HomeMy WebLinkAboutACHD Transmittal (A-2021-0071)Applicant name:TAMARA THOMPSON, THE LAND GROUP, INC.Phone:
Applicant address:462 E. SHORE DRIVE, STE 100, EAGLE, ID 83616 Email:tamara@thelandgroupinc.com
Owner name:TYLERE BRENNAN, BOISE CAPITAL LLC Phone:Fax:
Owner address:3001 RR 620 S, AUSTIN, TX 78738 Email:tylere@investcor.com
Administrative
Applicant Information
Type of Review Requested
File number:A-2021-0071
Assigned Planner:Joseph Dodson
Related Files:
Subject Property Information
Location/street address:4923 N CORTONA WAY
Assessor's parcel number(s):R9010680071
Township, range, section:4N1W26
Agent name (e.g. architect, engineer, developer, representative):TAMARA THOMPSON
Firm name:THE LAND GROUP, INC.Phone:Fax:
Address:462 E. SHORE DRIVE, STE 100 Email:tamara@thelandgroupinc.com
Contact name:Phone:Fax:
Contact address:Email:
Project/Application Name:McMillan Independent Senior Living - ALT, DES, CZC
Description of Work:CZC, DR, and alternative compliance for a independent senior living facility in the C-G zone.
See narrative.
Project Description
Planning Division
ADMINISTRATIVE APPLICATION
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
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APPLICATION TYPES
Alternative Compliance - ALT:CHECKED
Certificate of Zoning Compliance - CZC:CHECKED
Does project have prior approval?:Yes
Does your project contain new construction and/or modifications to an existing
building or the site?:
No
Design Review - DES:CHECKED
Private Street - PS:UNCHECKED
Vacation - VAC:UNCHECKED
ADDRESS VERIFICATION
Address Verification Permit Number:LDAV-2020-0010
TYPE OF USE PROPOSED
Residential:UNCHECKED
Office:UNCHECKED
Commercial:UNCHECKED
Employment:UNCHECKED
Industrial:UNCHECKED
Single-Family Detached:UNCHECKED
Single-Family Attached:UNCHECKED
Townhouse:UNCHECKED
Duplex:UNCHECKED
Multi-Family:CHECKED
Vertically Integrated:UNCHECKED
Other Type of Use Proposed:Senior housing
PUBLIC WORKS INFRASTRUCTURE
Does this project require the extension of public infrastructure?:No
I agree to upload required checklist items for review:UNCHECKED
I acknowledge deferral of the required checklist items, may require additional
review time:
UNCHECKED
I agree to upload required checklist items with the building application:UNCHECKED
PROPERTY INFORMATION
General Location:NEC of Ten Mile and McMillan
Current Land Use:vacant
Total Acreage:6.563
Prior Approvals (File Numbers):H-2020-0004, A-2020-0077
ZONING DISTRICT(S)
R-2:UNCHECKED
R-4:UNCHECKED
R-8:UNCHECKED
R-15:UNCHECKED
Application Information
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
3
R-40:UNCHECKED
C-N:UNCHECKED
C-C:UNCHECKED
C-G:CHECKED
L-O:UNCHECKED
M-E:UNCHECKED
H-E:UNCHECKED
I-L:UNCHECKED
I-H:UNCHECKED
O-T:UNCHECKED
TN-C:UNCHECKED
TN-R:UNCHECKED
County:UNCHECKED
PROJECT INFORMATION
Site Plan Date (MM/DD/YYYY):3/20/2020
Landscape Plan Date (MM/DD/YYYY):3/20/2020
Elevations Date (MM/DD/YYYY):3/20/2020
Percentage of Site Devoted to Building:23.4
Percentage of Site Devoted to Landscaping:44.2
Percentage of Site Devoted to Paving:32.3
Who will own and Maintain the Pressurized Irrigation System in this Development:Irrig Dist
Irrigation District:Settlers
Primary Irrigation Source:Settlers
Secondary Irrigation Source:City
Square Footage of Landscaped Areas to be Irrigated by City Water Connection:1114106
Proposed Building Height:57
Existing Floor Area (If Applicable):0
Gross Floor Area Proposed:161000
Number of Standard Parking Spaces Provided:258
Number of Residential Units:162
Gross Density:24.68
In Reclaimed Water Buffer:Yes
MULTI-FAMILY
Total Number of Units:162
Number of 1 Bedroom Units:126
Number of 2-3 Bedroom Units:36
Number of 4+ Bedroom Units:0
Number of Units Containing 500 sq. ft. or Less:32
Number of Units Containing 500-1,200 sq. ft.:130
Number of Units Containing 1,200+ sq. ft.:0
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
5
QUALIFYING OPEN SPACE
Open Grassy Area (min. 50' x 100'):CHECKED
Community Garden:CHECKED
Ponds or Water Features:CHECKED
Plaza:CHECKED
Additions to Public Park:UNCHECKED
Collector Street Buffer:UNCHECKED
Arterial Street Buffer:UNCHECKED
8' or 6' Wide Parkways:UNCHECKED
10' Parkway Along Arterials:UNCHECKED
Stormwater Detention Facility:UNCHECKED
