory and
Amity Roads
1. Request: Preliminary Plat Consisting of 366 Building
Lots, 20 Common Lots and 1 Other Lot on 136.63
Acres of Land in an R-4 Zoning District
Yearsley: So, at this time we will open the public hearing on file number 2016-
0001, Brundage Estates and let's begin with the staff report.
Watters: Thank you, Chairman, Members of the Commission. The first
application before you tonight is a request for a preliminary plat. This site
consists of 136.63 acres of land, zoned R-4, located on the east side of South
Linder Road between West Victory and West Amity Roads. Adjacent land use
and zoning. To the north is future single family residential in Edgehill Subdivision
and Kentucky Ridge Estates, zoned R-4. To the east is single family residential
in the developing subdivisions Biltmore Estates and Graycliff Estates, zoned R-4
and R-8. To the south is rural residential agricultural land zoned R -4 and RUT in
Ada County. And to the west is South Linder Road and rural residential
agricultural uses, zoned RUT in Ada County. In 2014 this property was annexed
as part of the Victory South Category B annexation with an R-4 zoning district. A
development agreement is required to be executed for this property as a
provision of annexation prior to development of this site. The Comprehensive
Plan future land use map designation is low density residential for the northern
64, approximately, acres of the site and medium density residential for the
southern approximate 73 acres. The applicant has applied for a preliminary plat
that consists of 366 building lots, 20 common area lots, and one other lot for a
city park on 136.63 acres of land in an R-4 zoning district. A minimum lot size is
8,000 square feet, with an average lot size of 10,127 square feet. The proposed
density is 2.68 dwelling units per acre, which is consistent with the low density
residential future land use map designation and the goals and objectives of the
Comprehensive Plan. However, the density is slightly under that desired in
medium density residential designated areas. Therefore, a step down in density
Meridian Planning & Zoning
May 5, 2016
Page 5 of 31
to low density residential is requested for the southern medium density
residential designated portion of the site. The preliminary plat is proposed to
develop in 11 phases. The tot lot on Lot 17, Block 5, is proposed to be
constructed in phase one. The linear open space and multi-use pathway within
the pipeline easement is proposed to be constructed with phases seven and ten
and a city park is proposed to be constructed in phase ten. There is an existing
home and accessory structures on the site that are proposed to be removed.
You can see that on the aerial here. There is the existing Centers home here
and, then, there is an old home and accessory outbuildings up here next to
Linder. A 3,100 foot long section of the Williams Pipeline bisects this site. You
can see kind of the lighter area through here. Williams Pipeline is a natural gas
pipeline line that serves as a primary arterial for the transmission of natural gas
to the Pacific Northwest and intermountain region. The plat depicts a 75 foot
wide right of way easement for use by the pipeline company and that does run
right through this common area right here that you can see. All development
shall comply with the Williams Gas Pipeline Developer's Handbook. An
encroachment permit is required for any development or improvements within the
pipeline easement. The proposed plat complies with the dimensional standards
of the R-4 district, except for the street frontage of one lot, which staff
recommends is revised to be a m inimum of 60 feet. There are also full blocks
that exceed the maximum block length allowed by the UDC. The length of three
of the blocks can be approved if a pedestrian pathway is added within the block,
which allows the block face to extend from 750 to 1,000 feet. The length of Block
11 also exceeds the maximum block length and that is -- if you can see my
pointer here, the one that runs along the southwest corner of the site. Because
of the large waterway, the Calkins lateral, and arterial street , Linder Road, it's
allowed to extend up to 1,200 feet if approved by Council. Staff also
recommends a pathway connection is provided through this lot for access to the
multi-use pathway required along the lateral. Access to this development is
proposed from South Linder Road, an arterial street, via two collector streets,
West Smokey Lake and Harris for South Meridian Road via Harris Street when
Harris is extended. Access will also be available from the north from West
Victory Road via South Kentucky Way, a collector street to the east of this site
and via West Amity Road from Oakbriar Way, a collector street, along the east
boundary of the site when it's extended. So, I will show you a little larger area.
This is a composite drawing the applicant submitted for the Centers property.
The subject property is right here. Harris Street will extend from Meridian Road
through the site up to here. Kentucky Way extends from Victory down into the
site and, then, there is also a collector street proposed along the east boundary
down to Amity. The extension of stub streets approved to the north and east are
also proposed for interconnectivity between developments. I did note that the
alignment of the proposed streets existing -- approved stub street appears to be
off a little bit from Barton, Radford and Harris Streets. Vehicular traffic over the
Williams Pipeline are limited. A traffic impact study was prepared by Six Mile
Engineers and was submitted to ACHD for their review and comment The 366
dwelling units proposed within this development will generate approximately
Meridian Planning & Zoning
May 5, 2016
Page 6 of 31
3,484 vehicle trips per day with anticipated build out in 2024. A draft copy of the
ACHD report is included in the record. A 25 foot wide landscape street buffer is
required along Linder Road. A 30 foot wide buffer is proposed. A 20 foot wide
buffer is required along all collector streets within the development as proposed.
There are several existing trees on the site that if removed require mitigation.
The applicant proposes to dedicate 8.24 acres of land for a city neighborhood
park, which will be combined with another 1.77 acres in Graycliff Estates and one
acre in Biltmore Estates Subdivision to the east, for a total of approximately 11
acres of land. And that is the central open space you see here. A conceptual
park master plan was submitted as shown and depicts half basketball courts with
fences, a shelter, play area with a tot lot and open play areas as amenities, along
with a parking area and restrooms. Based on the area of the plat a minimum of
ten percent of the site or 13.66 acres of land is required to consist of qualified
open space. The applicant proposes a total of 14.99 percent for 20 and a half
acres of land of qualified open space in excess of UDC requirements, consisting
of a neighborhood park, two pocket parks, a linear open space area where the
Williams Pipeline is located and a multi-use pathway is proposed. Half the street
buffer on South Linder Road, the street buffers along the collector street and the
parkway along streets within the development is also proposed. A minimum of
six qualified open site amenities are required with this development as proposed.
The applicant proposes to provide a tot lot with a play structure and park bench
in the larger pocket park. A multi-use pathway through the Williams Pipeline
easement, a micropath providing connection to the multi-use pathway and the
pocket park and a 20 foot wide gazebo in the smaller pocket park. Staff also
recommends a multi-use pathway is provided along the north side of the Calkins
Lateral in accord with the master pathways plan and that is -- if you can see my
pointer here. This is the Calkins Lateral that runs along the southwest corner of
the property. The amenities proposed and recommended by staff comply with
the minimum requirements. Detached sidewalks are required along the arterial
and collector streets. The applicant proposes to construct detached sidewalks
throughout the development with landscape parkways. The applicant requests a
wavier from Council for the Calkins Lateral and the portion of the Sundial Lateral
along West Buroak Drive to remain open and not be piped due to the large
capacity of the facility. The applicant states they will require a 36 inch or greater
pipe. The applicant would like to utilize portions of the facilities as a water
amenity. The applicant has provided conceptual building elevations for future
homes in this development as shown. Building material s appear to consist of
stucco and lap board and batten and shake siding with stone accents. The
design standards are proposed to be similar to those of the adjacent Biltmore
Estates Subdivision. Because homes on lots adjacent to arterial and collector
streets abutting and within the development will be highly visible, sta ff
recommends the rear and/or sides of structures on these lots incorporate
articulation through changes in materials, color, modulation and architectural
elements, horizontal and vertical, to break up monotonous wall planes and roof
lines. There has been no written testimony submitted on this application. Staff is
recommending approval with the requirement of a development agreement as
Meridian Planning & Zoning
May 5, 2016
Page 7 of 31
required with the annexation containing the provisions in the staff report. Staff
will stand for any questions.
Yearsley: Thank you. Are there any questions? Would the applicant like to
come forward?
McKay: Thank you, Mr. Chairman, Members of the Commission. I'm Becky
McKay with Engineering Solutions. I am representing the applicant on this
particular project LC Development, Inc. As Sonya indicated, this was part of the
2014 Category B annexation out in that south Meridian area. The city limits were
basically constrained due to some intervening parcels and, then, the city and the
Meridian Heights and Mr. Centers all worked as a group to get services extended
to this area. So, Mr. Centers took sewer and water up north -- or south up above
Victory, which allowed those sewer lagoons that were along the Victory Road
corridor that served Kentucky Ridge and Meridian Heights -- allowed those to
come offline and they also had two community wells and the city connected both
subdivisions to their central water system. So, we came through with the
Biltmore development in 2000 and I think '15, which is located -- is located right
here. We currently constructed two phases on that particular project. It has
Kentucky Way as a collector roadway that comes up. Eventually Harris Street
comes to this point. We will extend Kentucky Way so it connects to Harris Street
and the third phase is in design now. Mr. Centers intends on constructing that
here sometime late this summer. The city's currently working on extension of a
big water main from Amity and just west of Eagle Road. That 12 inch water main
will come up and, then, it will come down Harris Street, they will terminate it
about at that location. We will pick it up and extend it down Harris Street that we
have right here. Sorry. We came through last year with Graycliff development,
which was this parcel owned by Mr. Centers. We did bring that through and
obtain approval for it. So, what you're looking at this evening is, basically, this
property right here. So, this is Meridian Heights here. Kentucky Ridge. This is
Edgehill Estates that you guys approved I think earlier this year and so this is
Biltmore, Graycliff and this is Brundage right there. Linder. Meridian Road.
Amity. Victory. So, that kind of gives you an idea of the vicinity that our project is
in. Let's go ahead -- there is the preliminary plat showing -- we had -- it's so
large that we had to break it up into two different pages, but that kind -- this
colored landscape plan kind of gives you an overall colored view of the particular
piece of property. So, you can see the Biltmore project right here that's under
construction. On your Comprehensive Plan for years and years and in the park's
master plan it showed that there would be a neighborhood park somewhere
within this section. You can't designate exactly which particular piece of property
it's located on. However, since Mr. Centers owns much of the section, we
included on portion of that neighborhood park in Biltmore. We included a portion
of it in Graycliff and, then, Brundage basically is the third piece of that
neighborhood park puzzle. So, as Sonya indicated, there is 366 single family
lots. We have two different designations, low density residential, medium density
Meridian Planning & Zoning
May 5, 2016
Page 8 of 31
residential. Obviously our density is low density residential. We are at I think
2.68 dwelling units per acre gross density. Our average lot size is ten thousand
-- a little over 10,000 square feet. So, they are pretty good size lots. R-4 zoning
was already in place due to that mass annexation. We have 20.48 acres of
eligible open space, which is just shy of 15 percent. Your UDC requires ten. So,
as you can see we are well over the minimum requirement of ten. We have
worked with the Parks Department over the past probably about six to eight
months, working with them on this neighborhood park. I wanted to go to the
parks commission prior to coming to the Planning and Zoning Commission to
make sure that they were supportive of what we were showing conceptually, so
we have had many meetings with Steve Siddoway, with Jay Gibbons and Mike
Barton. We have made adjustments based on input from them and we have
some private open space within the project , along with the public open space.
One thing that we didn't want to do was, obviously, if this was a city
neighborhood park we didn't want to compete with that park and have duplicate
type activities, but we understand that we needed to have some little pocket
parks within our project, so both to the north and to the south we have like three
pocket park areas. We have linear open space in here. The Williams Pipeline
comes -- comes through the project diagonally, just like it came through the
Graycliff. That's been shown on your pathway plan and your comp plan as a
multi-use pathway. It's a 75 foot wide corridor. There are restrictions and so we
have to provide -- protect that easement. We can't have any trees within that
easement. We can have grass, turf, we can have a ten to 14 foot wide pathway.
One of the things when I met with Williams Pipeline's representative was -- he
asked me to, please, minimize our street crossings, because that causes them
problems. It can require them to have to lower large sections of that pipeline and
that is extremely costly. So, we did minimize our street crossings along that
corridor. It will all be greened up. There will be a pathway. It will link to the
neighborhood park. When we went to the parks commission here last month the
parks commission reviewed it, they gave us excellent positive feedback. They
said we think you're on the right track. We like the fact that you have a collector
that's going to go all the way through, Harris Street, which is consistent with the
master street map of ACHD and your South Meridian Plan. This is Meridian
Road right here. So, it will go all the way -- and we didn't want it to be a straight
shot, so, then, we pulled it down and, then, all of that frontage of the park is
exposed, visible, and accessible. This is at the half mile, so it's intended that that
be a signalized intersection when it meets its warrant. We did do a traffic study,
as Sonya indicated. Six Mile Engineers did it for us. Ada County Highway
District reviewed it. They did provide us a staff report, which your staff has a
copy. They basically found that they want us to pay for 25 percent of that signal
and build some turn lanes there at Harris and Meridian Road and, then, when we
hit -- I think it's two hundred -- two hundred and some -- sorry. Two hundred --
290 lots I believe. The 291st lot we need to, obviously, make this Harris Street
connection and either build that signal and get reimbursed by whoever develops
the property to the south of Harris Street and whoever is developing that
Cavanaugh Ridge to the east, because it was part of their condition of approval,
Meridian Planning & Zoning
May 5, 2016
Page 9 of 31
their annexation and DA, even though this parcel did not execute their DA, it's
still anticipated that based on the mixed use that they will warrant the signal.
Right here at Linder Road we will have to build turn lanes and one thing that
ACHD had us look at was they wanted us to study the Victory Road and Linder
intersection, because there are basically homes -- there is three homes right up
to that intersection. So, it is going to require that district, in order expand that
intersection, to buy those homes and compensate those owners, obviously, for
their properties and their homes. We can't do that, because we don't have the
power of condemnation, so the highway district had to figure out a way, along
with our traffic engineers and your staff, okay, how can we then -- when this
intersection in 2024, your build out year, when that intersection is at capacity and
it can't take anymore traffic, then, what are we going to do -- that's where 291st
lot comes in. At the 291st lot the highway district will not sign the plat if this
intersection has not been expanded, improved, and signalized, then, what they
will do is require that we install this signal and, then, the other developments
adjoining me will have to pony up as a latecomer. So, it's pretty -- I think it's
pretty creative. This is a good way to, obviousl y, get those signals in when they
are needed and no one developer has to bear that burden, because a lot of times
it's kind like if you're the first guy through the door and you get hit with the
baseball bat and so we complained to the highway district that that's kind of --
you know, that's the way we felt, that we -- this required a creative solution. So,
they did come up with one and so I'm really pleased with that. Let me switch to
the next slide. This is a conceptual park plan that we -- we had our landscape
architect prepare. It was updated from what I originally submitted. It shows like
multiple soccer fields. I guess that is what the city is lacking desperately -- or the
Parks Department is lacking, places for the kids -- little kids to play their --
practice soccer and have their soccer games. Obviously, we don't function like a
community park or a regional park, which are really large, but they want these
neighborhood parks to at least have a function, so mom and dad aren't hauling
the kids clear across Meridian in order to practice their soccer games, that they
may be able to just ride their bikes over to the neighborhood park and practice.
So, I think it makes good sense -- good sense from a traffic perspective, just
good sense from, you know, the community perspective. After we went to the
parks commission I had the landscape architect update this, that's why I just
received this late last night. I did send it to your staff. It is part of the record. I
have not had opportunity to send it back to the Parks Department, but it is
consistent with our meetings and what -- the direction that the parks commission
gave us. So, they asked that we take the multi -use pathway around the
perimeter to maximize the little ball fields, so the multi-use pathway will go
around and, then, it goes clear out to Linder Road like that and, then, it will go
clear out to Meridian Road. So, people will be able to ride along that multi -use
pathway. It will be greened up. We have talked about, you know, putting some
park -- intermittent park benches. They are not a structure -- you know, we can
just have them just -- you know, they don't have to -- I guess they don't have to
be bolted down on a structure. We will have to work with Williams Pipeline. So,
walkers, elderly people, can go ahead and walk a while, sit and rest. I cannot put
Meridian Planning & Zoning
May 5, 2016
Page 10 of 31
any trees along that multi-use pathway in that easement, but we can in the park.
The easement does run through the park, so the Parks Department is fully aware
of that, so we made sure as far as the conceptual plan that we went ahead and
took that into consideration, so all of -- anything that constitutes a structure is
located outside that 75 foot Williams Pipeline. So, these -- this is just grass.
Now, what the parks commission -- what we indicated or what we committed to
them is, obviously, it's up to the Council to make a determination if this is public.
However, we did bring it up at the Council when we took Graycliff through, asking
the Council -- we just want to make sure that you're still committed to a
neighborhood park, because we are bringing our third project, which is the last
puzzle piece of this, and they didn't tell me -- they didn't say absolutely, but they
didn't say no. They just kind of like nodded maybe. I don't know how to explain
it. So, we took that as a yes. It is still -- based on your comp plan, your parks
plan, a neighborhood park is still wanted here. What you're looking at is 11 point
-- 11 -- I don't know, 11 and a half -- 11.45 acres. I will wrap it up. Neighborhood
park size is -- has to be a minimum of seven. So, we are well over the minimum.