Acres of Qualified Open Space:1.1
Percentage of Qualified Open Space:16.8
QUALIFYING SITE AMENITIES
Clubhouse:CHECKED
Fitness Facilities:CHECKED
Enclosed Bike Storage:UNCHECKED
Public Art:UNCHECKED
Picnic Area:CHECKED
Additional 5% Open Space:UNCHECKED
Communication Infrastructure:UNCHECKED
Dog Owner Facilities:CHECKED
Neighborhood Business Center:UNCHECKED
Swimming Pool:CHECKED
Children's Play Structure:UNCHECKED
Sports Courts:CHECKED
Pedestrian or Bicycle Circulation System:CHECKED
Transit Stop:UNCHECKED
Park and Ride Lot:UNCHECKED
Walking Trails:UNCHECKED
Other Qualifying Site Amenities:Bistro, wellness center,
APPLICATION DISCLAIMER
I have read and accept the above terms:CHECKED
Your signature:Tamara Thompson
33 E Broadway Avenue, Suite 102ƔMeridian, Idaho 83642
Phone: (208)884-5533ƔFacsimile: (208) 888-6854ƔWebsite: www.meridaincity.org
7
April 2, 2021
City of Meridian – Community Development Department
33 E. Broadway Ave, Suite 102
Meridian, ID 83642
RE: McMillan Independent Senior Living
DR & CZC
Dear Joe:
The attached Certificate of Zoning Compliance application is for the 6.563-acres generally located at the
northeast corner of Ten Mile and McMillan Roads. This application includes one 6.563-acre parcel,
R9010680071, zoned C-G in the City of Meridian. The property is a lot in the Verona Subdivision No. 4
Amended plat.
The project recently received City Council approval of a Development Agreement Modification and
Planning and Zoning approval of a CUP to allow development of an age-restricted, independent senior
living facility (Senior Living) on the C-G zoned property. The CZC and ADR applications are consistent with
the recent approvals.
Page 2 of 2
The McMillan Independent Senior Living is a new independent living community for residents aged 55 and
over offering extensive on-site amenities to promote a comfortable aging-in-place lifestyle. Comprised of
three connected buildings the 161,800-square-foot complex offers 162 total units comprised of 160
studio, one-bedroom, and two-bedroom units; and two additional units are reserved for visiting guests.
The facility has been designed in a Modern Farmhouse style. The complex is comprised of a central
Clubhouse and two residential wings. The buildings are made up of Hardie Lap Siding using vertical board
& batten and manufactured stone veneer accents to break up the mass into visually appealing elements.
Hardie Trim surrounds the windows and accents the eavelines. Hardie clad columns support decks above
which are covered on the fourth story by overhangs and gables. The siding material within the gables is
Hardie board and batten, accented by brackets at the peak and gable ends. HVAC equipment is
completely hidden behind roof wells which also serves to direct sound upwards
The Clubhouse offers residents several amenities including a lobby with a bistro, lounge, indoor pool with
sauna and steam rooms, full commercial kitchen; formal, casual and private dining areas; fitness center;
wellness center with an exam table and salon, art room, multipurpose room, library and 20-seat theater.
Exterior amenities include outdoor dining areas, patio and plaza spaces with shuffleboard, outdoor
checkers, a fire pit, dog park, bocce ball and pickleball courts, putting green, and gardens with an enclosed
year-round greenhouse.
Though the site plan provides more than adequate parking within the requirements for a multi-family
development most residents do not drive as the facility provides a shuttle service for residents and their
guests. The clubhouse entrance features a large porte-cochère to facilitate pick up and drop off and
protection from inclement weather.
The street frontage of Ten Mile Road, McMillan Road, Milano Drive, and Cortona Way were previously
improved with sidewalks and landscaping. ACHD constructed accesses to the properties with the
intersection improvements. Access to the senior living site will be from Milano and Cortona. Access to
the commercial properties (not a part of this application) are available at the existing points constructed
by ACHD on the arterial roadways, and from the internal public roadways of Milano and Cortona. All
parcels provide internal cross-access via private driveways; therefore, no new streets are proposed.