They have also asked us to do parking. There is no parking along the collector,
so we are going to have some parking. You can see we have basically a parking
area. There will be some diagonal by these fields. Handicapped grandma and
grandpa want to come and watch the grandkids play, they can park in this -- in
these -- these diagonal spots really close to the fields. We also will have parking
here. The Parks Department was talking about even having some parking on the
far west side. It's a good project. It's a great project. We are excited about it. It
is -- excuse me -- it is down the road a little bit, because we have got to extend
services about 2,500 feet in a down Linder sewer and there is a new well where
we donated the site to Meridian Public Works and they are putting in their test
wells right now at Graycliff. I ask that the Commission approve this preliminary
plat. We think we have got a good project. We have done our homework. We
have gone to all the agencies and they are recommending approval. Lastly --
sorry, I got a tickle. Lastly I have reviewed the staff report -- I talked to much on
the phone today. I have my limits, too. We are in agreement with all the
conditions. 1.1.2, they wanted us to add two pedestrian pathways in Block 16
and 17 or get a waiver from Council. I know the Commission doesn't grant
waivers, so you will just have to leave the condition as is and we will be -- I just
wanted the Commission to be aware we will be asking for a waiver, so I don't
have to put ped paths in those. Those -- I didn't -- we have really good
pedestrian circulation in our project and I didn't think it was necessary from a
planning perspective. The only condition that I'm asking you guys to just modify
a little bit and that's kind of out of necessity due to the way it's written, that is
condition 6.3 under the Parks Department conditions of approval, it reads: A
public park is required to be included in the development. City Council shall
decide whether the park is city owned. If not, the park shall be owned and
maintained as a park amenity for residents of the development. We did agree
that if -- that that would be the case if something were to go awry. However, the
Parks Department is going to enter into an agreement with us, so that if this isn't
built for ten years that it's of record, people -- you know, the parks commissions
Meridian Planning & Zoning
May 5, 2016
Page 11 of 31
in the future will know that this is anticipated for a public park. This is a -- this will
be donated to the city. We are going to install sprinklers as per park standards
and we will be seeding it and greening it up. Building the streets, stubbing the
sewer, stubbing the water. They will have their own pressurized irrigation
system, because they won't like to be on ours and we will be piping the Sundial
Lateral that goes through the park, so it's not a park hazard or an expense to the
city in the future. Mr. Centers, once he gets it all greened up and stuff, then, part
of that agreement with the Parks Department is, obviously, that, then, they will
start maintaining it and we will provide some interim pressurized irrigation,
because we would like to get it as green -- green as -- you know, as quick as we
can. We do show it in the tenth phase, so -- and the reason we kicked that ball
down the road is because your Parks Department does not have it in its budget
in the near future, because of your new regional parks that they will be allocating
a lot of their funding for. I need that condition in order to donate it to the city,
then, my client gets some -- some type of an IRS tax form that says that this is
the appraised value. They have to get an independent appraisal and, then, the
city, basically, certifies that this was donated to the city. It was appraised
independently. This is the value at the time of the donation and so the IRS will
not allow my client to count it as a donation if it is a requirement of the city. So, I
need you to change the wording. I need you to delete the first sentence, a public
park is required to be included in the development -- and we have already
discussed this with your parks staff and I think they must have forgot. And I think
you should reword it to the applicant's development shall be consistent with the
submitted preliminary plat, which shows 11.45 acres of open space in the center
-- I mean if you include everything -- or eight -- a little over eight acres in this
phase. City Council shall decide whether the park will be city owned -- change is
to will be. The rest of it you leave the same. So, all I'm doing is making sure that
my client is protected. That he is eligible for this to be considered a donation,
because he will be donating it and he will be planting it and getting sprinklers and
getting it greened up, so, then, it can be used as quickly as possible, even
though your budget won't allow it and, then, as you guys get the money you can
incrementally improve it with your standard neighborhood park facilities.
Restrooms. Basketball. Tennis courts. Whatever you guys at the time decide.
you.
Yearsley: Thank you. Are there any questions? No? Thank you.
McKay: Thank you.
Yearsley: I do not have anybody signed up for this application. Is there anybody
wishing to testify?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Meridian Planning & Zoning
May 5, 2016
Page 12 of 31
Fitzgerald: Maybe this is a question for Becky or Sonya. Is there an agreement
on the block length -- length issue that -- are we good with -- I should have asked
her -- with -- with -- there is a work around on the block length? Are we
comfortable that they are in agreement with those work arounds?
Watters: Chairman, Commissioner, this -- the staff report recommends that
some pathways be add in three of the blocks to make them conform. The
applicant is requesting a waiver from Council for those and also for the one
adjacent to the waterway.
Fitzgerald: Okay. I just wanted to make sure it was clear. Thank you.
Yearsley: And I have one other question just for staff. Are you in agreement with
the wording on 6.3?
Watters: Chairman Yearsley, yes, staff is in agreement.
Yearsley: Okay. Any other comment? So, I guess at that point I would entertain
a motion -- I guess we don't need to have the applicant come back --
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I move we close the public hearing on H-2016-0001.
McCarvel: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: Thoughts or comments?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I think it's a great project. I think the applicant -- this is a section of
property that he had owned and it has been well master planned, if you will. I
think they have done a good job in working with ACHD to make sure that the
roads are properly taken care of and traffic studies are -- traffic flows properly out
of there. I do appreciate the donation to the city. I know that we may not be
ready to take that project on yet, but I understand the need for that donation to be
recorded in a different manner. But overall I think it's a great project. I think --
Meridian Planning & Zoning
May 5, 2016
Page 13 of 31
you know, it should be -- you know, we are stepping down in density out there,
which is -- it's up against kind of RUT and other areas that are kind of open to the
open area, but I think they have done a good job of -- of balancing that area out
very well.
Yearsley: Thank you.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I think it's a well thought out project as well. I love it when we
are not trying to push maximum density with minimum amenities. It s eems like
they have gone the opposite and well thought out to everything that's connecting
to it.
Yearsley: Thank you.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: I agree. I appreciated the applicant's thoroughness in presenting the
project. I think that's why there was a lack of questions. I think everything was
covered. I know it's conceptual, but I really like the look of this park and I think
that they worked with Parks and Recreation in putting something together that I
think is going to fit the community well.
Yearsley: Thank you.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: A couple things. One thing that I especially liked is the diversity they
have with all the other subdivisions around that. This would be a nice addition.
A little bit bigger lots will fit nicely out in that area. The o ther is the -- the idea of
getting that recreational area to where it -- there is a parking -- make sure that
there is plenty of parking if you open up to a park for the city and the other thing
that I was going to say is -- I can't remember. Oh. The fact that they are
connecting Kentucky Ridge into this, which will kind of give some relief to those
people that live in Kentucky Ridge, give them more options to get in and out of
that subdivision. I know that when we have talked to those people that live in
Kentucky Ridge it's very frustrating to think about all these people coming
through that particular area. Now this will open it up to give them more options to
get in and out of that subdivision, rather than going through Kentucky Ridge.
Meridian Planning & Zoning
May 5, 2016
Page 14 of 31
Yearsley: Absolutely.
Oliver: It's a nice, nice completion to that area.
Yearsley: Thank you. I agree with everything. I would be interested to hear
really quickly -- I know the applicant is going to ask for a waiver on the -- the
pathway -- the pathways that were recommended in the staff report. Personally,
I like the idea of the additional pathways. I would just kind of be curious -- I know
it's not a recommendation of us, but maybe it's something that we want to include
in our recommendation that we agree with staff's recommendations for the
pathways or agree with the applicant to -- for the waiver. I just -- just as a
recommendation -- the recommendation to Council. Personally, I would be -- I
like the path -- the interconnecting pathways. I would be kind of curious to see
what your thoughts on that is as well.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I agree with the pathways. I think it makes it nice for people to
be able to get through, otherwise, they will try to create their on way through.
Yearsley: Okay.
Fitzgerald: Mr. Chairman?
Yearsley: Mr. Fitzgerald:
Fitzgerald: I agree with the pathways partially. I don't necessarily think that they
are needed to the south at this time. I think that pathway goes to nowhere, which
may cause problems for those homeowners later and so I -- I think a pathway is
longer than a block length to the north makes sense. I don't think that the
pathway to the south does. So, I'm going to split my -- split my opinion.
Yearsley: Okay. Thank you. Well, I think we are recommending that one
pathway to be added on this very south one and, then, a connection between the
two pathways, so there will be a pathway on that south corner as well -- is what
was in the staff report. Commissioner Wilson or Oliver?
Oliver: I will just give a comment if I can.
Yearsley: Absolutely.
Meridian Planning & Zoning
May 5, 2016
Page 15 of 31
Oliver: I agree the same thing along the south, because there will be another
subdivision basically coming in that direction anyway, so it just fits to make sure.
And, again, the north side I have no problem with that. I think that works as well.
Yearsley: Okay.
Wilson: I would agree with that, too.
Yearsley: Okay. Thank you. I guess with that I would entertain a motion.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: I move that -- after considering all staff, applicant and public
testimony, I move to recommend approve to the City Council of file number H-
2016-0001 as presented in the staff report for the hearing date of May 5th, 2016,
with the following modifications: In number 6.3, deleting the first sentence as
recommended by the applicant and to say that the applicant's development will
be consistent with the preliminary plat and to change the word is to will be and
also that support staff recommendations on the pathways.
Oliver: I second it.
Yearsley: I have a motion and a second to approve file number H-2016-0001.
All in favor say aye. Opposed? Motion carries. Congratulations.
MOTION CARRIED: ALL AYES.
C. Public Hearing Continued from 4/21/16 for Howry Lane
Subdivision (H-2016-0030) by M3 Acquisition, LLC Located
5220 S. Howry Lane
1. Request: Annexation and Zoning of 41.07 Acres of
Land from RUT (Ada County) to R-8 Zone
2. Request: Preliminary Plat Approval Consisting of
136 Building Lots and 13 Common Lots on 40.46
Acres of Land in the R-8 Zoning District
Yearsley: Next item on the agenda is -- turn my page here. Open the public
hearing for file number H-2016-0030 for Howry Lane Subdivision.
Watters: Thank you, Chairman, Commissioners. The next applications before
you are a request for annexation and zoning and a preliminary plat. This project
was previously heard by the Commission at the April 21st hearing and continued
Meridian Planning & Zoning
May 5, 2016
Page 16 of 31
to tonight's meeting for the sole purpose of discussing the traffic study and block
length issue. Since the last Commission hearing staff met with the applicant and
discussed the revised plat, the same plat that was shown at the last hearing,
which depicted a reconfiguration of the entry into the development. Let me get
on the right page here. There we go. There is the changes on the right. An
intersection mid block, right here, which includes a turning movement and a stop
sign to reduce travel speeds and a pedestrian crossing and neck down traffic
calming device at the east boundary, which is right down here if you can see my
pointer. That will also reduce travel sp eeds between Rockhampton and the
Howry Subdivisions. The applicant feels the revised site layout is their best
option due to the site constraints of the slope, which exists right through the
common area here, which exceeds ten percent and the Cunningham L ateral and
desire for good circulation within the development and did not revise their plan
further since the last hearing. The ACHD report requires traffic calming at the
subdivision boundary to Rockhampton as proposed and no other changes are
required to the block by ACHD. Staff did convey at the meeting that the revised
plat was an improvement over the original plat as it reduced the block length to
around 1,200 feet from 1,300 feet and included traffic calming. However, there is
still a little over 500 feet to the next cross-street to the east in Rockhampton
Subdivision, which results in an overall block length of approximately 1,700 feet.
You can see that -- if you look at this plan here, the aerial, this is the street here.
This is the next cross-street. So, it's from this street right here clear down to this
street here. City Code does allow Council to approve block lengths up to 1,200
feet in length when certain site constraints exist, such as is the case with this site
with the slope and the waterway. However surrounding site conditions should
also be considered when determining if the block length is consistent with UDC
standards and is in the best interest of the city. The revisions to the plat of
common area, which will exceed the minimum requirements for qualified open
space. Written testimony was received from Mark Tate, the applicant, since the
last hearing, which should be part of the record you have. Staff will stand for any
questions.
Yearsley: Are there any questions? Would the applicant like to come forward.
Please state your name and address for the record.
Tate: Good evening. Mark Tate. 1087 East River Street, Boise, Idaho. 83702.
Thank you, Commission, for having me again tonight. Sonya accurately
described what's transpired between last meeting and this meeting. If I can
figure out how to -- there we go. As she mentioned, we did make those changes
that you have seen on the previous application. We did meet with the staff, both
Bill and Sonya, to discuss some options to fix what they perceive as the issue
with the Auckland Street. Really, the only one other alternative that was out
there was essentially to cul-de-sac Auckland Street between segments between
the western two segments there. What that effectively would do is take all of the
traffic from the south -- southern part of the subdivision, channel it down to the
south and, then, back up to the north, along with any other pass -through traffic.
Meridian Planning & Zoning
May 5, 2016
Page 17 of 31
What that really does to me -- or to us is -- kind of creates an undue burden on
everybody on the south side of the project, with the connection made -- you're at
least splitting out traffic. There is probably at least 60 homes down to the south
this way. Your circulation inside the community is much better. As she
mentioned, Ada County Highway District did review the application. They are in
favor of the application. Boy, oh, boy. Too far. Some of the conditions that
came out of the ACHD staff report was one to dedicate the 20 foot wide strip,
which we discussed last time. Site specific condition five was to construct the
internal local streets as shown or as proposed, which includes that layout that
you saw last time and, then, site specific number six requires us to build that
traffic calming device between Rockhampton and our project at a width of 20 feet
from back of curb to back of curb. So, when you think about what it -- you know,
20 feet looks like, those are very, very small travel lanes, so that's what gets you
the traffic calming there. I did want to show this example. This shows two
things. The current slope is given a little bit of color showing the existing
condition and, then, the post grading condition where the slope would -- would be
a little bit steeper behind those lots. And, again, I would just reiterate -- we have
made a lot of changes from our original proposal, both totally reworking our entry.
As they mentioned, we lost two residential lots by doing so. We feel like the
entry is not quite as pleasing as you're not coming in -- straight into the park, but
we did make that change. We also changed the intersection in the middle of the
project to include a stop sign and as far as traffic mitigation goes, you know,
that's as good as it gets and I think one Commissioner pointed out that not
everybody stops at stop signs, but it is the law and I think that's as good as we
can do there, so with that -- I can't seem to go any further. This just brings up
that same slide that we saw last time with the block length, with a complete stop
in the middle of the project, you end up with 560 foot block length on the west
side, 570 feet block length in between the traffic calming device and
Rockhampton and, then, there is about 535 feet inside of Rockhampton and so
even if you're looking at just a se gment between intersection and stop sign, that
section is under 1,200 feet as well, with the traffic calming there and it's got the
traffic calming right in the middle, so I feel like we have made a lot of progress on
this design. Staff had indicated that, yes, it would have kind of reluctant support
given the constraints that we are under on this project and I would point out, you
know, we went above and beyond in a lot of areas on this project with open
space, with pathways, with parks, with a swimming p ool. You know, this isn't a
project that we are debating, you know, how do we get to the lowest minimum
standard out there. This is going to be a really nice project, so we would really
appreciate your support in moving this forward to City Council tonig ht. One other
issue I think we discussed last time was the bollard lighting. That's something
that we will have to ask City Council for, but if you're so inclined we would prefer
that the bollard lighting be limited to the portion of the pathway behind t he
swimming pool. Being on the ridge we discussed that last time, what the
rationale was, not wanting the lights at the top of the ridge behind the houses
with view fences there, so -- with that I would stand for any questions.
Meridian Planning & Zoning
May 5, 2016
Page 18 of 31
Yearsley: Thank you. Are there any questions? Thank you. I do have one
person asking to testify. Jananne Keating. And just remember that -- where this
application is only just to be heard regarding the block length and the traffic
study, so if you can keep your comments to that I would appreciate it.
Keating: Okay. Jananne Keating. 12528 West Auckland Street. And I just
wanted to comment and see if there was any revisions to the plat map first of all
and, then, just wanted to comment that Ada County Highway District does
appear to have a study going on. They have the straps across the street right
now and they only have it halfway down the street , so I don't know if that's a true
reflection of how much traffic comes down the street when it's only capturing half
the traffic that's coming down, but that's all that I wanted to comment on.
Yearsley: Thank you.
Keating: Thank you.
Yearsley: I don't have anybody else wishing to testify. Is there anybody else
wanting to testify on this application? No? I guess is the applicant wanting to --
okay. Is there any other questions or comments before we close the public
hearing? With that I would entertain a motion.
Fitzgerald: Mr. Chairman, one second.
Yearsley: Okay.
Fitzgerald: Mark, I have one question you may be able to answer. Was there
any consideration from your team to include the calming -- the traffic calming
measures that we saw on your first version of your plat, the stop signs and the
traffic calming measures as you go south? So, one in the north part, one in the
south part with a stop sign in the middle, was that ever a consideration or is that
something you guys would be willing to do?
Tate: Are you saying an additional traffic calming device in that --
Fitzgerald: On the north block --
Tate: We would be willing to do that. I think one plan we had showed actually a
median island --
Fitzgerald: Exactly.
Tate: -- and if you guys wanted to condition that I would -- that would be
acceptable to me.
Fitzgerald: Okay. Thanks, Mr. Chairman.
Meridian Planning & Zoning
May 5, 2016
Page 19 of 31
Yearsley: Thank you. Any other comments before we -- okay. I would entertain
a motion to close the public hearing.
Wilson: Mr. Chair?
Yearsley: Mr. Wilson.
Wilson: I move to close the public hearing on H-2016-0030.
Fitzgerald: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: Comments or thoughts?
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I guess my opinion -- I think it's a great project. I think that land -- I
will go back to it, I think the land is difficult. Waterways flowing through and
utilizing that as part of the landscape, make this a unique setting. I think if the
applicant is willing to use some traffic calming measures on the north block and
the south block, I still think the 90 degree angle with a stop sign mitigates their
issues without having to completely redesign this thing and so I like the project. I
think they did a great job. I think they have gone beyond -- above and beyond
with regards to the pool and pathways and those kinds of things and so I -- I like
it, but I think we could add maybe a piece or two to make it safer for the people
that are driving down that road, especially for the neighbors that are living on
Auckland currently, but I think -- I still think that 90 degree angle with a stop sign
is -- is the thing you need to turn to in law and I think that's the crux of this issue,
but I think maybe an additional traffic calming measure in that north block --
maybe that will give the Commission a little bit better feeling than maybe putting
an island in the middle of the road would help that out. That was my only thought
as I was looking back comparing the two versions of this project -- or two
versions of the plat that may be some additional protection there for kids and for
-- to make sure we don't have speeders. But I -- still I like this project. I think
they did a great job of incorporating it into the neighborhood next door into
Rockhampton and I think with ACHD's input we should approve this as proposed,
not that I take their direction as the law, but I think it -- I like it as they presented
it. Maybe the addition we can move it forward.
Meridian Planning & Zoning
May 5, 2016
Page 20 of 31
Yearsley: Thank you.
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Yeah. I like it T'd off with the stop sign there and add the island in the
middle and I also like that cul-de-sac up there, I think that actually probably works
nicer for those lots anyway and cuts off that street just a little bit, just enough.
Yearsley: Thank you. Anybody else?
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I agree. I think the cul-de-sac up at the top looks perfectly fine. I think
the bollard lighting around the back of the pool would work functionally and be
appropriate for that area and the area that we have been working with I
appreciate the patience on the applicant for going back and seeing what they can
do to improve that and I think that will work.
Yearsley: Thanks.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: I agree. I mean I'm looking at the before and after. I commend the
Commission and staff working with the applicant and making something that
looks a lot better, including that cul-de-sac, so I would be supporting it.
Yearsley: I'm a little disappointed that they didn't actually come up with an option
of what could happen -- you know, like I said, I would have liked to have seen an
option. We may not have, you know, approved it or not or gone back to this one,
so I guess I kind of fall to what is considered the letter of the law or spirit of the
law. That's kind of a tough question. Personally I like the bollards across the
entire pathway on the top ridge, but I can be amenable, so -- other than that I
think it's a good project. I think it looks good, so --
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: I think the lighting needs to be there. I agree. It's just a safety issue.
Meridian Planning & Zoning
May 5, 2016
Page 21 of 31
Yearsley: Thank you.
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I think I -- I agree. I like the bollards at the top. I think it's a safety
thing. I think -- and it's something we need to -- as Bill pointed out last time, it's
something we have in our code and it's something we are not moving forward
with very quickly. Maybe this is the place to start with and that -- I do like the
conversation that the applicant brought forward, if you're going to force traffic -- if
there was a different cul-de-sac right here along that 56 foot -- or 560 foot block
length, I think you would shove traffic to a point where it wouldn't be fun for the
houses to the south. So, I still like this -- this setup, but I would be amenable to
the bollards up north -- or up along the path.
Yearsley: Thank you. With no other comments I would entertain a motion.
Fitzgerald: Do we think we know where we are going?
Yearsley: Well, three -- three made comments for the bollards, so --
Fitzgerald: Okay. So, Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I would -- after considering staff, applicant, and public testimony I
move to recommend approval to the City Council of file number H-2016-0030 as
presented in the staff report for the hearing date of May 5th, 2016, with the
following modifications -- that the bollards -- or I guess that's in the staff report.
Yearsley: Yes. Recommend that they stay --
Fitzgerald: That they are maintained in the staff report and that we add an
additional traffic calming measure on this 560 foot block length to the north. I'm
not sure that has a number, Sonya or Bill.
Yearsley: On Auckland?
Fitzgerald: On Auckland. That that be added as per the conversation with the
applicant.
McCarvel: Second.
Yearsley: I have a motion and a second to approve file number H -2016-0030.
All in favor say aye. Opposed? Motion carries. Congratulations.
Meridian Planning & Zoning
May 5, 2016
Page 22 of 31
MOTION CARRIED: ALL AYES.
D. Public Hearing for 907 NW 2nd Street (H-2016-0040) by
City of Meridian Located North Side of E. Pine Avenue, West
of N. Meridian Road
1. Request: Rezone of 0.21 Acres of Land from the R-4
Zoning District to the O-T Zoning District
Yearsley: Next item on the agenda is the public hearing for file number H -2016-
0040, 907 Northwest 2nd Street and let's begin with the staff report.
Watters: Thank you, Chairman, Commissioners. The next application is a
request for a rezone. This site consists of .27 of an acre of land, zoned R-4,
located at 907 Northwest 2nd Street. Adjacent land uses and zoning. To the
north are multi-family apartments zoned OT and to the east, south, and west are
single family residential properties zoned R-4. This property was rezoned to R-4
back in 2003 and a conditional use permit was approved for a multi -family
development. The Comprehensive Plan future land use map designation is Old
Town for this property. The applicant has applied for a rezone of .27 of an acre
of land from R-4 to Old Town, OT, consistent with the policies in the
Comprehensive Plan and the future land use map designation of Old Town for
this property. The reason for the rezone request is that the Public Works
Department will be installing a new sewer lin e in Northwest 2nd Street and
abandoning the old sewer line in the alley between Northwest 2nd and Northwest
3rd Streets. The sewer service for the properties along Northwest 2nd Street will
be rerouted to flow into the new sewer main in northwest 2nd Str eet. A new
service cannot be installed to serve 921 Northwest 2nd Street entirely within the
property lines of that property without causing damage to landscaping and
disruption to tenants. Therefore, the property owner has requested that the
sewer service line to the building at 921 Northwest 2nd Street run through the
subject property, which is under common ownership. In order to do this the
subject property must be rezoned to the same zone as the adjacent property,
then, a property boundary adjustment can be applied for to combine the two
parcels into one parcel. Once the rezone ordinance is approved the applicant
plans to submit and obtain approval of an application for a property boundary
adjustment to combine the parcels. Because no development is proposed with
this application staff does not recommend a development agreement is required
as a provision of the rezone. No written testimony has been received on this
application and staff is recommending approval. Staff will stand for any
questions.
Yearsley: Are there any questions? No? Since this is a City of Meridian,
application, they are the applicant and so -- is there anybody wishing to testify?
Meridian Planning & Zoning
May 5, 2016
Page 23 of 31
With that I don't think -- is there any final questions before we close the public
hearing? No? With that I would entertain a motion to close the public hearing on
file number H-2016-0040.
McCarvel: So moved.
Oliver: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Oppose? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: I think this one is pretty straight forward. Just trying to do a clean up
so we can get the utilities in there, so -- if there is any other comments -- if not, I
would entertain a motion.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: After considering all staff, applicant, and public testimony, I move to
recommend approval to City Council of file number H-2016-0040 as presented in
the staff report for the hearing date of May 5th, 2016.
Fitzgerald: Second.
Yearsley: I have a motion and a second to approve file number H-2016-0040.
All in favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
E. Public Hearing for Ashley Manor (H-2016-0043) by Mark
Ellison Located 4379 N. Locust Grove Road
1. Request: Annexation and Zoning of 1.22 Acres of
Land with an L-O Zoning District
Yearsley: Next item on the agenda is the public hearing for file number H-2016-
0043 of Ashley Manor and let's begin with the staff report.
Watters: Thank you, Chairman, Members of the Commission. The next
application is a request for annexation and zoning. This site consists of 1.22
acres of land, zoned RUT in Ada County, located at 4379 North Locust Grove
Road on the west of North Locust Grove, south of East McMillan Road. Adjacent
land uses and zoning. To the north is a rural residential property zoned RUT in
Meridian Planning & Zoning
May 5, 2016
Page 24 of 31
Ada County. To the east is Locust Grove Road and rural residential properties
zoned R-1 in Ada County. To the south is an office use zoned L-O. And to the
west is vacant undeveloped property zoned L -O. The Comprehensive Plan
future land use map designation for this site is mixed use neighborhood with a
neighborhood center overlay. The applicant has applied for annexation and
zoning of 1.22 acres of land with an L-O zoning district consistent with the
policies in the Comprehensive Plan and the future land use map. There is an
existing home on the northern portion of the property. You can see here on the
aerial. It is proposed to remain until phase two is commenced, which will -- which
the applicant expects to be in October of 2017. At that time the home will be
demolished. Until that time the applicant requests approval to continue to use
the home as a residence with a rental property, so that it's not left vacant.
Additionally, the owner requests approval to delay hooking the house up to city
water and sewer services, since it will be demolished in the future. Because
residential use of the property is a prohibited use in the L-O District, staff
recommends the residential use, as well as the access via Locust Grove cease
upon approval of the annexation ordinance. Continuance of the residential use
would be considered a nonconforming use in the L-O zoning district and as such
would be subject to the standards listed in UDC 11-1B-4. The applicant
proposes to develop the southern vacant portion of the site with a new office
building or expand the existing office building on the adjacent parcel to the south
by the summer of 2017. So, you can see from the aerial here this is an existing
office building that they are talking about possibly adding onto or constructing a
separate new building on the vacant portion here. This is a copy of the proposed
site plan that the applicant submitted. A conceptual elevation for the future office
building is shown on the left, proposed to be constructed. The building is similar
to the building on the adjacent property to the south. It's under the same
ownership. Written testimony was received from Mark Ellison, the applicant, in
response to the staff report and I will let him go over his comments with you.
Staff is recommending approval of the annexation and zoning with the
requirement of a development agreement containing the provisions in the staff
report. Staff will stand for any questions.
Yearsley: Are there any questions? Would the applicant like to come forward?
Please state your name and address for the record.
Ellison: Thank you. My name is Mack Ellison. My address is 4177 North
Pennfield Place in Boise. I am an employee of Ashley Manor, who is an affiliate
entity and the owner of the property. That's the company that will be building the
office building and, then, leasing it to Ashley Manor. And Sonya did a great job
summarizing the plan of the company, so I don't want to reiterate it, but I would
just say that there are two phases. The first phase would be to build an existing
office building and the vacant property right next to the current office building.
The plan is to start that as soon as possible sometime in September, October,
range, finish it next year and, then, the phase two would be to raze or demolish
the building -- the home that's on that northern piece of the property and, then,
Meridian Planning & Zoning
May 5, 2016
Page 25 of 31
build another facility -- another office building there. Expected timeline of that
would probably be October -- no later than October 2017, about 16, 17, 18
months out. We agree with all the recommendations of the staff, except for that
existing home. We would like to be able to not hook that up to city water and
sewer right now, because we are just going to demolish it in a number of months.
We would also like to be able to continue to rent it out as a home, so that it's not
vacant during that period of time and subject to the -- you know, the risks and all
the things that can happen to a vacant building. So, that's the only thing that we
request or -- is in relation to that residence to be able to continue to use that until
approximately 2017 in October.
Yearsley: Thank you. Are there any questions? Thank you very much. I have a
couple of people signed up. A Gerald Clark. Would you like to come forward?
And, please, state your name and address for the record.
Clark: My name is Gerald Clark. I live at 43 60 North Locust Grove Road, just
across the street from this, and my main objection to it is the traffic. I have lived
at this home for 48 years. Any improvements -- I mean I could take you around
and show all of the improvements and the big shop I have built on there, all the
fencing. When we bought that home there was nothing but just the home on
there. We raised -- we moved here from Kansas to get out of a high area of
crime, which I would say to an area that was better to raise our kids in and we
raised our kids and educated and such and our grandchildren here and whatever
and we enjoyed this home and tried to keep it up. I mean I'm getting old and it's
kind of a little hard to keep up, but the traffic on this road is terrible and some
project like this -- coming up is going to make the traffic much much worse. I
have had people use our driveway for turning around . Pull in. There have been
accidents in front of my home. The accidents -- they have pulled in my drive
while they were waiting for the police to show up and I know something like that
this people say oops, let's turn around here and they pull in my drive. I had a big
turnaround in there, because we don't dare to back out of our drive -- out of our
garage and into that street. So, we ca n back out and turn our car around and go
out face first. Now, I know that traffic out there. It has gone from about seven
cars per day to seven cars per minute and I know what's going to happen and so
I'm very very strongly opposed to this, because I know what's going to happen.
I'm sorry I'm a little nervous. I have never done this before, but you want to ask
me a question, well, just ask way.
Yearsley: Are there any questions? Thank you for coming to testify. Is there
anybody else wishing to testify on this application? If so, would the applicant like
to come forward and respond. Please state your name and address for the
record again.
Ellison: Mark Ellison. 4177 North Pennfield Place, Boise, Idaho.
Meridian Planning & Zoning
May 5, 2016
Page 26 of 31
Yearsley: And I guess the question, you know, he brought up was the traffic is --
is -- your development with the homes -- I mean I'm not sure what facility you're
-- what it is. Does it create a lot of traffic or --
Ellison: We don't believe that it would create any significant traffic amount. The
office building would I imagine house 15 to maybe 20 employees.
Yearsley: Okay.
Ellison: So, we don't see a large increase. I agree with him it's a busy street,
there is a lot there, and there are plans I understand -- ACHD has plans to widen
that street and they have widened part of it and we have met with them and they
have given the requirements that they -- they set forth. So, I think it will be
addressed over time as they are ready to expand that street and take care of the
traffic, but, you know, it's just one of those unfortunate things of growth.
Yearsley: All right. Are there any questions before we know -- no? Thank you. I
would entertain a motion to close the public hearing for file number H-2016-0043.
Wilson: So moved, Mr. Chair.
Fitzgerald: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: Any comments or thoughts?
McCarvel: Mr. Chairman?
Yearsley: Commissioner McCarvel.
McCarvel: Another office building right there makes sense. I think I would be in
support of staff of -- that the house needs to not be residential anymore from --
as soon as the annexation takes place and the access to Locust Grove be shut
off and not to be harsh, but I guess the alternative to havin g a vacant structure is
to get rid of the structure now instead of 12 months from now.
Yearsley: Right.
McCarvel: Because it's just that amount of time.
Yearsley: Thank you.
Meridian Planning & Zoning
May 5, 2016
Page 27 of 31
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: I -- first of all, to the neighbors, I -- that's a difficult location you guys
are in now, because Locust Grove has become an artery north -south and so it's
part of growth and I -- I am sorry it's kind of -- growth has shown up at your door
and you guys see it every day I'm sure. I don't think this business is probably
going to impact it hugely by another -- an additional building going in there. I -- I
kind of tend to agree with -- with Commissioner McCarvel that when you decide
to develop something it's probably in your -- that's pretty close quarters. An acre
is not too very -- and you're going to have construction traffic and you kind of
make the decision, you kind of cut bait and go. So, you kind of need to probably
take a decision -- or make a decision to demolish that building and go for it. So, I
think I would be agreeing with staff on that regard as well.
Yearsley: Thank you. I have a tendency to agree. You know, we don't know
what will happen in a year from now and, you know, that puts the burden back
onto the city to track to make sure that they can tear it down in a year, you know,
if we put a condition on that. So, I do agree with staff's reco mmendation that the
house needs to be removed as part of the annexation process. So, if there is no
other comments, I would entertain a motion.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: After considering all staff, applicant, and public testimony, I move to
recommend approval to City Council of file number H-2016-0043 as presented in
the staff report for the hearing date of March 5th, 2016.
Fitzgerald: Second.
Yearsley: I have a motion and a second to approve file number H -2016-0043.
All in favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
F. Public Hearing for Dance Arts Academy and Preschool
(H-2016-0042) by Amanda Bidwell Located 2989 E. Copper
Point Drive
1. Request: Conditional Use Permit Approval of a
Daycare Center for up to Eighteen (18) Children in a
C-G Zoning District
Meridian Planning & Zoning
May 5, 2016
Page 28 of 31
Yearsley: Next item on the agenda is file number H-2016-0042, the Dance Art
Academy and pre-school and let's begin with the staff report.