Senior Living is much lower impact and a better neighbor than other permitted uses in the C-G zone. The
McMillan Independent Senior Living site plan is mindful of our neighbors to the east. The two-story
clubhouse is located closer to the neighbors with the higher-story portions away from the neighbors and
toward the arterial roadways.
Thank you in advance for your consideration and support.
Sincerely,
Tamara Thompson
Director of Client Services
The Land Group, Inc.
March 20, 2020
Community Development Department
City of Meridian
33 E. Broadway Ave, Suite 102
Meridian, ID 83642
RE: McMillan Independent Senior Living
Administrative Design Review - Narrative
The facility is designed in a Modern Farmhouse style. All facades of the clubhouse and apartment wings
use a variety of forms such as recesses and projections, and gable and shed roofs to emphasize
building entries and create visual interest at balconies. The building materials are comprised of fiber
cement lap siding, vertical board & batten and manufactured stone veneer. The colors were chosen to
reflect a light and contrasting character. The use of stone veneer as an accent material at the base of
the buildings helps anchor the building and variations between lap and board and batten siding
articulate large building facades. The siding material within the gables is Hardie board and batten,
accented by decorative and structural outriggers at gable ends to help create focal points and provide
prominence in large façade masses. Windows and doors are surrounded by fiber cement trim to
transition and accent the surrounding siding materials. Transom windows are incorporated on the first
floor and provide enhanced visual interest while bringing a proportional look to the building facades.
Hardie clad columns support the decks above, covered on the fourth story by overhangs and gables.
The surrounding accessory structures share similar building materials and roof forms to complement
the primary buildings. HVAC equipment is completely hidden behind roof wells which also serves to
direct sound upwards.
The complex is comprised of a central clubhouse and two residential wings. The clubhouse is anchored
by a porte co·chère entry that utilizes stone clad columns, standing seam roofing and decorative up
lighting to create a prominent and unique feature. The Clubhouse offers residents several amenities
including a lobby with a bistro, lounge, indoor pool with sauna and steam r ooms, full commercial
kitchen; formal, casual and private dining areas; fitness center; wellness center with an exam table and
salon, art room, multipurpose room, library and a 20-seat theater. The residential wings are comprised
of various unit configurations including studios, one Bedroom and two Bedroom combinations. These
wings are made up of Hardie lap siding using two colors to break up the mass into visually appealing
elements. The orientation of the buildings forms a centralized courtyard the connec ts the clubhouse
and indoor pool to the outdoor open space. Exterior amenities include outdoor dining areas, patio and
plaza spaces with shuffleboard, outdoor checkers, a fire pit, dog park, bocce ball and pickleball courts,
putting green, and gardens with an enclosed year-round greenhouse.
Though the site plan provides more than adequate parking within the requirements for a multi -family
development most residents do not drive as the facility provides a shuttle service for residents and their
guests. Site lighting has been selected to promote the visual appeal and accent the building façade
materials uses. Interconnected pathways throughout the site connect the clubhouse and apartment
wings to form convenient access to amenities, parking, and surround neighborhood and commercial
areas by pedestrian connections at Milano Drive and Cortona Way.
Thank you for your consideration and support.
Sincerely,
Bernardo Wills Architects
Erik Nelson
Project Manager
April 7, 2020
Joseph Dodson
City of Meridian – Community Development Department
33 E. Broadway Ave, Suite 102
Meridian, ID 83642
RE: McMillan Independent Senior Living
Alternative Compliance
Dear Joe:
The attached Alternative Compliance application is for the 6.563-acre parcel (R9010680071) generally
located at the northeast corner of Ten Mile and McMillan Roads. The parcel is zoned C-G in the City of
Meridian. Please consider this Alternative Compliance application as a supplement to the CZC and ADR
applications for this property.
The McMillan Independent Senior Living is a new independent living community for residents aged 55 and
over offering extensive on-site amenities to promote a comfortable aging-in-place lifestyle. Comprised of
three connected buildings the 161,800-square-foot complex offers 160 total units comprised of studio,
one-bedroom, and two-bedroom units; and two additional units are reserved for visiting guests.
Although per the Meridian Unified Development Code (UDC), the project is categorized as multi-family, it
couldn’t be more different in design, services, and the amenities offered to each of the senior residents.
The McMillan Independent Senior Living development is a senior living community which offers its
residents much, much, more in amenities when compared to traditional multi-family developments.
Per UDC 11-4-4-27.B.3: All units include a private usable open space such as a patio or balcony. However,
the size varies, and not all are a minimum of 80 square feet. The average balcony size is 60.6 SF.