Beach: Thank you, Chair, Commissioners. As you said, this is an application for
a -- a conditional use permit for a pre-school. The site consists of .282 acres of
land that's currently zoned C-G and is located at 2989 East Copper Point Drive.
The site is surrounded by commercial property, which is also zoned C-G. The
Comprehensive Plan future land use map designation for the property is mixed
use regional. The applicant requests approval to operate a pre-school from an
existing building in the C-G zoning district. The proposed use is classified as a
daycare center in the UDC, which requires conditional use approval in the
district. The applicant is proposing to occupy an approximate 1,000 square foot
tenant space in an existing 6,000 square foot building. Access to the site is
provided via Copper Point Drive. Parking and street buffer landscaping exists on
the site. No exterior modifications to the building are proposed. However, the
applicant will be responsible to obtain a certificate of occupancy f rom the building
official prior to operating from the site. The applicant is proposing to have no
more than 18 students at any one time and to work closely with the dance studio
that occupies the other unit in the building. Access is proposed, like I sai d, for
this site via one access from North Meridian Road and -- excuse me. Daycare
facilities have specific use standards set forth in the UDC. The applicant shall be
responsible for complying with those standards. As I said, there are no exterior --
I don't know if you -- essentially, the site plan showing the structure -- there are
no required changes to the landscaping or the elevations of the structure. This is
what it currently looks like. It meets the current code. Staff is recommending
approval. I did not receive any written testimony on this application. And I will
stand for any questions you have.
Yearsley: Thank you. Are there any questions? If that, would the applicant like
to come forward. Please state your name and address for the record.
Bidwell: Thank you. I am Amanda Bidwell and I'm from neUdesign Architecture
and our address is 725 North 2nd Street here in Meridian. As Josh stated, this is
a 6,000 square foot building and we are looking at adding a daycare classroom
to 1,000 square tenant space in that building that would compliment the dance --
arts academy that's there and work closely with them teaching children additiona l
skill sets outside of dance. With that I will stand for any questions.
Yearsley: Thank you. Are there any questions? Thank you. I don't have
anybody wishing to testify. Is there anybody wanting to testify on this
application? Please come forward.
Bowens: My name is Christy Bowens. I'm at 3023 East Copper Point in
Meridian. I'm right behind that building. What I'm wondering is how the daycare
is going to handle 18 children and -- are they going to be outside? There is a lot
of cars moving in and out. Are we -- there is a dance studio there, which every
Meridian Planning & Zoning
May 5, 2016
Page 29 of 31
now and then a kid gets loose and runs around. So, I'm wondering how that and
the added impact for 18 children is going to impact the rest of the professional
office buildings around there with -- you know, we don't have anybody screaming
and running around back and forth, so we are little concerned on how that's
going to impact as far as the children and parking and has the HOA approved
this use and checked it with the restrictions to make sure that it's allowable?
Yearsley: Thank you. We will have to -- I'm not quite sure -- is there anybody
else wanting to testify on this application? With that, would the applicant like to
come forward and respond.
Bidwell: Do I need to state my name again?
Yearsley: Please.
Bidwell: I'm Amanda Bidwell. neUdesign Architecture. And our address is 725
North 2nd Street in Meridian. I understand the concern with that -- the proposed
preschool would be short classes in the morning where kids would go in and sit
down and learn a skill and, then, the parents would come and pick them up and
leave. It's not something where children would be all day long and that's I think
where the higher risk comes from in children getting loose and running around
screaming.
Yearsley: So, we are talking like a couple of hour type preschool facility?
Bidwell: Correct.
Yearsley: Okay. And I guess the other comment about the HOA -- not that we
have anything involved with that, but that probably needs to be checked to see if
that is an approved use within the -- I didn't realize that that development had an
HOA, so something to check into. Are there any other comments or questions?
Thank you. I would entertain a motion to close the public hearing on file number
H-2016-0042.
McCarvel: So moved.
Oliver: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Yearsley: Any comments or thoughts on this one?
McCarvel: Mr. Chairman?
Meridian Planning & Zoning
May 5, 2016
Page 30 of 31
Yearsley: Commissioner McCarvel.
McCarvel: I guess I really don't see a problem as long as -- you know, it is just
classroom type stuff and -- because there is nowhere outside, you know, to do a
little recess or anything like that. And we are certain the parking and stuff is
adequate for the dance? I'm guessing it's going to be kind of -- not at the same
time with the dance studio. And, yeah, I -- I had no idea that the HOA had -- if
they have got something to say about it, they probably ought to check that, but I
think from our standpoint it is okay.
Yearsley: Thank you.
Fitzgerald: Mr. Chairman?
Yearsley: Commissioner Fitzgerald.
Fitzgerald: Yeah. I think if it's kind of a drop in, not all day, kind of quick classes
and they have the dance studios and they would probably -- I would guess they
would not be at the same time. If they have room to -- if they would be able to -- I
mean I know that it -- the area -- and I'm surprised there are not more daycare
facilities there. I know that there is a couple across the street -- across Eagle,
but it doesn't surprise me -- it surprises me there is not more over there with the
amount of businesses and homes, so I think it's fine.
Yearsley: Thank you.
Beach: Mr. Chairman, if I may quick and in discussions that we had with the
applicant that's their intent is to have their dance classes in the evening, so there
wouldn't be a lot of use for those buildings during the day and so instead of
having an outdoor space for those children to run around in if they need to, they
intend to utilize that indoor space that was there in the discussions that we had
with the applicant, so --
Yearsley: Thank you.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: Having heard that from Josh right now, I believe that that would be a
good fit. I think that we are fine in knowing preschool -- you wouldn't have any
problem I don't think with running around kids, all screaming and whatnot. So, I
think it would be an appropriate fit for that area and I'm in favor of it.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0025
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for the Conditional Use Permit for a Drive-Through Establishment
within Three Hundred Feet (300’) of a Residential Use in a C-G Zoning District and per
Requirement of the Development Agreement; and Extended Hours of Operation for Dutch Bros.
Coffee, Located at 37 E. Calderwood Drive, by Steven Adamson.
Case No(s). H-2016-0025
For the Planning & Zoning Commission Hearing Dates of: April 7 and 21, 2016 (Findings on May
5, 2016)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 21, 2016, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of April 21, 2016, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 21, 2016,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of April 21, 2016, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0025
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of April 21, 2016, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant’s request for a conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of April 21, 2016, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of April 21, 2016
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 1
STAFF REPORT
Hearing Date: April 21, 2016
(Continued from: April 7, 2016)
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Dutch Bros. Coffee – CUP (H-2016-0025)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Steven Adamson, has applied for a conditional use permit (CUP) for a drive-through
establishment for Dutch Bros. Coffee in a C-G zoning district; and extended hours of operation from
5:00 am to 11:00 pm. A CUP is required by the development agreement for the proposed drive-
through and extended business hours of operation; and per UDC Table 11-2B-2 because the drive-
through is proposed within 300 feet of a residential use. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
The Meridian Planning and Zoning Commission heard this item on April 21, 2016. At the
public hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Jeffrey Hall
ii. In opposition: None
iii. Commenting: Robin Hatcher
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. The requirement for the material of the enclosure around the Intermountain gas
equipment to be changed.
c. Key Commission Changes to Staff Recommendation:
i. Modification to condition #1.5 to extend the business hours of operation from 5:00 am
to 11:00 pm.
ii. Removal of condition #1.7, which requires the mechanical equipment along Calderwood
Street to be screened with an allowable material and the existing chainlink enclosure to
be removed.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2016-
0025 as presented in the staff report for the hearing date of April 21, 2016, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2016-0025
as presented during the hearing on April 21, 2016, for the following reasons: (You should state
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 2
specific reasons for denial and what the applicant could do to gain your approval with another
application.)
Continuance
I move to continue File Number H-2016-0025 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 37 E. Calderwood Drive, in the NW ¼ of Section 19, Township 3 North,
Range 1 East.
B. Owner(s):
GGR, LLC – Bob Runyan
P.O. Box 2579
Eagle, ID 83616
C. Applicant:
Northwest Commercial Advisors, LLC
3023 E. Copper Point Dr., Ste. 205
Meridian, ID 83642
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: March 21 and April 4, 2016
C. Radius notices mailed to properties within 300 feet on: March 10, 2016
D. Applicant posted notice on site by: April 8, 2016
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped land,
zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: E. Calderwood Drive and retail commercial property, zoned C-G
East: Spring Creek Senior Living, zoned L-O
South: Vacant/undeveloped commercial property, zoned C-G
West: S. Meridian Road (SH-69) and single-family residential properties, zoned R-4
C. History of Previous Actions:
In 2004, the overall property in which this site is located received rezone, preliminary plat,
conditional use permit and final plat (RZ-04-009, PP-04-023, CUP-04-025 & FP-04-067)
approval to develop a nursing care facility, forty (40) single family homes and the potential to
develop twelve (12) office buildings in an R-8 and L-O zoning districts. The subject property
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 3
was proposed to develop with office uses.
In 2015, the subject property was rezoned (RZ-15-002) with the requirement of a
Development Agreement (#2015-043235); and a conditional use permit modification (MCU-
15-001) was approved to modify the site plan and exclude the site from the Larkspur planned
unit development. Approval to vacate (VAC-15-002) a portion of a plat note on the recorded
plat for Larkspur Subdivision and reduce the platted width of the Meridian Road street buffer
was also approved.
In 2016, a property boundary adjustment (A-2016-0005) was approved which combined two
building lots into one for the subject property.
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to this area
currently exists south of the subject site.
b. Location of water: A water main intended to provide service to this area currently exists
adjacent to the subject site.
c. Issues or concerns: Applicant shall be responsible to extent utility service to the subject
site.
E. Physical Features:
1. Canals/Ditches Irrigation: There are no canals or ditches on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated “Medium Density Residential” on the Comprehensive Plan Future Land
Use Map (FLUM). The purpose of the residential land use designations is to provide a variety of
housing types. Typically, the City envisions single family homes at gross densities of 3 to 8 dwellings
units per acre.
While commercial uses and zoning are not typically allowed in MDR designated areas, the Larkspur
development was approved as a planned development (CUP-04-025), the property was allowed to
develop with office uses and zoned L-O.
Last year, this property along with several others to the south was re-zoned to C-G with the
requirement of a development agreement and was removed from the requirements of the planned
development. The commercial FLUM designation on the property to the north across Calderwood
Drive was allowed to “float” to this property because FLUM designations are not parcel specific
therefore, the site was rezoned to C-G.
The proposed use of the property as a drive-through coffee shop is consistent with the uses desired in
C-G zoned areas with access via a collector street in close proximity to residential uses. Therefore,
staff finds the proposed use is consistent with 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):
“Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 4
Street buffer and parking lot landscaping is required to be provided with development.
“Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection.” (3.04.02A)
There is adequate water supply and pressure available to the site for fire protection.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
The proposed coffee kiosk will offer a service within walking distance of several nearby
residential neighborhoods (i.e. Spring Creek, Larkspur, Meridian Greens, Running Brook
Estates).
“Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.” (3.03.02O)
Direct lot access is not proposed or allowed via S. Meridian Road or E. Calderwood Drive. A
cross-access/shared parking easement/agreement is required to be recorded for the
commercial development in which this site lies.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.”
Planter islands are proposed in the parking area and will be landscaped in accord with the
standards listed in UDC 11-3B-8C; street buffer landscaping exists along S. Meridian Road
(SH-69) and is required along E. Calderwood Drive in accord with the standards listed in
UDC 11-3B-7C.
“Minimize noise, odor, air pollution, and visual pollution in industrial and commercial
development adjacent to residential areas.” (3.06.01B)
The proposed drive-through will not have speakers; therefore, the noise should be minimal.
Air pollution will be a factor with cars idling in the drive-through; however, it shouldn’t be
excessive. Visual pollution will be mitigated with landscaping on the site.
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed drive-through coffee kiosk will contribute to the variety of services available in
the southern portion of the City.
For the above-stated reasons, staff believes the proposed use is consistent with the applicable
comprehensive plan policies and is appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with the Meridian comprehensive plan. Six (6)
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the C-G zoning district. A restaurant is a principal permitted
use in the C-G zoning district; a drive-thru establishment requires conditional use permit approval
when located within 300 feet of a residence, residential use, or another drive-thru establishment
subject to the specific use standards set forth in UDC 11-4-3-11.
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 5
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a drive-through
establishment for Dutch Bros. Coffee in a C-G zoning district; and extended hours of operation
from 5:00 am to 11:00 pm. The development agreement requires CUP approval of the drive-
through use and extended hours of operation beyond 6 am to 11 pm. A CUP is also required per
UDC Table 11-2B-2, because the proposed drive-through is located within 300 feet of an existing
residential use (Spring Creek Senior Living) and per UDC 11-2B-3A.4 for extended hours of
operation.
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop
with a 571 square foot (s.f.) coffee kiosk with a drive-through.
Staff recommends the stacking lane for the drive-through is striped leaving a 25-foot wide drive
aisle for vehicles entering and exiting the parking stalls. The width of the street buffer along
Calderwood may be reduced to 20 feet measured from back of sidewalk.
Access: Access is proposed from a shared driveway for the commercial development via E.
Calderwood Drive. Direct lot access is prohibited via S. Meridian Road (SH-69) and E.
Calderwood Drive.
A cross-access/shared-parking easement/agreement is required per the recorded
development agreement to be recorded for the commercial development. A copy of the
recorded agreement is required to be submitted to the City prior to the issuance of the first
certificate of occupancy.
Parking: Based on the overall square footage of the building (571 s.f.), a minimum of one
vehicle parking space is required to be provided on the site per the standards listed in UDC 11-
3C-6B. A total of 7 parking stalls are proposed.
Based on the number of vehicle parking stalls (7), a bicycle rack capable of holding a minimum
of one bicycle is required to be provided per UDC 11-3C-6G as proposed in accord with the
standards listed in UDC 11-3C-5C.
Landscaping: A 35-foot wide landscaped street buffer exists along S. Meridian Road, an arterial
street that was installed with Larkspur Subdivision No. 1; all existing landscaping is required to
be protected during construction in accord with UDC 11-3B-10C. A 20-foot wide street buffer is
required along E. Calderwood Drive, a collector street in accord with the standards listed in UDC
11-3B-7C per UDC Table 11-2B-3; additional trees are required within the buffer to total 1 per 35
linear feet.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. Trees
(1 per 35 linear feet) are required to be planted within the perimeter buffer along the southern
boundary of the site in accord with UDC 11-3B-8C; no trees are currently shown on the plan.
Trash Enclosure: A dumpster to serve the proposed use is depicted on the site plan. The
applicant should obtain approval from Republic Services for the location and design of the
enclosure and size of the trash receptacle (see condition #5.1 in Exhibit B).
Materials for the enclosure are proposed to consist of split face CMU block with metal doors.
The materials and colors of the structure should complement that of the building.
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 6
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-11, Drive-Through Establishment. Staff has reviewed these standards and found the site
plan to be in compliance with those standards.
Hours of Operation: The proposed hours of operation are from 5:00 am to 11:00 pm. Because
common area separates this site from the adjacent residential property to the east (Spring Creek
Senior Living), the hours of operation are not required to be restricted per UDC 11-2B-3A.4.
Sidewalk: Five-foot wide detached sidewalks are required along collector and arterial streets per
UDC 11-3A-17. A 5-foot wide detached sidewalk exists along S. Meridian Road (SH-69) and a
5-foot wide attached sidewalk exists along E. Calderwood Drive. Because the sidewalk along
Calderwood is fairly new, staff does not recommend it’s replaced with a detached sidewalk.
A 5-foot wide pedestrian walkway is required from the perimeter sidewalk to the main
building entrance per UDC 11-3A-19A.4. The site plan depicts a 4-foot wide sidewalk. The
sidewalk should be widened to 5 feet and be distinguished from the vehicular driving
surface through the use of pavers, colored or scored concrete or bricks.
Mechanical Equipment: All outdoor service equipment is required to be incorporated into the
overall design of buildings and landscaping so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties and public streets. There is
currently some mechanical/service equipment that exists within a chainlink enclosure on this site
adjacent to Calderwood. As the UDC (11-3B-5M) does not allow chainlink fencing (with or
without slats) to qualify as a screening material, the chainlink should be removed and replaced
with an allowable screening material.
Building Elevations: Building elevations were submitted for the proposed structure as shown in
Exhibit A.4. Building materials consist primarily of stucco with cultured stone and stucco
banding as accents. The structure is required to be consistent with the building elevations
approved with RZ-15-002 and comply with the design standards listed in UDC 11-3A-19 and the
Architectural Standards Manual (ASM). Staff finds he proposed elevations are generally
consistent with those previously approved. Detailed review for compliance with UDC and ASM
design standards will take place with the Certificate of Zoning Compliance and Design Review
applications.