Unit Type Patio / Balcony SF Number of Units Total SF under 80 SF
A1 63 20 340
A2 43 32 1,184
A3 65 16 240
A4 75 16 80
A5 85 8 0
B1 70 12 120
B2 80 24 0
S1 43 32 1,184
Total 160 3,148
Page 2 of 3
Please consider the following alternative means in which the development meets and exceeds the
intended purpose of the private open space provision.
The open space requirements in the specific use standards for multi-family developments requires a total
of 37,300 SF for this development. The McMillan Independent Senior Living Community includes
approximately 48,000 SF of qualified open space which is approximately 10,700 SF, or 29%, in excess of
the requirement.
The McMillan Independent Senior Living is under one roof with access to the two-story central club house
through two connected wings. The amenity program far exceeds any multi-family project, and most senior
living facilities, both indoors and out.
A highlight of the planned amenities includes:
*A minimum of 260 individual seating options exist throughout the community as alternatives.
The applicant has experience with senior living design and operation. Their experience is that most seniors
prefer the programmed amenities in lieu of private patios. The type of seniors attracted to this type of
facility would rather be around others and taking part in the activity director’s daily activities and use the
amenities to sit, eat, walk, swim, and enjoy life. With other senior living communities, the applicant
currently operates, the individual patios and balconies are not utilized, with the residents preferring the
many other amenities offered.
Indoor Amenity SF of area devoted to amenity Number of seats
Bistro lounge 850 38
Casual dining room 1200 60
Formal dining room 780 40
Private dining room 275 10
Chef’s table for cooking classes 270 12
Outdoor dining on the back patio with water feature, fire pit & outdoor kitchen 2777 50
Temperature controlled wine storage lockers for residents 140 2 - 4 seats
Gym 675
Wellness room with massage table 190
Beauty Salon 270
Indoor pool with sauna and steam room 1775
His and Her locker rooms 330
Movie theater 750 19
Library 400
Crafts 390
Upstairs lounge with patio 925 20-30
Multipurpose 470
Storage lockers for bikes and personal items 1560
Exterior Amenity SF of area devoted to amenity Number of seats
Golf putting area 1065
Bocce Ball 720
Fire pit with seating 845 10
Front Water Feature 3910
Back Water Fountain 627
Pickle ball court 2232
Plaza hardscape with Walking paths, benches and patio seating 13277 32 tables and benches
Dog park 2683
Shuffle board 520
Temperature controlled greenhouse 112
Gardening plots 2500
*
Page 3 of 3
We respectfully request approval of our Alternative Compliance Application. The McMillan Independent
Senior Living Community offers many open space amenities for individuals, including private patios, and
seating areas throughout the development.
The complete amenity package of the McMillan Independent Senior Living Community is much more