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use, site layout and building elevations from the
Planning Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the site layout and building elevations. The proposed
site layout and structures are required to comply with the design standards listed in UDC 11-3A-
19 and the Architectural Standards Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (dated: 2/18/16)
3. Landscape Plan (dated: 2/18/16)
4. Building Elevations
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 7
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 8
Exhibit A.1: Vicinity/Zoning Map
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 9
Exhibit A.2: Site Plan (dated: 2/18/16)
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 10
Exhibit A.3: Landscape Plan (dated: 2/18/16)
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 11
Exhibit A.4: Building Elevations
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 12
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all previous conditions of approval associated with this site (RZ-
04-009; PP-04-023; CUP-04-025; FP-04-067; RZ-15-002; MCU-15-001; VAC-15-002 and
Development Agreement #2015-043235).
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-11, Drive-
Through Establishment. The site plan submitted with the Certificate of Zoning Compliance
application shall demonstrate compliance with these standards and the conditions of approval.
1.3 The site and/or landscape plans included in Exhibit A, dated 2/18/16 shall be revised as follows
(as applicable):
a. Include one tree within the planter island at the east end of the row of parking in accord with
UDC 11-3B-8C; the planter island shall be planted with vegetation that results in 70% coverage
at maturity per UDC 11-3B-5N.
b. Widen the internal sidewalk that abuts the parking stalls to 7 feet to allow for 2 feet of vehicle
overhang; or, widen the sidewalk to a minimum of 5 feet and provide wheel stops within the
parking stalls to prevent vehicle overhang in accord with UDC 11-3A-17 and11-3C-5B.4.
c. Include a detail of the bicycle rack that complies with the standards listed in UDC 11-3C-5C.
d. Widen the pedestrian walkway from the perimeter sidewalk along Calderwood Drive to the
main building entrance to 5 feet. The walkway shall be distinguished from the vehicular driving
surface through the use of pavers, colored or scored concrete or bricks, per UDC 11-3A-19A.4.
e. Trees (1 per 35 linear feet) are required to be planted within the street buffer along E.
Calderwood Drive and within the perimeter buffer along the southern boundary of the site in
accord with UDC 11-3B-7C and 11-3B-8C.
f. Stripe the stacking lane for the drive-through leaving a 25-foot wide drive aisle for vehicles
entering and exiting the parking stalls. The width of the street buffer along Calderwood may be
reduced to 20 feet measured from back of sidewalk.
1.4 All existing landscaping within the street buffer adjacent to S. Meridian Road (SH-69) shall be
protected during construction in accord with UDC 11-3B-10C.
1.5 The hours of operation for the proposed drive-through are restricted to the hours between 65:00
am and 11:00 pm, unless extended hours are approved with this application. The Commission
approved extended hours of operation for this project.
1.6 A cross-access/shared-parking easement/agreement was required per the recorded development
agreement to be recorded for the commercial development. A copy of the recorded agreement is
required to be submitted to the City prior to the issuance of the first certificate of occupancy.
1.7 The chainlink enclosure around the mechanical/service equipment located adjacent to E.
Calderwood Drive shall be removed and replaced with an allowable screening material per UDC
11-3A-12B and 11-3B-5M. The Commission did not require changes to the existing enclosure.
1.8 Development of this site shall substantially comply with the approved site plan, landscape plan
and building elevations and the conditions of approval listed herein.
1.9 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 13
1.10 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual.
1.11 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.12 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. If the use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-5B-6F.
1.13 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 The applicant shall coordinate with Bob Olson, Republic Services, on the design of the trash
enclosure and size of the receptacle.
6. ADA COUNTY HIGHWAY DISTRICT
The Ada County Highway District (ACHD) has reviewed the submitted application for the
application referenced above and has determined that there are no improvements required to the
adjacent street.
The applicant shall be required to:
1. Pay a traffic impact fee. If applicable, a traffic impact fee may be assessed by ACHD and will
be due prior to the issuance of a building permit by the lead agency. This is a separate review
process and it is the applicant’s responsibility to submit plans directly to ACHD.
2. Comply with all ACHD Policies and ACHD Standard Conditions of Approval for any
improvements or work in the right-of-way.
3. Obtain a permit for any work in the right-of-way prior to the construction, repair, or installation
of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts,
etc.).
6.1 STANDARD CONDITIONS OF APPROVAL
6.1.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 14
6.1.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
6.1.3 In accordance with District policy, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
6.1.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
6.1.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6.1.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
6.1.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
6.1.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
6.1.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6.1.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
6.1.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
6.1.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
7. PARKS DEPARTMENT
7.1 The Parks Department did not submit comments on this application.
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 15
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. 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.
The Commission finds that the subject property is large enough to accommodate the proposed
use and comply with the dimensional & development regulations of the C-G district as
required by the UDC (see Analysis Section IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial for this site if
designed in accord with the conditions listed in Exhibit B.
c. 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.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use should be compatible with other uses in the general neighborhood,
with the existing and intended character of the area, and with other existing and future uses in
the C-G zoning district.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use will not adversely affect other property in the area.
e. 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.
The Commission finds that the proposed use will be served adequately by all of the public
facilities and services listed above.
f. 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, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community’s economic welfare.
EXHIBIT A
Dutch Bros. Coffee – CUP H-2016-0025 PAGE 14
g. 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.
The Commission finds the proposed use will not be detrimental to any persons, property or
the general welfare of the area.
h. 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.
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use. Further, the Commission finds that the proposed use will
not result in the destruction, loss or damage of any natural, scenic or historic feature of major
importance.
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s
It
e
m
#
4
D
:
9
0
7
N
.
W
.
2
nd
St
r
e
e
t
Vi
c
i
n
i
t
y
/
Z
o
n
i
n
g
&
A
e
r
i
a
l
M
a
p
s
It
e
m
#
4
E
:
A
s
h
l
e
y
M
a
n
o
r
–
Z
o
n
i
n
g
&
A
e
r
i
a
l
M
a
p
1
5
8
9
42
4
5
42
6
1
1
5
5
3
1
5
6
5
4
2
3
6
1
5
7
7
1
5
9
5
44
7
0
4320 172
45
4
5
1625
1
4
2
3
44
1
5
4360
43
7
9
14
3
4
43
3
4
4500 171
14
6
3
4431 1643 1687
44
9
2
45
1
0
45
2
8
44
9
7
44
8
1
4557 4538
44
5
2
45
3
0
45
1
5
44
5
3
44
7
1
1675
14
9
2
4493 1621 1725 1665 4519 4462
N
L
o
c
u
s
t
G
r
o
v
e
R
d
N
B
r
i
g
h
mpe d e W a y E
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R
e d
R
o
c
k
D
r
S t a r
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N
B
r
i
g
h
t
A
n
g
e
l
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v
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l
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v
e
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K
Pr
o
p
o
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e
d
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o
n
c
e
p
t
Pl
a
n
&
E
l
e
v
a
t
i
o
n
s
It
e
m
#
4
F
:
D
a
n
c
e
A
r
t
s
A
c
a
d
e
m
y
an
d
P
r
e
s
c
h
o
o
l
Vi
c
i
n
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t
y
M
a
p
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t
e
p
l
a
n
Bu
i
l
d
i
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l
e
v
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t
i
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n
s
T-
: - .
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\.\.
....2 .
)!\
!
)!\
%
Ho
w
r
y
L
a
n
e
S
u
b
d
i
v
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s
i
o
n
Me
r
i
d
i
a
n
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l
a
n
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i
n
g
&
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o
n
i
n
g
Ma
y
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,
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0
1
6
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w
r
y
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a
n
e
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u
b
d
i
v
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i
o
n
Co
n
d
i
t
i
o
n
1
.
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.
2
.
b
–
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l
o
c
k
Le
n
g
t
h
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g
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u
b
m
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t
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l
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v
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d
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u
b
m
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t
t
a
l
De
c
r
e
a
s
e
d
st
r
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e
t
l
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n
g
t
h
,
mo
d
i
f
i
e
d
en
t
r
y
&
p
a
r
k
Modified intersection to include 90 degree intersection and stop sign
AC
H
D
S
t
a
f
f
R
e
p
o
r
t
•
“
T
h
e
p
r
o
p
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e
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d
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m
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si
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n
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a
t
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t
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d
y
i
n
t
e
rsection
an
d
l
o
c
a
l
s
t
r
e
e
t
s
.
”
•
Si
t
e
S
p
e
c
i
f
i
c
C
o
n
d
i
t
i
o
n
#
1
:
D
e
d
i
c
a
t
e
a
2
0
-
f
e
e
t
w
i
d
e
s
t
r
i
p
of right-of-
wa
y
f
o
r
t
h
e
f
u
t
u
r
e
H
o
w
r
y
L
a
n
e
(
p
u
b
l
i
c
)
,
f
r
o
m
A
m
i
t
y
R
o
a
d south to
th
e
s
i
t
e
.
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h
e
r
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g
h
t
-
o
f
-
w
a
y
d
e
d
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c
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t
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o
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s
h
a
l
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n
c
o
m
p
a
s
s
t
h
e existing
pr
i
v
a
t
e
r
o
a
d
,
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o
w
r
y
L
a
n
e
.
•
Si
t
e
S
p
e
c
i
f
i
c
C
o
n
d
i
t
i
o
n
#
5
:
C
o
n
s
t
r
u
c
t
t
h
e
i
n
t
e
r
n
a
l
l
o
c
a
l
s
t
reets as 33
to
3
6
f
o
o
t
s
t
r
e
e
t
s
e
c
t
i
o
n
s
w
i
t
h
c
u
r
b
,
g
u
t
t
e
r
,
a
n
d
5
-
f
oo
t
w
i
d
e
at
t
a
c
h
e
d
c
o
n
c
r
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t
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s
i
d
e
w
a
l
k
s
w
i
t
h
i
n
5
0
f
e
e
t
o
f
r
i
g
h
t
-
o
f
-
w
ay, as
pr
o
p
o
s
e
d
.
•
Si
t
e
S
p
e
c
i
f
i
c
C
o
n
d
i
t
i
o
n
#
6
:
C
o
n
s
t
r
u
c
t
a
b
u
l
b
-
o
u
t
w
i
t
h
a
m
inimum
pa
v
e
m
e
n
t
w
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d
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h
o
f
2
0
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f
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e
t
f
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o
m
b
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r
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k
of
b
u
r
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ea
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n
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o
f
A
u
k
l
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d
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t
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d
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m
p
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r
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n
s
t
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t
y
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e
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.
b
b.
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e
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t
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n
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y
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p
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b
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p
t
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on
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r
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e
t
(
1
,
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0
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n
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h
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o
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t
r
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s
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e
c
o
n
d
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t
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o
n
s
s
u
c
h
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:
an
a
b
u
t
t
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n
g
a
r
t
e
r
i
a
l
s
t
r
e
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t
o
r
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g
h
w
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l
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s
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n
pe
r
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e
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t
(
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%
)
,
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a
b
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t
t
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n
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ur
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ad
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r
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co
n
n
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c
t
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s
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p
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r
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e
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r
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t
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c
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.
Re
v
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d
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l
o
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k
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e
n
g
t
h
53
5
’
57
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56
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d
e
g
r
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e
t
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r
n
(
a
n
d
st
o
p
s
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g
n
)
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r
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s
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p
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o
c
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r
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r
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r
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t
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d
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pa
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r
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h
a
.
Me
r
i
d
i
a
n
C
i
t
y
C
o
d
e
1
1
-
6
C
-
3
F
–
Bl
o
c
k
F
a
c
e
1.
L
e
n
g
t
h
I
n
R
e
s
i
d
e
n
t
i
a
l
D
i
s
t
r
i
c
t
s
:
I
n
t
h
e
r
e
s
i
d
e
n
t
ia
l
d
i
s
t
r
i
c
t
s
,
n
o
b
l
o
c
k
f
a
c
e
s
h
a
l
l
b
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m
o
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t
h
a
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s
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v
en
h
u
n
d
r
e
d
f
i
f
t
y
f
e
e
t
(
7
5
0
'
)
i
n
l
e
n
g
t
h
w
i
t
h
o
u
t
a
n
in
t
e
r
s
e
c
t
i
n
g
s
t
r
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t
o
r
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e
x
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p
t
a
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a
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d
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b
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e
c
t
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o
n
F
3
o
f
t
h
i
s
s
e
c
t
i
o
n
.
3.
E
x
c
e
p
t
i
o
n
s
:
A
l
t
h
o
u
g
h
b
l
o
c
k
f
a
c
e
l
e
n
g
t
h
s
a
r
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a
l
l
o
we
d
t
o
e
x
c
e
e
d
t
h
e
m
a
x
i
m
u
m
l
e
n
g
t
h
a
s
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t
f
o
r
t
h
b
e
l
o
w
,
i
t
i
s
a
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t
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c
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p
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t
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m
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b
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o
t
ex
c
e
e
d
t
h
e
r
e
q
u
i
r
e
m
e
n
t
:
a.
Wh
e
r
e
a
p
e
d
e
s
t
r
i
a
n
c
o
n
n
e
c
t
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n
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s
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r
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v
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d
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d
,
t
h
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m
a
x
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mu
m
b
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k
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d
e
d
u
p
t
o
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n
e
t
h
o
u
s
a
n
d
f
eet (1,000') in length
in
r
e
s
i
d
e
n
t
i
a
l
d
i
s
t
r
i
c
t
s
;
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n
d
u
p
t
o
s
e
v
e
n
h
u
n
d
r
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d
f
i
f
t
y
f
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t
(
7
5
0
'
)
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n
l
e
n
g
th
i
n
t
h
e
T
N
-
C
a
n
d
T
N
-
R
d
i
s
t
r
i
c
t
s
.
T
h
e
p
e
d
e
s
t
r
i
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n
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on
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e
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t
i
o
n
s
h
a
l
l
p
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c
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e
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s
fr
o
m
w
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t
h
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s
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b
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i
v
i
s
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n
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o
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n
e
o
r
m
o
r
e
o
f
t
h
e
f
ol
l
o
w
i
n
g
:
a
q
u
a
l
i
f
i
e
d
o
p
e
n
s
p
a
c
e
a
s
d
e
f
i
n
e
d
i
n
s
u
b
s
ec
t
i
o
n
11
-
3
G
-
3
B
o
f
t
h
i
s
t
i
t
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e
,
a
s
t
r
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e
t
,
o
r
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co
m
m
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n
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n
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o
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p
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b
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t
i
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a
r
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a
w
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t
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a
n
a
b
u
t
t
i
n
g
d
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o
p
m
e
n
t
.
b.
Th
e
c
i
t
y
c
o
u
n
c
i
l
m
a
y
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p
p
r
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v
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a
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p
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t
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n
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t
w
o
h
u
n
d
r
e
d
f
e
e
t
(
1
,
2
0
0
'
)
i
n
l
e
n
g
t
h
w
h
e
r
e
block design is
co
n
s
t
r
a
i
n
e
d
b
y
s
i
t
e
c
o
n
d
i
t
i
o
n
s
s
u
c
h
a
s
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PROJECT NARRATIVE
THE PROJECT INCLUDES MINOR IMPROVEMENTS TO THE SPACE, INCLUDING ADDING A FEW
WALLS, DOORS, AND INTERIOR WINDOWS, AS WELL AS REMOVING A FEW WALLS, IN ORDER TO
MAKE THE SPACE FUNCTION MORE EFFICIENTLY FOR THE NEW TENANT.
THIS PROJECT IS NOT FIRE SPRINKLED.