robust and comprehensive than any multi-family or senior living project in Meridian or contemplated in
the Meridian UDC.
Thank you, we look forward to your consideration and support.
Sincerely,
Tamara Thompson
Director of Client Services
The Land Group, Inc.
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EASEMENT 20'WATER EASEMENT250-LF 8-IN C900269-LF 8-IN C900119-LF 8-IN C900102-LF 8-IN C900169-LF 8-IN C900 312-LF 8-IN C900 66-LF 8-IN C90028-LF 8-IN C900SSMH 148-IN MH PER ISPWC SD-501RIM: 2561.12±IE OUT: 2554.72, 8-IN PVC (N)SSMH 248-IN MH PER ISPWC SD-501RIM: 2560.22±IE IN: 2553.50, 8-IN PVC (S)IE OUT: 2553.40, 8-IN PVC (E)37-LF OF 8-IN PVC AT 0.40%51-LF OF 6-IN PVC AT 2.91%FF: 2562.75FF: 2562.75FF: 2562.7520-FT GRAVEL ROAD
20-FT GRAVEL ROAD66' MIN.6IE: 2557.5050-LF OF 6-IN PVC AT 2.00% MIN.57-LF OF 6-IN PVC AT 2.00% MIN .4633IE: 2556.151.2778910988101268-LF 6-IN C9007-LF 6-IN C900131417161556IE: 2558.50IE: 2556.0044-LF OF 6-IN PVC AT 2.00%S&G 11500 GAL. GREASE TRAPRIM: 2562.36±IE IN: 2557.67, 4-IN PVC (W)IE OUT: 2557.33, 4-IN PVC (E)211-LF OF 4-IN PVC AT 6.33%27-LF OF 4-IN PVC AT 6.33%14-LF OF 6-IN PVC AT 7.69%13-LF OF 4-IN PVC AT 5.00%4623-LF 4-IN SS AT 2.00% MIN.32320'WATER EASEMENT20'WATER EASEMENT20'
WATER EASEMENT 66-LF 4-IN C90061-LF 4-IN C90067-LF X-IN FIRE SERVICE34-LF X-IN FIRE SERVICE31-LF 4-IN C90090°'69-LF OF 6-IN PVC AT 2.00%18Horizontal Scale: 030'60'1" = 30'Site Utility PlanSewer Keynotes:Sheet Notes:1. THE CONTRACTOR SHALL BRING ANY CONFLICTS TO THE ATTENTION OF THEPROJECT ENGINEER PRIOR TO PROCEEDING WITH THE WORK.2. THE LOCATIONS OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN ANAPPROXIMATE WAY ONLY. THE CONTRACTOR SHALL COMPLY WITH IDAHOCODE CHAPTER 22, TITLE 55 REGARDING UNDERGROUND FACILITIES DAMAGEPREVENTION. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OFALL EXISTING UTILITIES BEFORE COMMENCING WORK. THE CONTRACTORAGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICHMIGHT BE OCCASIONED AS A RESULT OF FAILURE TO EXACTLY LOCATE ANDPRESERVE ANY AND ALL UTILITIES. THE CONTRACTOR SHALL CONTACT THEAPPROPRIATE UTILITY COMPANIES OR DIG-LINE (342-1585) FOR EXACTLOCATIONS A MINIMUM OF 48-HOURS PRIOR TO DIGGING.3. HORIZONTAL LAY LENGTHS OF MAIN LINES AND SERVICES ARE SHOWN FORREFERENCE ONLY AND MAY VARY FROM ACTUAL INSTALLED LENGTH.4. ALL PIPE INSTALLATION AND TRENCHING SHALL CONFORM TO THE LATESTEDITION OF THE ISPWC DIVISION 300 AND SD-301. BEDDING AND BACKFILLSHALL BE CONSTRUCTED PER SECTIONS 305 AND 306 OF THE ISPWC. THRUSTBLOCKING SHALL BE CONSTRUCTED PER ISPWC SD-403.5. FINAL CONNECTION TO CIVIL/UTILITY/SITE SYSTEMS ARE BY BUILDINGCONTRACTOR. SITE CONTRACTOR WILL BRING PIPING TO 5'-0" OF BUILDING(EXCEPT AS SPECIFICALLY NOTED OTHERWISE).6. ALL WATER MAIN LINES SHALL BE ANSI/AWWA C900 OR C909 CLASS 150,DR18 PVC.7. ALL WATER SERVICE LINES SHALL BE ANSI/AWWA C901 CLASS 150, DR7POLYETHYLENE (PE) OR ANSI/AWWA C900 CLASS 150, DR18 PVC WHERENOTED.8. BOTH DOMESTIC AND FIRE SERVICE LINES REQUIRE A BACKFLOW PREVENTIONDEVICE AT THE POINT OF ENTRY TO ANY BUILDING. THE TYPE OF DEVICE ISCONTINGENT UPON THE DEGREE OF HAZARD.1. CONNECT TO EXISTING SANITARY SEWER STUB. CONTRACTOR SHALL VERIFYSUITABILITY OF CONNECTION PRIOR TO CONSTRUCTION AND CONFIRM SLOPESARE ACHIEVABLE. BRING ANY DISCREPANCIES TO ENGINEER.2. INSTALL GREASE INTERCEPTOR PER MECHANICAL PLAN.3. INSTALL STANDARD 48-IN MANHOLE - TYPE A PER ISPWC SD-501. REFER TODETAIL 5/C5.50 FOR MORE INFORMATION.4. INSTALL STANDARD 4-IN CLEAN-OUT PER ISPWC SD-506A.5. INSTALL STANDARD SEWER SERVICE PER ISPWC SD-511. SIZE AS NOTED.6. COORDINATE WITH BUILDING MECHANICAL FOR CONTINUATION INTO BUILDING.#Water Keynotes:1. CONNECT TO EXISTING WATER STUB, CONFIRM SUITABILITY OF CONNECTIONPRIOR TO COMMENCING CONSTRUCTION, BRING ANY DISCREPANCIES TOENGINEER.1.1. INSTALL 1-8" 45° BEND AND THRUST BLOCK PER ISPWC SD-403.1.2. INSTALL 1-8" TO 6" REDUCER.2. INSTALL FIRE HYDRANT PER CITY OF MERIDIAN STANDARD DRAWING W8.3. COORDINATE WITH BUILDING MECHANICAL FOR CONTINUATION INTO BUILDING.4. INSTALL 4-IN WATER METER PER CITY OF MERIDIAN STANDARD DRAWING W5.5. INSTALL 2-IN WATER METER PER CITY OF MERIDIAN STANDARD DRAWING W4.6. MAINTAIN HORIZONTAL AND VERTICAL SEPARATION OF POTABLE ANDNON-POTABLE WATER LINES PER ISPWC SD-407 AND CITY OF MERIDIANSTANDARD WATER NOTE NO. 3, REFER TO SHEET C0.00. IF SEPARATION IS NOTACHIEVABLE, SLEEVE FIRE SERVICE AND DOMESTIC SERVICE LINES PER CITYOF MERIDIAN SD SW1 & SW27. INSTALL 1-6" 90° BEND AND THRUST BLOCK PER ISPWC SD-403.8. INSTALL 1-8" 22.5° BEND, 1-8" 11.25° BEND AND THRUST BLOCK PER ISPWCSD-403.9. INSTALL 1-8" 90° BEND AND THRUST BLOCK PER ISPWC SD-403.10. INSTALL 1-8" x 6" TEE, 1-6" GATE VALVE AND THRUST BLOCK PER ISPWCSD-403.11. TAP EXISTING WATER MAIN AND INSTALL 1-8" ON 8" TAPPING SLEEVE AND 1-8"TAPPING VALVE.12. INSTALL 1-6" 45° BEND AND BLOCK PER ISPWC SD-403.13. CUT INTO EXISTING 8" WATER SERVICE STUB FOR FIRE SERVICE CONNECTION,INSTALL 1-8" x X" (COORDINATE SIZE WITH FIRE SPRINKLER DESIGN) TEE.14. INSTALL 1-4" 45° BEND AND THRUST BLOCK PER ISPWC SD-403.15. INSTALL 1-4" 90° BEND AND THRUST BLOCK PER ISPWC SD-403. COORDINATEWITH BUILDING MECHANICAL FOR CONTINUATION.16. INSTALL X" 45° BEND AND THRUST BLOCK PER ISPWC SD-403.17. INSTALL X" 90° BEND AND THRUST BLOCK PER ISPWC SD-403, COORDINATEWITH BUILDING MECHANICAL FOR CONTINUATION AND FIRE SPRINKLERCONTRACTOR FOR FIRE SERVICE SIZING.18. INSTALL BUILDING-MOUNTED FIRE DEPARTMENT CONNECTION. COORDINATEWITH BUILDING MECHANICAL AND FIRE SPRINKLER DESIGNER FORREQUIREMENTS.#Dry Utility Keynotes:1. ELECTRICAL TRANSFORMER LOCATION. COORDINATE INSTALLATION WITHIDAHO POWER AND SITE ELECTRICAL PLAN.2. GAS METER. COORDINATE WITH BUILDING MECHANICAL AND INTERMOUNTAINGAS FOR MORE INFORMATION.3. GAS SERVICE PIPE ROUTING, SHOWN ONLY CONCEPTUALLY. COORDINATEWITH BUILDING MECHANICAL AND INTERMOUNTAIN GAS FOR MATERIAL,SIZING AND CONSTRUCTION OF PIPE. COORDINATE WITH ACHD AS NECESSARYTO CONNECT GAS SERVICE TO MAINLINE.#Project No:Drawn By:Date:In Association With:PRELIMINARYNOT FORCONSTRUCTION03/16/20CR19-03-076Investcor Development
Ten Mile & McMillan
Meridian, Idaho
Construction Documents