ZONING: C-G - GENERAL COMMERCIAL
AREAS & OCCUPANT LOAD FACTORS:
TABLE 1004.1.1: AREAS & OCCUPANT ANALYSIS:
CLASSROOM (DAYCARE): 35 NET
DANCE AREAS (EXERCISE ROOM): 50 GROSS
BUSINESS AREA: 100 GROSS
CLASSROOM: 567 NET sf / 35 = 17 OCCUPANTS
DANCE AREAS: 3,626 GROSS sf/50 = 73 OCCUPANTS
BUSINESS AREAS: 1,807 GROSS sf/100 = 19 OCCUPANTS
TOTALS: 6,000sf = 109 OCCUPANTS
APPLICABLE CODES:
Seismic Design Category C;
Roof Snow Load 25 psf;
Wind Load 115 mph, Exposure C per IBC;
Frost Depth 24”
DANCE AREA: A-3 OCCUPANCY (ASSEMBLY-3)
BUSINESS AREAS: B OCCUPANCY (BUSINESS)
(PER CHAPTER 3) (NON-SEPARATED OCCUPANCIES PER 508.3)
CLASSROOM AREA: E OCCUPANCY (EDUCATIONAL) (9% OF BUILDING FLOOR AREA)
(ACCESSORY OCCUPANCY PER IBC 508.2)
BASIC DESIGN CRITERIA:
OCCUPANCY GROUPS:
1 STORY, +-20' IN HEIGHT
(2 STORIES ALLOWED, PER TABLE 503)
NUMBER OF STORIES /
BUILDING HEIGHT
6,000 SF GROSS SQUARE FOOTAGE OF
AREAS OF EXISTING
CONSTRUCTION
6,000sf ALLOWED ≥ 6,000sf PROPOSED = PASSES
(NO FIRE SPRINKLER OR FRONTAGE INCREASES NEEDED PER 506.3)
NOT APPLICABLE
(PER SECTION 507)
TYPE V-B
(PER TABLE 601)
TYPE OF CONSTRUCTION
0-HR RATED CONSTRUCTION, COMBUSTIBLE MATERIALS OK (PER TABLE 601)
NON-SEPARATED USES PER IBC 508.3, NO SEPARATION REQ'D PER IBC 508.3.3
(PER SECTION 508 & 508.3)
INCIDENTAL ACCESSORY OCCUPANCIES - NONE NOTED (PER TABLE 508.2.5)
FIRE RESISTIVE
REQUIREMENTS
NONE NOTED (PER CHAPTER 4 - 402 MALLS; 403 HIGH RISE; 404 ATRIUMS; 405
UNDERGROUND; 406 MOTOR VEHICLE RELATED; 407 GROUP I-2; 408 GROUP I-3; 409
MOTION PICTURE PROJECTION ROOMS; 410 STAGES; 411 AMUSEMENT BUILDINGS; 412
AIRCRAFT RELATED; 413 HIGH-PILE & COMBUSTIBLE STORAGE; 414 HAZARDOUS
MATERIALS; 415 GROUP H; 416 FLAMMABLE FINISHES; 417 DRYING ROOM; 418 ORGANIC
COATING; 419 LIVE/WORK; 420 GROUPS I-1, R-1, R-2, R-3; 421 HYDROGEN CUTOFF
ROOMS; 422 AMBULATORY HEALTH CARE; 423 STORM SHELTER)
SPECIAL DETAILED
REQUIREMENTS BASED
ON USE AND
OCCUPANCY
109 OCCUPANTS - SEE NOTES ABOVE
(PER TABLE 1004.1.2)
OCCUPANT LOADS
OCCUPANCIES A, AND B REQUIRE 75' MAX - PROVIDED, SEE
ADJACENT ANALYSIS
(PER SECTION 1014.3)
COMMON PATH OF
EGRESS
ALLOWABLE AREAS BY
OCCUPANCY & AREA
INCREASES
UNLIMITED AREAS
OCCUPANCIES A AND B REQUIRE 200' MAX - PROVIDED, SEE
ADJACENT ANALYSIS
(PER SECTION 1016)
SPACES w/ (1) ALLOWED EXIT TO MEET TABLE 1021.2, 75' MAX.
TRAVEL DISTANCE
EXIT ACCESS TRAVEL
DISTANCE
PLUMBING FIXTURE COUNT FOR OCCUPANCY (per TABLE 2902.1):
ITEM: REQUIRED (PROVIDED):
4 REQUIRED (4 PROVIDED)
4 REQUIRED (4 PROVIDED)
-
2 REQUIRED (2 PROVIDED)
1 REQUIRED (1 PROVIDED)
WATER CLOSETS:
LAVATORIES:
SHOWERS:
DRINKING FOUNTAINS:
SERVICE SINKS (MOP/JAN.):
NOTE 1: FIXTURE COUNTS TO BE PER 2012 IBC & 2009 IPC
NOTE 2: FIXTURE COUNTS ARE BASED ON B OCCUPANCY, WHICH IS THE MOST STRINGENT OF THE
THREE OCCUPANCIES.
CODE ANALYSIS
INTERNATIONAL BUILDING CODE (2012 EDITION)
INTERNATIONAL FIRE CODE (2012 EDITION)
HANDICAP ACCESSIBILITY PER IBC CHAPTER 11 AND CABO/ANSI A-117.1, 2009 EDITION
INTERNATIONAL ENERGY CONSERVATION CODE (2009 EDITION)
INTERNATIONAL MECHANICAL CODE (2012 EDITION)
INTERNATIONAL FUEL GAS CODE (2012 EDITION)
UNIFORM PLUMBING CODE (2009 EDITION)
NATIONAL ELECTRICAL CODE (2014 EDITION)
CURRENT LOCAL CODES AND AMENDMENTS.
EATD: 38' - 10"
EATD: 105' - 6"
CPET: 0' - 0"
EATD: 108' - 6"
EXISTING CONDITIONS
EXIT
EXIT
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EXIT
EXIT
EX
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FE =FIRE EXTINGUISHER
F
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FE
FE
CPET: 0' - 0"
1660 SF
B
870 SF
A-3
596 SF
E
2736 SF
A-3
138 SF
B
2644 SF
A-3
1623 SF
B
567 SF
E
843 SF
A-3 128 SF
B
Sheet List
Sheet
Number Sheet Name
G-001 Cover Sheet
G-002 Symbols & Abbreviaitons
G-003 ADA Standards
G-004 ADA Standards
A-101 Site Plan
A-111 Demo Floor Plan
A-112 Floor Plan
A-141 Reflected Ceiling Plan
Dance Arts Academy T.I.
Meridian, ID
2989 E Copper Point Dr.
Meridian, ID 83642
Tenant Improvement
6,000sf of Existing Building
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
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PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
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Project Team:
Tenant: Architect:
PROJECT
LOCATION
General Contractor:
Legal Description:
TAX PARCEL # : R1022780030
LOT SIZE: .282 ACRES
ZONING: C-G
TOWNSHIP: 3N, RANGE: 1E, SECTION: 20
SUB: BONITO SUB NO 03
Dance Arts Studio
2989 E Copper Point Dr.
Meridian, ID 83642
TEL | 208.345.4832
Dotty Hancock
dottyhancock@gmail.com
neUdesign Architecture, LLC
725 E 2nd St.
Meridian, ID 83642
TEL | 208.884.2824
Jim Escobar
jim@neudesignarch.com
Sean Whalen
431 W McGregor Dr.
Boise, ID 83705
TEL | 208.412.6791
Sean Whalen
sean@cmboise.com
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1/8" = 1'-0" 1 Exit Plan
1/16" = 1'-0" 2 Gross Area Plan
1/16" = 1'-0" 3 Net Area Plan
&AND
ANGLE
@ AT
C CENTERLINE
°DEGREES
∅DIAMETER
~DIAMETER or ROUND
PERPENDICULAR
±PLUS or MINUS
#POUND or NUMBER
>PROPERTY LINE or GREATER THAN
A.B. ANCHOR BOLT
A/C AIR CONDITIONING
A.F.F. ABOVE FINISH FLOOR
ADMIN. ADMINISTRATION
AGGR AGGREGATE
AL. ALUMINUM
ANRS. AMERICAN NATURAL RESOURCES
APPROX. APPROXIMATE
ARCH. ARCHITECTURAL
ASPH ASPHALT
BD. BOARD
BL BUILDING LINE
BLDG. BUILDING
BLK. BLOCK
BLKG. BLOCKING
BM. BENCH MARK
BOT. BOTTOM
BDF. BOTTOM OF FOOTING
BRG. BEARING
B.S. BOTH SIDES
C.B. CATCH BASIN
CER. CERAMIC
CLG. CEILING
CLOS. CLOSET
CLR. CLEAR
CMU CONCRETE MASONRY UNIT
COL. COLUMN
CONC. CONCRETE
CONF. CONFERENCE
CONST. CONSTRUCTION
CONT. CONTINUOUS
C/C CENTER TO CENTER
CTR. CENTER
CW/ COORDINATE WITH
DBL DOUBLE
DEPT. DEPARTMENT
DET. DETAIL
DIA. DIAMETER
DIAG. DIAGONAL
DIM. DIMENSION
DL DEAD LOAD
DN. DOWN
DWG. DRAWING
(E) EXISTING
E. EAST
EA. EACH
EF. EACH FACE
ELECT. ELECTRICAL
EL. ELEVATION
EMER. EMERGENCY
E.W. EACH WAY
ENGR. ENGINEER
EQ. EQUAL
EQUIP. EQUIPMENT
EXIST. EXISTING
EXP. EXPANSION
EXP. JT. EXPANSION JOINT
EXT. EXTERIOR
FAB. FABRICATE
FD FLOOR DRAIN
FDN. FOUNDATION
FE FIRE EXTINGUISHER
F.F. FINISH FLOOR
F.H. FIRE HYDRANT
FIN. FINISH
FL. FLOOR
FLUOR. FLUORESCENT
F.O. FRAMED OPENING
F.O.C. FACE OF CONCRETE
F.O.S. FACE OF STUDS
F.O.W. FACE OF WALL
FR FRAME
FRPF. FIREPROOFING
FT. FOOT or FEET
FTG. FOOTING
FURR. FURRING
L
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S.C. SOLID CORE
SCHD. SCHEDULE
SECT. SECTION
S.F. SQUARE FOOT or FEET
SHR. SHEER
SHT. SHEET
SHTG. SHEETING
SIM. SIMILAR
SL. SLOPE
SLH. SHORT LEG HORIZONTAL
SLV. SHORT LEG VERTICAL
S.O.G. SLAB ON GRADE
SP. SPACES
SPEC. SPECIFICATION
SQ. SQUARE
S.S. SANITARY SEWER
STD. STANDARD
STOR. STORAGE
STRUCT. STRUCTURAL
SUSP. SUSPENDED
SYM. SYMMETRICAL
T&B TOP AND BOTTOM
T&G TONGUE AND GROOVE
THK. THICK
THK'ND. THICKENED
T.O.C. TOP OF CONCRETE
T.O.F. TOP OF FOOTING
T.O.S. TOP OF STEEL
T.O.W. TOP OF WALL
TYP. TYPICAL
U.L. UNDERWRITERS LABORATORIES
UNF. UNFINISHED
U.O.N. UNLESS OTHERWISE NOTED
UPS UNINTERRUPTED POWER SUPPLY
VCT VINYL COMPOSITION TILE
VERT. VERTICAL
VEST. VESTIBULE
W. WEST
w/ WITH
W.C. WATER CLOSET
W.D. WOOD
W.G. WIRE GLASS
W.H. WATER HEATER
W/O WITHOUT
WSCT. WAINSCOT
WT. WEIGHT
W.W.F. WELDED WIRE FABRIC
W.W.M. WELDED WIRE MESH
Y.D. YARD DRAIN
GA GUAGE
GALV. GALVINIZED
G.B. GRADE BEAM
GLB. GLU-LAM BEAM
GL. GLASS
GYP. GYPSUM
H.A. HOLLOW CORE
HGT. HEIGHT
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HR. HOUR
HT. HEIGHT
HVAC HEATING, VENTILATING, AIR CONDITIONING
I.D. INSIDE DIAMETER (DIM.)
I.F. INSIDE FACE
IMP. INSULATED METAL PANEL
IN. INCH
INCL INCLUDE
INSUL. INSULATION
INT. INTERIOR
JAN. JANITOR
JT. JOINT
LAM. LAMINATE
LAV. LAVATORY
LBR LUMBER
LF LINEAL FOOT or FEET
LL LIVE LOAD
LLV. LONG LEG VERTICAL
LLH. LONG LEG HORIZONTAL
LTG. LIGHTING
MATL. MATERIAL
MAX. MAXIMUM
MBI VINYL FACED METAL BUILDING INSULATION
MECH. MECHANICAL
MEMB. MEMBRANE
MEZZ. MEZZANINE
MFR. MANUFACTURER
M.H. MANHOLE
MIN. MINIMUM
MISC. MISCELLANEOUS
MK. MARK
MTL. METAL
N. NORTH
N.A. NOT APPLICABLE
N/A NOT APPLICABLE
N.I.C. NOT IN CONTRACT
NO or # NUMBER
NOM. NOMINAL
N.T.S. NOT TO SCALE
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
OFF. OFFICE
OPNG. OPENING
OPP. OPPOSITE
OSB ORIENTED STRAND BOARD
O.T.O. OUT TO OUT
o/ OVER
PART. PARTITION
PBR EXPOSED FASTENER METAL PANEL
PC. POINT OF CURVATURE
P.LAM. PLASTIC LAMINATE
PLYWD PLYWOOD
PR. PAIR
PRCST PRECAST
PREFAB. PREFABRICATED
PREP. PREPARATION
PROV'D PROVIDED
PSI. POUNDS PER SQUARE INCH
PT. PRESSURE TREAT
RAD. RADIUS
R.D. ROOF DRAIN
REF. REFERENCE
REFR. REFRIGERATOR
REINF. REINFORCED
REQ'D. REQUIRED
RM. ROOM
R.O. ROUGH OPENING
O/O OUT TO OUT
ABBREVIATIONS SYMBOLS LEGEND
A101
A101
TRUE
1Room name
222
150 SF
1i
1t
1
Ref
1Re
f
1 Re
f
1
Ref
NUMERICAL TYPICALLY MAINFRAMES & END WALLS
ALPHANUMERICAL TYPICALLY SIDE WALLS
~ (aka PRIME) INDICATES SEQUENCING PRIOR TO INITIAL LETTER/NUMBER
.5 (aka FRACTIONS) INDICATE ESTIMATED DISTANCES BETWEEN GRID LINES
GRID LINE/BUBBLE
SEE DOOR SCHEDULE (TYPICALLY A-61x SERIES SHEETS)
DOOR SYMBOL
SEE DOOR SCHEDULE (TYPICALLY A-61x SERIES SHEETS)
WINDOW SYMBOL
TYPICALLY FOUND ON OVERALL FLOOR PLAN SHEETS (A-111)
WALL TYPE
SEE EXTERIOR ELEVATIONS (TYPICALLY A-21x SERIES SHEETS)
EXTERIOR ELEVATION SYMBOL
SEE INTERIOR ELEVATIONS (TYPICALL A-42x SERIES SHEETS)
INTERIOR ELEVATION SYMBOL
SEE FINISH SCHEDULE (TYPICALLY A-61x SERIES SHEETS)
SQUARE FOOTAGE MAY NOT BE PROVIDED AT TIMES
ROOM NAME, NUMBER AND SQUARE FOOTAGE
TRUE NORTH IS AS LABELED OUTSIDE OF CIRCLE
PROJECT NORTH IS AS INDICATED INSIDE OF CIRCLE
NORTH ARROW
SEE KEYNOTE DESCRIPTIONS ON SAME PAGE
KEYNOTE SYMBOL
PROVIDES ELEVATION OF LEVEL (ie FINISH FLOOR, LOW EAVE, etc.)
DATUM ELEVATIONS
SIM DENOTES A SIMILAR SECTION CUT VIEW WHERE APPLICABLE
NO BUBBLE TYPICAL @ STRUCTURAL DRAWINGS
BUILDING/WALL SECTION CUT SYMBOL
SPECIFIC PER REVISION AS NOTED
REVISION NUMBER
PROVIDES SPOT ELEVATION OF ITEM AT ARROWHEAD
SPOT ELEVATION SYMBOL
SPECIFIC PER REVISION NUMBER or MOST CURRENT
SHEET REVISION IN TITLEBLOCK
REVISION CLOUD
A101
1
SIM
CAN REFER TO WALL SECTIONS, ENLARGED FLOOR PLANS or DETAILS
ENLARGED VIEW CALLOUT
NO TAIL INDICATES DETAIL LEVEL VIEW
DETAIL SYMBOL
INDICATES CLEAR FLOOR AREA SPACE OF A 5' DIAMETER CIRCLE
ADA TURN RADIUS
B
SEE STRUCTURAL PLANS FOR DETAILS
SHEAR WALL HOLDDOWN
SEE STRUCTURAL PLANS FOR DETAILS
SHEAR WALL NAILING PATTERN
x'-x"
X
1
101
1
A101
SIM
A-
A
1
A101
SIM
0
0
Name
Elevation
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
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3
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5
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,
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6
4
2
2
0
8
8
8
4
-
28
2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
0
P
M
As indicated
Symbols &
Abbreviaitons
16127
Da
n
c
e
A
r
t
s
A
c
a
d
e
m
y
T
I
29
8
9
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.
C
o
p
p
e
r
P
o
i
n
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G-002
2/10/16 Author
Do
t
t
y
H
a
n
c
o
c
k
NO
.
D
E
S
C
R
I
P
T
I
O
N
D
A
T
E
1
F
o
r
P
e
r
m
i
t
2/
1
5
/
1
6
36
m
i
n
48 min
24 max
1220
610
91
5
32
m
i
n
81
5
32
m
i
n
81
5
91
5
36
m
i
n
610
24 max
42 min
48
m
i
n
12
2
0
1065
1220
X < 48
42 min
1065
X < 48
1220
36 min
915
36 min
915
60
m
i
n
15
2
5
(a)
180 degree turn
(b)
180 degree turn
(Exception)
Clear Width of an Accessible Route
ICC/ANSI FIG 403.5
Clear Width at Turn
ICC/ANSI FIG 403.5.1
EXIT
EXIT
EXIT
WALL-MOUNTED EXIT
SIGN AT EXIT DOOR
LOW LEVEL EXIT
SIGN (WHERE
OCCURS) AT
EXIT DOOR
COAT HOOK
(DOOR-MOUNTED)
COAT HOOKS
(WALL-MOUNTED)
F.E.C. OR F.H.V.