100% CD Bid SetMeridian Independent LivingC5.00Site Utility Plan 03/12/2020
SS MAIN: Sta. -1+00 - 3+50HORIZONTAL SCALE: 1" = 30'VERTICAL SCALE: 1" = 3'254525502555256025652570254525502555256025652570-1+000+002559.7
2561.12
2559.8
2560.86
1+002560.3
2561.04
2560.2
2560.97
2+002560.1
2560.31
2561.9
2560.18
3+003+50IE OUT: 2554.72, 8-IN PVC (N)SSMH 148-IN MH PER ISPWC SD-501RIM: 2561.12±203-LF OF 8-IN PVC AT 0.60%IE IN: 2553.50, 8-IN PVC (S)IE OUT: 2553.40, 8-IN PVC (E)SSMH 248-IN MH PER ISPWC SD-501RIM: 2560.22±37-LF OF 8-IN PVC AT 0.40%PROPOSED GROUND ATCENTERLINE PIPEEXISTING GROUND ATCENTERLINE PIPEEXISTING GROUND ELEVATION AT CENTERLINE PIPEPROPOSED GROUND ELEVATIONAT CENTERLINE PIPE12-IN STORMDRAIN CROSSING4-IN WATER SERVICE CROSSING W/WATER CLASS PIPE SLEEVE. REFERTO WATER KEYNOTE 6, C5.00X-IN FIRE SERVICE CROSSING W/WATER CLASS PIPE SLEEVE. REFER TOWATER KEYNOTE 6, C5.00IE IN: 2553.07, 8-IN PVC (W)IE IN: 2553.00, 8-IN PVC (S)IE IN: 2553.07, 8-IN PVC (E)IE OUT: 2552.85, 8-IN PVC (N)EXISTING SSMHRIM: 2559.97±44-LF OF EXISTING 8-IN PVC AT 0.40%NOT VERIFIED BY ENGINEER,CONTRACTOR SHALL EXPOSE ANDCONFIRM AT COMMENCEMENT OFCONSTRUCTION. ADVISE ENGINEEROF ANY DISCREPANCY.CONNECTION TOEXISTING SANITARYSYSTEMR/WR/WR/WR/WR/WR/WR/WR/WSDSDSDSDSSSSGIRRGIRRGIRRGIRRGIRRGIRRGIRRGIRRIVIRRIVIVIRRIVIRRIVIVIVWWWWWWUGPSSSSSSSSSSSSSSSSSSWWWDDDDSSSWVWVW6''WSAN8''SD8''SDSD12''SDSDSD8''SS8''SS8''SSSANEGEGEGEGEGFSFS4''WMTR0+001+002+002+83.93
20'
EASEMENT SSMH 148-IN MH PER ISPWC SD-501RIM: 2561.12±IE OUT: 2554.72, 8-IN PVC (N)203-LF OF 8-IN PVC AT 0.60%37-LF OF 8-IN PVC AT 0.40%SSMH 248-IN MH PER ISPWC SD-501RIM: 2560.22±IE IN: 2553.50, 8-IN PVC (S)IE OUT: 2553.40, 8-IN PVC (E)90°'POTABLE / NON-POTABLECROSSING. SEE PROFILE BELOWEXISTING SSMHRIM: 2559.97±IE IN: 2553.07, 8-IN PVC (W)IE IN: 2553.00, 8-IN PVC (S)IE IN: 2553.07, 8-IN PVC (E)IE OUT: 2552.85, 8-IN PVC (N)44-LF OF 8-IN PVC AT 0.40%(TO BE VERIFIED)Project No:Drawn By:Date:In Association With:PRELIMINARYNOT FORCONSTRUCTION03/16/20CR19-03-076Investcor Development
Ten Mile & McMillan
Meridian, Idaho
Construction Documents
100% CD Bid SetMeridian Independent LivingC5.50Site Utility & Drainage Details DOWNSPOUT SIZE PER ARCHITECT6" PVC PIPE CUTFLUSH WITH TOP OFCONCRETE.FINISH GRADE PER PLANEXTEND 6" ROOF DRAIN LEADER PER PLAN. PROVIDEAPPROPRIATELY SIZED TEE, WYE, CROSS ORREQUIRED FITTINGS AS NEEDED.BUILDING WALL24" MIN.6" STORM DRAIN PIPING &BEND AS NEEDED TO AVOIDFOOTING AND ESTABLISHDEPTHNOTE:ALL PIPE CONNECTIONS/JOINTS SHALL BE SEALEDWATER TIGHT.1Downspout Connection DetailScale: NTSSLOPE PER PLAN.8”x8”x316” GALVANIZED STEEL PLATE WITH CUTOUT MATCHING THEPROFILE OF THE DOWNSPOUT. PLATE SHALL LIE FLAT ON THESURFACE OF THE CONCRETE AND BE ABLE TO SLIDE UP THEDOWNSPOUT FOR MAINTENANCE OF THE STORM DRAIN LINE. THEDOWNSPOUT SHALL PROTRUDE DOWN THROUGH THE PLATE SOTHAT THE PLATE CANNOT BE REMOVED WITHOUT FIRST REMOVINGTHE DOWNSPOUT. PAINT ALL SIDES AND EDGES OF THE PLATE TOMATCH THE DOWNSPOUT.COVER PLATE. SEE ENLARGEMENT.8" SQ.R12" (TYP)6" PVC PIPE BELOW CUT FLUSH WITH TOP OFCONCRETECOVER PLATE ENLARGEMENTMECHANICAL PLUG4" RISER45° PVC BENDPIPE SIZE x 4" WYEFITTINGBEDDING COURSE12"12"VARIES6"6"ACCESS HOUSING:10" ROUND CARSON INDUSTRIES VALVE BOXAND COVER. PART NUMBERS 910-3 & 910-4.BODY AND COVER SHALL BE GREEN. BOLTDOWNLOC-KIT SHALL BE PROVIDED. COVER SHALL BEMARKED TO INDICATE UTILITY TYPE AND SETFLUSH WITH PROPOSED FINISH GRADE.FINISH GRADE. MATERIALPER LANDSCAPE PLAN.