CABINET (FURTHEST
PROTRUDING ELEMENT
< 0'-4")
MEDICAL GAS
ALARM PANEL
REQUIRED SIGNAGE AT
UNISEX TOILET ENTRY
DOOR
REQUIRED SIGNAGE AT
WOMEN'S TOILET ENTRY
DOOR
REQUIRED SIGNAGE AT
MEN'S TOILET ENTRY
DOOR
FIREMAN'S
TELEPHONE
JACK
SECURITY STROBE
LIGHT (BLUE
LIGHT)
AUDIBLE &
VISUAL FIRE
ALARM
SWITCH AT
DOOR OR
CASED
OPENING
DARK
ROOM
STATUS
LIGHT
SPECIAL
PURPOSE
OUTLETS
THERMOSTAT
OR FIRE ALARM
TELEPHONE OR
DATA OUTLET
INTERCOM
STATION
DESK
INTERCOM
OUTLET
DUPLEX
OUTLET
DUPLEX
OUTLET
LIGHT
SWITCH
MANUAL FIRE
ALARM PULL
STATION
CLOCK OR
CLOCK OUTLET
PAPER TOWEL
DISPENSER &
RECEPTACLE
PAPER TOWEL
DISPENSER
PAPER TOWEL
RECEPTACLE
SOAP DISPENSER SEAT COVER
DISPENSER
SANITARY NAPKIN
VENDORS
PAPER TOWEL
DISPENSER &
RECEPTACLE
COMBINATION SEAT COVER
DISPENSER/ TOILET TISSUE
DISPENSER/SANITARY NAPKIN
RECEPTACLE
ROLL TOILET
TISSUE
DISPENSER
SANITARY NAPKIN
RECEPTACLE
SANITARY NAPKIN
RECEPTACLE
WATER CLOSETS SHALL BE MOUNTED 18"
FROM ADJACENT WALL OR TOILET
PARTITION TO CENTERLINE OF FIXTURE.
THE CONTROLS FOR THE FLUSH VALVES TO
BE 3'-8" MAXIMUM ABOVE FINISHED
FLOOR
SHOWER
CURTAIN ROD
FOLDING SHOWER SEAT FIXED
SHOWER
HEAD
FLEXIBLE
60" SHOWER
SPRAY HOSE
FLEXIBLE 60"
BATHTUB SHOWER
SPRAY HOSE
SINGLE LEVER
SHOWER
MIXING VALVE
RECESSED
SHOWER STALL
SOAP DISH
MOUNT
FOLDING
SHOWER SEAT
SO
THAT SEAT IS 18"
AFF
WHEN FOLDED
DOWN.
LAVATORIES ADJACENT TO A WALL
SHALL BE MOUNTED 18" MINIMUM
(OR GREATER AS INDICATED ON
PLANS) FROM ADJACENT WALL TO
CENTERLINE OF FIXTURE.
INSULATING PIPE
BOOT AT HOT
WATER PIPES AND
DRAIN LINES
WALL-MOUNTED
LAVATORY AND
MIRROR (SIDE VIEW)
STANDARD URINAL
(SIDE VIEW)
ACCESSIBLE URINAL
(SIDE VIEW)
URINALS SHALL BE MOUNTED
15" MINIMUM (OR GREATER AS
SHOWN ON PLANS) FROM
ADJACENT WALL OR SCREEN TO
CENTERLINE OF FIXTURE
THE CONTROL MECHANISM
TO BE LOCATED 3'-8"
MAXIMUM ABOVE FINISHED
FLOOR
ACCESSIBLE WATER
CLOSET (SIDE VIEW)
BOTTOM OF MIRROR
REFLECTIVE SURFACE
MOUNT DRINKING FOUNTAIN OR
WATER COOLER CENTERED
HORIZONTALLY WITHIN ALCOVE,
TYPICAL
DRINKING FOUNTAIN OR
WATER COOLER (SIDE VIEW)
ELECTRICAL
PANEL BOARD
(NON-
PROTRUDING)
GRAB BARS (VARIES BY TYPE, SEE
APPLICABLE FIGURES)
F.E.C. OR F.H.V.
CABINET
IN LAB CORRIDOR
LO
C
A
T
E
3
"
A
B
O
V
E
D
O
O
R
F
R
A
M
E
WH
E
N
D
I
M
A
B
O
V
E
D
O
O
R
H
E
A
D
IS
1
2
"
O
R
G
R
E
A
T
E
R
>
1
2
"
AL
I
G
N
W
I
T
H
T
O
P
O
F
A
D
J
A
C
E
N
T
F
R
A
M
E
WH
E
N
D
I
M
A
B
O
V
E
D
O
O
R
H
E
A
D
<
12
"
MO
U
N
T
O
N
S
T
R
I
K
E
S
I
D
E
4" EQ EQ
6"
4"
EQ EQ
6'
-
0
"
6"
4'
-
6
"
5'
-
9
"
3'
-
6
"
1'-0"
1'
-
0
"
4'
-
0
"
1'-0" EQ EQ
5'
-
0
"
1'-0" EQ EQ
5'
-
0
"
EQ 1'-0" EQ
5'
-
0
"
4'
-
0
"
M
A
X
H
I
G
H
R
E
A
C
H
3'
-
0
"
M
I
N
F
O
R
C
O
N
T
R
O
L
S
1'
-
3
"
M
I
N
L
O
W
R
E
A
C
H
5'
-
0
"
6'
-
8
"
6'
-
8
"
3'
-
9
"
8" TYP
1'
-
6
"
(U
.
N
.
O
.
)
3'
-
9
"
(U
.
N
.
O
.
)
4'
-
0
"
1'
-
3
"
M
I
N
L
O
W
R
E
A
C
H
3'
-
0
"
M
I
N
F
O
R
C
O
N
T
R
O
L
S
4'
-
0
"
M
A
X
H
I
G
H
R
E
A
C
H
2'
-
6
"
4'
-
1
1
"
4'
-
2
1
/
2
"
4'
-
5
"
3'
-
6
"
3'
-
1
0
"
M
A
X
R
E
A
C
H
O
V
E
R
C
O
U
N
T
E
R
3'
-
0
"
M
I
N
F
O
R
C
O
N
T
R
O
L
S
4'
-
1
"
3'
-
4
"
M
A
X
O
P
E
R
A
B
L
E
T
O
I
L
E
T
A
C
C
E
S
S
O
R
I
E
S
3'
-
7
1
/
2
"
5'
-
0
"
3'
-
8
3
/
4
"
2'
-
3
"
2'
-
9
"
1'
-5
"
M
I
N
-
1
'
-
7
"
M
A
X
2'
-
9
"
C
E
N
T
E
R
L
I
N
E
O
F
G
R
A
B
B
A
R
3'
-
1
0
"
M
A
X
R
E
A
C
H
O
V
E
R
C
O
U
N
T
E
R
3'
-
0
"
M
I
N
F
O
R
C
O
N
T
R
O
L
S
4'
-
0
"
M
A
X
H
I
G
H
R
E
A
C
H
1'
-
6
"
6'
-
6
"
5'
-
0
"
4'
-
0
"
TO
P
O
F
M
T
G
B
R
A
C
K
E
T
5'
-
0
"
3'
-
2
"
BO
T
O
F
M
T
G
B
R
A
C
K
E
T
2'
-
0
"
MT
G
B
R
A
C
K
E
T
3'
-
4
"
3'
-
4
"
7'
-
6
"
9"
MI
N
6"
MAX
8"
MIN
2'
-
5
"
M
I
N
C
L
R
2'
-
1
0
"
M
A
X
T
O
R
I
M
3'
-
4
"
M
A
X
1'
-
7
"
1'-2"
MIN
1'
-
5
"
MA
X
3 2 " M I N - 3 6 " T Y P
U N L E S S N O T E D O T H E R W I S E
6" MAX
18" TYP (U.N.O.)
9"
MI
N
6" MAX
8"
MIN
2'
-
3
"
M
I
N
3'
-
0
"
M
A
X
5" MAX
2'
-
3
"
M
I
N
C
L
E
A
R
3'
-
0
"
M
A
X
A
F
F
2'
-
9
"
M
I
N
A
F
F
TO
B
U
B
B
L
E
R
O
R
I
F
I
C
E
6'
-
6
"
1'
-
9
"
12"
MAX
42"
MIN
33
-
3
6
"
A
.
F
.
F
.
39
"
-
4
1
"
A
.
F
.
F
.
18
"
MI
N
54"
MIN
39"-41"
17" MAX
SPECIAL
PURPOSE
OUTLETS
ELECTRICAL
PANEL BOARD
(FURTHEST
PROTRUDING ELEMENT
> 0-4")
27
"
M
A
X
I
M
U
M
5'
-
0
"
F.E.C. OR F.H.V.
CABINET (FURTHEST
PROTRUDING
ELEMENT > 0'-4")
2'
-
3
"
DRINKING FOUNTAIN OR WATER
COOLER (ISOMETRIC VIEW)
HORIZONTAL GRAB BAR
VERTICAL GRAB BAR
FOLDED TOILET
TISSUE
DISPENSER
2'
-
3
"
TOP OF
DISPENSER
OUTLET
MIRROR, AS
SCHEDULED 15" MIN
17-25
9
230
430-635
6 max
150
30
m
i
n
76
0
(a)
elevation
(b)
plan
11 min
27
m
i
n
68
5
280
205
8 min
9 min
230
(a)
elevation
(b)
plan
30
m
i
n
76
0
635
25 max
Toe Clearance
ICC/ANSI FIG 306.2
Knee Clearance
ICC/ANSI FIG 306.3
15
m
i
n
38
0
48
m
a
x
12
2
0
48
m
a
x
12
2
0
44
m
a
x
11
2
0
>20-25 max
510-635
20 max
510
(a) (b)
10 max
255
12
2
0
48
m
a
x
15
m
i
n
38
0
10 max
255
12
2
0
48
m
a
x
34
m
a
x
86
5
34
m
a
x
86
5
46
m
a
x
11
7
0
> 10-24 max
255-610
(a) (b)
Unobstructed Forward Reach
ICC/ANSI FIG 308.2.1
Obstructed High Forward Reach
ACC/ANSI FIG 308.2.2.
Unobstructed Side Reach
FIG 308.3.1
Obstructed High Side Reach
ICC/ANSI FIG 308.3.2
Unobstructed Forward Reach
ICC/ANSI FIG 308.2.1
Obstructed High Forward Reach
ACC/ANSI FIG 308.2.2.
Unobstructed Side Reach
FIG 308.3.1
Obstructed High Side Reach
ICC/ANSI FIG 308.3.2
Unobstructed Forward Reach
ICC/ANSI FIG 308.2.1
Obstructed High Forward Reach
ACC/ANSI FIG 308.2.2.
Unobstructed Side Reach
FIG 308.3.1
Obstructed High Side Reach
ICC/ANSI FIG 308.3.2
Unobstructed Forward Reach
ICC/ANSI FIG 308.2.1
Obstructed High Forward Reach
ACC/ANSI FIG 308.2.2.
Unobstructed Side Reach
FIG 308.3.1
Obstructed High Side Reach
ICC/ANSI FIG 308.3.2
Figure 604.2
Water Closet Location
16-18
405-455 430-485
17-19
(a)
wheelchair
accessible
water closets
(b)
ambulatory
accessible water
closets
Section 604.3.1
Size of Clearance at
Water Closets
60 min
56
m
i
n
14
2
0
1525
Section 604.3.2 (Exception)
Overlap of Water Closet Clearance
Figure 604.5.1
Side Wall Grab Bar
at Water Closets
12 max
42 min
54 min
1370
305
1065
Figure 604.5.2
Rear Wall Grab Bar
at Water Closets
latch/
transfer side
18 min
455
24 min
610
36 min
915
Figure 604.7
Dispenser Outlet Location
15
"
m
i
n
38
0
7-9
180-230
Figure 604.8.2
Wheelchair Accessible Toilet Compartment
56
m
i
n
14
2
0
1525
60 min
(a)
Wall-Hung Water
Closet - Adult
(b)
Floor-Mounted Water Closet - Adult ;
Wall-Hung and Floor-Mounted Water
Closet - Children
60 min
1525
59
m
i
n
15
0
0
Figure 604.8.3
Wheelchair Accessible Compartment Doors
4 max
100
10
0
4
m
a
x
alternate
door
location
42
m
i
n
10
6
5
Figure 604.8.5
Wheelchair Accessible Toilet
Compartment Toilet Clearance
(a)
elevation
adult
150
9 min
230
6 min
partition
6 min
150
6 min
150
(c)
plan
6 min
(b)
elevation
children
12 min
150
305
partition
Figure 604.9
Ambulatory Accessible
Compartment
35-37
890-940
15
2
5
60
m
i
n
10
6
5
42
m
i
n
Figure 605.2
Height and Depth of Urinals
(b)
stall type
(a)
wall hung type
17 max
430
345
13½ min 13½ min
345
15" min
380
6" min
CLCL
CL
CL
60 min
56
m
i
n
14
2
0
1525
OTHER FIXTURES NOT
ALLOWED WITHIN
THIS AREA
39-41
990-1040
39-41
990-1040
33-36
840-915
12 min
305
3 3 -3 6
8 4 0 -9 1 5
3 9 -4 1
9 9 0 -1 0 4 0
1 8 m i n
4 5 5 1 -1 /2 m i n
3 8
48 min
3 0 m i n
7 6 0
1220
6 0 m i n
24 min
3 6 m i n
36 min
12 min
915
305
1 5 2 5
610
9 1 5
12 min
305
60 min
1525
base
a r m
a r m
Size of Turning Space
ICC/ANSI FIG 304.3
Size of Clear Floor Space
ICC/ANSI FIG 305.3
30 min
48 min
3 0 m i n
4 8 m i n
1 2 2 0
7 6 0
760
1220
(a)
forward
(b)
parallel
Position of Clear Floor Space
ICC/ANSI FIG 305.5
60 min
Figure 406.3
Sides of Curb Ramps
flared sides
1:10 max
slope
slope slope
Figure 406.4
Landings at the
Top of Curb Ramps
36 min
915
at least as
wide as curb
ramp
Figure 406.6
Diagonal or Corner Type Curb Ramps
48 min
1220
610
24 min
610
24 min
Figure 705.1
Size and Spacing of
Truncated Domes
1.6-2.4
41-61
(a)
elevation
(enlarged)
(b)
plan
0.2
5.1
top diameter of
50%-65% of the base diameter
base diameter of
0.9-1.4 (23-36 mm)
0.65 min
17
1.6-2.4
41-61
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
I
S
D
W
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A
N
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A
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8
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-
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2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
1
P
M
As indicated
ADA Standards
16127
Da
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2/10/16 JLE
Do
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2/
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5
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1
6
60
m
i
n
15
2
5
18 min
445
(a)
front approach, pull side
12
2
0
48
m
i
n
(b)
front approach, push side
12
2
0
48
m
i
n
12 min
305
(c)
front approach, push side, door
provided with both closer and latch
36 min
915
60
m
i
n
15
2
5
(d)
hinge approach, pull side
42 min
1065 54
m
i
n
13
7
0
(e)
hinge approach, pull side
42
m
i
n
10
6
5
560
22 min
(f)
hinge approach, push side
(g)
hinge approach, push side, door
provided with both closer and latch
48
m
i
n
12
2
0
22 min
560
24 min
48
m
i
n
610
12
2
0
(h)
latch approach, pull side
(i)
latch approach, pull side,
door provided with closer
54
m
i
n
13
7
0
610
24 min
24 min
42
m
i
n
10
6
5
610
(j)
latch approach, push side
(k)
latch approach, push side,
door provided with closer
610
24 min 12
2
0
48
m
i
n
(c)
folding door
(a)
hinged door
(b)
sliding door
32 min
815
32 min
815
32 min
815
90
°
Clear Width of Doorways
ICC/ANSI FIG 404.2.2
12
2
0
48
m
i
n
(a)
front approach
(b)
side approach
42
m
i
n
10
6
5
22 min
42
m
i
n
10
6
5
560
(c)
pocket or hinge approach
24 min
610
10
6
5
42
m
i
n
(d)
stop or latch approach
Maneuvering Clearances at Sliding and Folding Doors
ICC/ANSI FIG 404.2.3.2
MANEUVERING CLEARANCES AT MANUAL
SWINGING DOORS
ICC/ANSI FIG 404.2.3.1
60
m
i
n
15
2
5
18 min
445
X > 8
205
(a)
pull side
12
2
0
48
m
i
n
(b)
push side
205
X > 8
12
2
0
48
m
i
n
12 min
305
(c)
push side, door provided with
both closer and latch
X > 8
205
Maneuvering Clearances at Recessed Doors
ICC/ANSI FIG 404.2.3.4
48 min
1220
48 min
1220
(a) (b)
48 min
1220
(c)
Two Doors in Series
ICC/ANSI FIG 404.2.5
Clear Width of Doorways
ICC/ANSI FIG 404.2.2
Maneuvering Clearances at Sliding and Folding Doors
ICC/ANSI FIG 404.2.3.2
MANEUVERING CLEARANCES AT MANUAL
SWINGING DOORS
ICC/ANSI FIG 404.2.3.1
Maneuvering Clearances at Recessed Doors
ICC/ANSI FIG 404.2.3.4
Two Doors in Series
ICC/ANSI FIG 404.2.5
Clear Width of Doorways
ICC/ANSI FIG 404.2.2
Maneuvering Clearances at Sliding and Folding Doors
ICC/ANSI FIG 404.2.3.2
MANEUVERING CLEARANCES AT MANUAL
SWINGING DOORS
ICC/ANSI FIG 404.2.3.1
Maneuvering Clearances at Recessed Doors
ICC/ANSI FIG 404.2.3.4
Two Doors in Series
ICC/ANSI FIG 404.2.5
Clear Width of Doorways
ICC/ANSI FIG 404.2.2
Maneuvering Clearances at Sliding and Folding Doors
ICC/ANSI FIG 404.2.3.2
MANEUVERING CLEARANCES AT MANUAL
SWINGING DOORS
ICC/ANSI FIG 404.2.3.1
Maneuvering Clearances at Recessed Doors
ICC/ANSI FIG 404.2.3.4
Two Doors in Series
ICC/ANSI FIG 404.2.5
6"
6"
2"
6"
W/ TEXT SIGN TEXT ONLY SIGN
GRAPHICS
DESCRIPTION:
1. BAS-RELIEF STAINLESS STEEL
2. WHITE PAINT FACED IMAGES AND LETTERS FINISH TO BE EGGSHELL
3. A.D.A APPROVED TACTILE BRAILLE AND IMAGES
NOTE: ROOM NUMBERS SHOWN ARE FOR REPRESENTATION & LOCATING
PURPOSES ONLY. COORDINATE ROOM NUMBERING WITH OWNER.
STAIRS MENS STAIRS GARDEN LEVEL 205 WOMENS
ACCESS
ROOF
MAIN LEVEL COMMUNICATIONS ELECTRICAL IN CASE OF FIRE
USE STAIRS
107 304 108 MECHANICAL G111 NO ENTRY LOADING/DELIVERY G115
EXIT ONLY ELEVATOR MECHANICAL
G110
Figure 407.2.2.2
Visible Hall Signals
64
2½ min
2½ min
64
72
m
i
n
18
3
0
Figure 407.2.3.1
Floor Designations on
Jambs of Elevator
Hoistway Entrances
2
m
i
n
51 11
Figure 407.2.3.2
Car Designations on Jambs of
Destination-Oriented Elevator
Hoistway Entrances
2
C
C
2
2
m
i
n
51
Figure 703.2.5
Height of Raised Characters
16
-
5
1
LIBRARY
/8
-2
5
Figure 703.3.1
Braille Measurement
blank cell space
between words
base diameter
distance between dots
in the same cell
distance between dots
in the same cell
distance between corresponding dots
in adjacent cells
distance between corresponding dots
from one cell directly below
single braille
cell
raised dot
no raised dot
Figure 703.3.2
Position of Braille
AREA OF
REFUGE
3/8 min
3/8 min
9.5
9.5
Figure 703.4.1
Height of Tactile Characters
Above Floor or Ground
REFUGE
AREA OF
AREA OF
REFUGE
48
m
i
n
60
m
a
x
12
2
0
15
2
5
Figure 703.4.2
Location of Tactile Signs
at Doors
18 min
455
18 min
455
45°
centered on
tactile characters
Figure 703.6
Pictogram Field
6
m
i
n
15
0
MEN not in
pictogram
field
ELEVATOR CALL BUTTONS
CL CL
CL
5' - 8"
NOTE: IF NO SIGNAGE SCHEDULE IS PROVIDED, CONTRACTOR SHALL PROVIDE ALL SIGNS AS SHOWN ABOVE
AND COORDINATE LOCATIONS AND INSTALLATION WITH ARCHITECT.
12 min
305
Figure 505.7.2
Handrail
Non-Circular
Cross Section
100-160
4-6¼ perimeter
(a) (b)
2¼ max
57 2¼
m
a
x
57
13
30° max
38 38
(c)
curved nosing
(d)
beveled nosing
(b)
angled riser
1½ max 1½ max
(a)
radius of tread edge
(typical for all profiles)
radius ½
max
Stair Nosing
ICC/ANSI FIG 504.5
34
-
3
8
86
5
-
9
6
5
(a)
stairs
(b)
ramps
86
5
-
9
6
5
34
-
3
8
(c)
walking surfaces
34
-
3
8
86
5
-
9
6
5
Handrail Height
ICC/ANSI FIG 505.4
38
1½ min
Handrail Clearance
ICC/ANSI FIG 505.5
38
1½
m
i
n
Handrail Cross Section
ICC/ANSI FIG 505.7
Top Handrail Extensions at Stairs
ICC/ANSI FIG 505.10.2
Bottom Handrail Extension
at Stairs
ICC/ANSI FIG 505.10.3
X
X
Note: X = tread depth
Figure 405.7
Ramp Landings
ramp run landing landing
60 min
1525 1525
60 min
landing
ramp run
ra
m
p
r
u
n
60 min
1525
60
m
i
n
15
2
5
at least as wide as ramp run
(a)
straight
(b)
change in direction
Figure 405.9.1
Extended Floor or Ground
Surface Edge Protection
12 min
305
12 min
305
Figure 405.9.2
Curb or Barrier Edge Protection
X < 4
100
Figure 406.2
Counter Slope of Surfaces
Adjacent to Curb Ramps
20 1
adjoining surface maximum slope
curb ramp slope
Figure 505.10.1
Top and Bottom Handrail
Extension at Ramps
12 min
305
12 min
305
4 max
100
X
>
=
8
0
20
3
0
X
>
2
7
68
5
12 max
305
12 max
305
27
-
8
0
68
5
-
2
0
3
0
27
m
a
x
68
5
80
m
i
n
20
3
0
X > 12
305
X > 12
305
(b) (a)
27
m
a
x
68
5
20
3
0
X
<
8
0
Limits of Protruding Objects
ICC/ANSI FIG 307.2
Post-Mounted Protruding Objects
ICC/ANSI FIG 307.3
Reduced Vertical Clearance
ICC/ANSI FIG 307.4
6.4
¼ MAX
6.4 1
2
¼
¼
6.4
½
13
13
½ MAX
Figure 302.2
Figure 303.2
Beveled Changes in Level
Figure 303.3
6.4-13 1
2
¼-1/2
Beveled Changes in Level
Figure 303.3
(a)
(b)
Vertical Changes in Level
Carpet on Floor Surfaces
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
I
S
D
W
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.
A
N
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F
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2
2
0
8
8
8
4
-
28
2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
2
P
M
As indicated
ADA Standards
16127
Da
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(E ) P A R K I N G - T O R E M A I N
(E ) P A R K I N G - T O R E M A I N
(
E
)
P
A
R
K
I
N
G
-
T
O
R
E
M
A
I
N
ALL EXISTING SITE AND
LANDSCAPE CONDITIONS
TO REMAIN
(E) TRASH ENCLOSURE
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
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S
D
W
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.
A
N
D
A
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F
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2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
3
P
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3/32" = 1'-0"
Site Plan
16127
Da
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1
6
3/32" = 1'-0" 1 Site Plan
1059 SF
Dance Room B
113
1550 SF
Dance Room A
114
REMOVE AND RELOCATE
(E) DRINKING FOUNTAIN CREATE NEW ROUGH
OPENING IN (E) WALL
REMOVE (E) WALL AND DOOR
648 SF
Corridor
109
108 SF
Storage
112
78 SF
Women's
108
65 SF
Men's
107
51 SF
Men
111
51 SF
Women
110
126 SF
Dressing Room
117
119 SF
Storage
105
556 SF
Future Preschool
Classroom
104
822 SF
Dance Room C
102
122 SF
Entry
101
97 SF
Office
115
REMOVE WALLS TO
EXPAND FUTURE
CLASSROOM
REMOVE (E) WALLS
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
I
S
D
W
G
.
A
N
D
A
L
L
I
N
F
O
.
C
O
N
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D
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,
L
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A
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AR
E
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S
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A
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A
Y
N
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B
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N
C
O
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EN
T
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N
A
R
C
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C
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,
L
L
C
.
2
0
1
3
B
Y
N
E
U
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S
IG
N
A
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C
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C
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,
L
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72
5
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2
n
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,
I
D
8
3
6
4
2
2
0
8
8
8
4
-
28
2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
3
P
M
1/4" = 1'-0"
Demo Floor Plan
16127
Da
n
c
e
A
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s
A
c
a
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m
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8
9
E
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C
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p
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P
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D
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.
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M
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,
I
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8
3
6
4
2
A-111
2/10/16 ALB
Do
t
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H
a
n
c
o
c
k
NO
.
D
E
S
C
R
I
P
T
I
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N
D
A
T
E
A
F
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R
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w
2/
1
1
/
1
6
1
F
o
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P
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m
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2/
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5
/
1
6
1/4" = 1'-0" 1 Demo Floor Plan
TRUE
1059 SF
Dance Room B
113
1550 SF
Dance Room A
114
119 SF
Storage
105
78 SF
Women's
108
108 SF
Storage
112
51 SF
Men
111
51 SF
Women
110
65 SF
Men's
107
556 SF
Future Preschool
Classroom
104
126 SF
Dressing Room
117
97 SF
Office
115
822 SF
Dance Room C
102
648 SF
Corridor
109
122 SF
Entry
101
NEW DANCE BAR A/V CORNER
NE
W
M
I
R
R
O
R
S
ST
U
D
Y
T
A
B
L
E
(E) DRINKING
FOUNTAIN,
RELOCATED (HIGH)
1'
-
1
0
1
/
2
"
4'
-
6
1
/
2
"
182 SF
Study Area
103
ADD NEW DOOR
ADD NEW WALLS TO
CLOSE OFF ENTRY WAY
NEW DRINKING
FOUNTAIN (LOW)
ADD NEW
WINDOWS
A
MAIN ENTRY: EXIT #1
EXIT #2
EXIT #3
EXIT #4
EXIT #5
EXIT #6
111
1
1
103A
104A
109A
A-112
2
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
60
'
-
0
"
100' - 0"
1'
-
6
"
4'
-
0
"
1'
-
0
"
4'
-
0
"
1'
-
0
"
4'
-
0
"
3'
-
0
"
18
'
-
6
"
1
A
A
104B
3
1 STANDARD WALL - 3 1/2"
WOOD STUD @ 24" O.C. W/
5/8" GWB EACH SIDE, SOUND
BATT IN CAVITIES
WALL LEGEND
TI
L
E
T
O
4
'
-
0
"
A
.
F
.
F
.
4' - 0"
7'
-
0
"
3' - 0"
A
DOOR LEGEND
3'
-
0
"
4'
-
0
"
4' - 0"
WINDOW LEGEND
A
Hardware Sets:
HS-1 SINGLE NON-RATED DOOR WITH
LATCHSET
QTY 1-1/2 PAIR - BUTT HINGES
QTY 1 - LEVER LATCHSET
QTY 1 BLDG STD. DOOR STOP
QTY 1 SET - SILENCERS
HS-2 SINGLE DOOR W/ LOCKSET -CLOSER
QTY 1-1/2 PAIR - BUTT HINGES
QTY 1 - LEVER LOCKSET
QTY 1 - BLDG STD. DOOR STOP
QTY 1 SET - SILENCERS
QTY 1 - CLOSER
GENERAL NOTES:
1. VERIFY ALL DIMENSIONS IN FIELD AND NOTIFY ARCHITECT OF ANY
DISCREPANCIES PRIOR TO FABRICATION OR INSTALLATION.
2. TYPICAL DIMENSION LOCATIONS ARE TO F.O. CONC. or GRID LINES or
LEFT/TOP SIDE OF F.O. STUD, U.N.O. (TO F.O. STRUCTURAL MEMBERS,
NOT TO F.O. FINISH MATERIALS).
3. TYPICAL DOOR LOCATIONS ARE 4" FROM ADJACENT WALL SYSTEM,
U.N.O.
4. PROVIDE SOLID BLOCKING IN WALLS FOR ITEMS SUCH AS GRAB BARS,
TOILET PARTITIONS, PAPER DISPENSERS, ETC.
5. ALL STUD FRAMED INTERIOR PARTITION WALLS SHALL BE BRACED TO
THE UNDERSIDE OF DECK/STRUCTURE ABOVE.
6. TYPICAL INTERIOR STUD FRAMED WALLS TO BE 2X4 WOOD STUDS @
24"o.c. MAX
7. CONTRACTORS SHALL ADHERE TO ALL CODES, RULES, AND
REGULATIONS FOR IBC AND SPECIFIC TRADE CODES.
8. DO NOT SCALE DRAWINGS
9. LARGER SCALE DRAWINGS TAKE PRECEDENCE OVER SMALLER SCALE
DRAWINGS, U.N.O.
10. ALL EXPOSED GYP. BD. EDGES TO HAVE METAL EDGE TRIM, TYP.
11. LIGHTER LINE TYPES TYPICALLY INDICATE OWNER SUPPLIED ITEMS OR
EXISTING CONSTRUCTION, U.N.O.
STUDY TABLE @ 42"
A.F.F., P.LAM SURFACE
AND BACKSPLASH
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
I
S
D
W
G
.
A
N
D
A
L
L
I
N
F
O
.
C
O
N
T
A
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D
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C
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S
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A
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C
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C
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L
L
C
.
2
0
1
3
B
Y
N
E
U
D
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S
IG
N
A
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C
H
I
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C
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,
L
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72
5
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i
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,
I
D
8
3
6
4
2
2
0
8
8
8
4
-
28
2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
4
P
M
As indicated
Floor Plan
16127
Da
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C
o
p
p
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P
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t
D
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M
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i
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,
I
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8
3
6
4
2
A-112
2/10/16 ALB
Do
t
t
y
H
a
n
c
o
c
k
3/16" = 1'-0" 1 First Floor Plan
TRUE
3/8" = 1'-0" 2 Drinking Fountains
Door Schedule
Door
Number Type
Door
Hardware Comments Width Height Thickness
104A A 3' - 0" 7' - 0" 0' - 2" HS-2
102A A 3' - 0" 7' - 0" 0' - 2" HS-2
109A A 3' - 0" 7' - 0" 0' - 2" HS-1
103A A 3' - 0" 7' - 0" 0' - 2" HS-1
Window Schedule (Edit)
Type Mark
R.O. Head
Height Comments Width Height
A 4' - 0" 4' - 0" 7' - 0"
A 4' - 0" 4' - 0" 7' - 0"
A 4' - 0" 4' - 0" 7' - 0"
A 4' - 0" 4' - 0" 7' - 0"
A 4' - 0" 4' - 0" 7' - 0"
E= EXISTING
3/8" = 1'-0" 3 Study Table
NO
.
D
E
S
C
R
I
P
T
I
O
N
D
A
T
E
A
F
o
r
R
e
v
i
e
w
2/
1
1
/
1
6
1
F
o
r
P
e
r
m
i
t
2/
1
5
/
1
6
PATCH AND REPAIR
CEILING WHERE WALLS
ARE REMOVED
LICENSED
ARCHITECT
AR 984486
JAMES L. ESCOBAR
STATE OF IDAHO
CL
I
E
N
T
:
PROFESSIONAL SEAL
DRAWN BY
SHEET
DATE
SCALE @ 24"x36" JOB NUMBER
DO NOT SCALE DRAWINGS
CONSULTANT
TH
I
S
D
W
G
.
A
N
D
A
L
L
I
N
F
O
.
C
O
N
T
A
I
N
E
D
H
E
R
E
I
N
,
I
S
T
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P
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OP
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N
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A
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A
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A
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B
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D
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N
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P
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S
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N
C
O
N
S
EN
T
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F
N
E
U
D
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S
I
G
N
A
R
C
H
I
T
E
C
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U
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E
,
L
L
C
.
2
0
1
3
B
Y
N
E
U
D
E
S
IG
N
A
R
C
H
I
T
E
C
T
U
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E
,
L
L
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.
72
5
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2
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i
a
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,
I
D
8
3
6
4
2
2
0
8
8
8
4
-
28
2
4
3/
3
/
2
0
1
6
2
:
3
6
:
4
5
P
M
3/16" = 1'-0"
Reflected Ceiling
Plan
16127
Da
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,
M
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r
i
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i
a
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,
I
D
8
3
6
4
2
A-141
2/10/16 ALB
Do
t
t
y
H
a
n
c
o
c
k
NO
.
D
E
S
C
R
I
P
T
I
O
N
D
A
T
E
1
F
o
r
P
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m
i
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2/
1
5
/
1
6
3/16" = 1'-0" 1 First Floor
TRUE