±6"NOTES:1. REFER TO PLAN FOR CLEANOUT COVER CONDITIONS.2. ALL FITTINGS SHALL BE WATER TIGHT.3. ALL PIPE SHALL BE ASTM D 3034 SDR 35 SOLID WALL PVC OR AASHTO M252 TYPE S OR D HDPE (ADS N-12 OR EQUAL). SIZE PER PLAN.4. ALL COVER SHALL BE MARKED "SD CO" OR WITH PREAPPROVEDABBREVIATION.FLOWPER PLANPIPE UPSTREAM OF BENDMECHANICAL PLUGFIBER JOINT PACK12"MISSION COUPLER OR APPROVED EQUAL1.5'FINISH GRADE PER PLAN.INCORPORATE CONCRETE COLLARINTO CONCRETE FLATWORK WHEREAPPLICABLEPEA GRAVEL BACKFILLCONDITION B: LANDSCAPECONDITION A: HARDSCAPEASPHALT PAVING/CONCRETE FLATWORKACCESS HOUSING-ASPHALT: PER ISPWC SD-506A/C4.51CONCRETE: 4" SIOUX CHIEF ADJUSTABLE ON-GRADECLEANOUT LID (FINISH LINE 834 SERIES)WITH ROUND, VANDAL-RESISTANTNICKEL-BRONZE COVER MARKED "COCO
COTYPICAL CLEANOUT LOCATIONSA: UPSTREAM OF ELBOWB: CROSS AT TEE BRANCHC: UPSTREAM OF TEED: IN-LINETYPE ATYPE BTYPE CCOTYPE D#3 BAR AT MID DEPTH. PROVIDE 6"CLEAR SPACE AROUND CLEANOUT.24" Cleanout DetailScale: NTS1' BOTTOMBOTTOM OF SWALERE: GRADING PLANBUILDING FINISH FLOORELEVATION PER PLAN6" MIN.FINISH GRADE SURFACE.RE: LANDSCAPE PLANBUILDING WALLRE: ARCH.LANDSCAPE FINISH GRADEELEVATION PER PLANPROVIDE POSITIVE DRAINAGE AWAYFROM BUILDING (3:1 MAX. SLOPE)3Typical SwaleScale: NTS4"NOTES:1. REFER TO GRADING PLAN FOR FINISH GRADE INFORMATION.2. PERMEABLE INTERLOCKING CONCRETE PAVERS SHALL BE AQUA ROC PAVER AS MANUFACTURED BY BELGARD,WWW.BELGARDCOMMERCIAL.COM OR APPROVED EQUAL.3. SIZE SHALL BE 4.5-IN X 9-IN X 3.125-IN (NOMINAL)4. PATTERN SHALL BE HERRINGBONE PER DRAWINGS.5. COLOR SHALL BE: VICTORIAN6. MATERIAL COMPLYING WITH ASTM C 936. AVG COMPRESSIVE STRENGTH: 8000PSI WITH NO INDIVIDUAL UNIT UNDER 7200 PSI,PER ASTM C140.7. TOLERANCES: DO NOT EXCEED 1/32-INCH UNIT-TO-UNIT OFFSET FROM FLUSH (LIPPAGE) NOR 1/8 INCH IN 10 FEET FROM LEVEL,OR INDICATED SLOPE, FOR FINISHED SURFACE OF PAVING.8. GEOTEXTILE SEPARATION: AASHTO M288 CLASS 2 NONWOVEN GEOTEXTILE FILTER FABRIC.EDGE OF CONCRETE FLATWORK ORRIBBON CURB PER DRAWINGS1-1/2"
STONE BASE DEPTH
PER DRAINAGE PLANS
PERMEABLE PAVERBEDDING AND JOINT/OPENING FILLER ASTM NO. 8BASE MATERIAL ASTM NO. 57SEPARATION GEOTEXTILE FABRIC AT FULLPERIMETER OF PERMEABLE PAVER. TERMINATEFABRIC 2-INCH FROM PROPOSED FINISH GRADE.PROVIDE 12-INCH FABRIC SEAM OVERLAP (TYP.)SUBBASE MATERIAL ASTM NO. 2GRANULAR STRUCTURAL FILL PER GEOTECHNICALRECOMMENDATIONS. PLACE ACCORDING TOPAVEMENT SUBGRADE PREPARATION (GETECHNICALENGINEERING REPORT, ADDENDUM 1)Scale: 3/4" = 1'Permable Paver Section45Sanitary Sewer Main Profile - Sta: -1+00 - 3+50Vertical Scale: 1" = 3'Sanitary Sewer Main Plan - Sta: -1+00 - 3+50Scale : 1" = 30'N. CORTANA WAY03/12/2020