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A-2016-0317 Harmony Hills Assisted Living CZC Application MaterialsC��(EP,IDIAN Planning Division EY. DEVELbPMENT REVIEW APPLICATION STAFF USE ONLY:/.� / Project name- u ;11f SS / ,, ,S� L��� G�1•' File number(s): O C 0 — Assigned Planner: I,oS h L?e_a.c Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review ❑ Preliminary Plat ❑ Alternative Compliance ❑ Private Street ❑ Annexation and Zoning ❑ Property Boundary Adjustment ® Certificate of Zoning Compliance ❑ Rezone ❑ City Council Review ❑ Short Plat ❑ Comprehensive Plan Map Amendment ❑ Time Extension: ❑ Comprehensive Plan Text Amendment Director/ Commission/Council (circle one) ❑ Conditional Use Permit ❑ UDC Text Amendment ❑ Conditional Use Modification ❑ Vacation: Director/Commission (circle one) Director/ Council (circle one) ❑ Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Other ❑ Final Plat Modification Applicant Information Applicant name: Derk Pardoe Phone: (801) 808-2357 Applicant address: 3454 Stone Mountain Lane Email: derkpardoe@msn.com City: Sandy State: UT Zip: 84072 Applicant's interest in property: ® Own ❑ Rent ❑ Optioned ❑ Other Owner name: S.A.N.C. Investments L.L.C. Phone: (801) 808-2357 Email: derkpardoe@msn.com Owner address: 3454 Stone Mountain Lane City: Sandy Agent/Contact name (e.g., architect, engineer, developer, representative): Firm name: Brian Carlisle State: UT Zip: architect 84072 Phone: (801) 355-6868 Agent address: 510 South 600 East Email: bcarlisle@trdp.com City: Salt Lake City State: UT Zip: 84102 Primary contact is: ❑ Applicant ❑ Owner ® Agent/Contact Subject Property Information Location/street address: 1521 and 1529 S Tech Ln. Township, range, section: T.3N, R.1 W, 13 Assessor's parcel number(s): R4885160050, R48851600040 Total acreage: 1.72 Zoning district: C-G Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitLorg/planning - I - (Rev. 0611212014) Project/subdivision name: Kennedy Commercial Center General description of proposed project/request: Request to allow assisted living facility in development agreement. to allow lot access from Overland at existina curb cut. Proposed zoning district(s): C-G Acres of each zone proposed: Lot 4:.862 acres, and Lot 5:.862 acres. Type of use proposed (check all that apply): ❑ Residential ❑ Office I@ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? Which irrigation district does this property lie within? NMID Primary irrigation source: Pressurized Secondary: Derk Pardoe Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): 23.529 s.f. Residential Project Summary (if applicable) Number of residential units: Number of common lots: Number of building lots: Number of other lots: Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: Minimum square footage of structure (excl. garage): Minimum property size (s.f): Gross density (Per UDC 11-1 A-1): Acreage of qualified open space: 4 or more bedrooms: Maximum building height:. Average property size (s.f.): Net density (Per UDC 11-1A-1): Percentage of qualified open space: Type and calculations of qualified open space provided in acres (Per UDC 11-3G-3B): Amenities provided with this development (if applicable): Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhouse ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: 2 Common lots: Other lots: Gross floor area proposed: 50,194 S.F. Hours of operation (days and hours): Assisted Living fa Total number of parking spaces provided: 36 STALLS Authorization Existing (if applicable): 24 hours Building height: 3T Number of compact spaces provided: 0 Print applicant name: Brian Carlisle Applicant signature: Date: 10/03/2016 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-894-5533 Fax:208-888-6854 www.meridiancity.ore/olanning -2- (Rev. 0611212014) ARCHITECTURAL STANDARDS DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL PROJECT INFORMATION Project Name: Harmony Hills Assisted Living Applicant/Agent: Brian Carlisle NON-RESIDENTIAL STANDARDS I COMMERCIAL DISTRICTS COHESIVE DESIGN, NON-RESIDENTIAL STANDARDS (CDs) If a "N" or "N/A" is checked, please explain in comments. Date: 10/03/2016 Comments IFA X Goal Articulate building designs to frame and accentuate public spaces 1.10 with pedestrian scale elements and details. Goal Building design should address building scale, mass, form, and use a 1.11 variety of materials and architectural features to ensure an aesthetic contribution compatible with surrounding buildings. Maintain consistent and contiguous pedestrian environments I 1.1A across developments. Limit circuitous connections and maintain O I O I clear visibility. X 1.16 Provide pedestrian connections to non -private public spaces. Incorporate architectural features on all sides of a building fa4ade facing: the primary entrance(s) of an adjacent building, X 1.1C public roadways, interior site amenities, and fa4ades that are visible from public spaces. See Architectural Elements, Building Form, and Materials sections. �� 1.1D Buildings must orient, frame, and/or direct pedestrian views to adjacent cultural buildings, parks, and plazas. Design and orient buildings not to impede access. The build- X 1.1E ing should enhance the appeal of open space and pedestrian environments Goal Design building fa4ades to express architectural character and 1.20 incorporate the use of design principles to unify developments and buildings, and relate to adjacent and surrounding uses. Comply and adhere with all previously required building design X 1.2A elements that were included as part of a Development Agree- ment, Conditional Use Permit, and/or other requirements as part of prior approval. Note: for a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. File # Page 11 Staff - �.i1�'�E IDIAN�- » Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org ARCHITECTURAL STANDARDS DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED COHESIVE DESIGN, NON-RESIDENTIAL STANDARDS (COS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A IDM Description Incorporate design principles to include rhythm, repetition, framing, Goal and/or proportion. Applies to all sides of a building facade facing 1.30 public roadways, that are visible from residential neighborhoods or public spaces, or facing the public entry of an adjacent building. Integrate at least one material change, color variation, or X '', 1.3A horizontal reveal for every 12-vertical feet of building facade; vertical spacing may be averaged over facade. Integrate at least one material change, color variation, or vertical X 1.3B reveal every 50-horizontal feet of building facade; horizontal spacing may be averaged over facade elevation. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. BUILDING SCALE, NON-RESIDENTIAL STANDARDS (BSS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID ft Descril Development should consider the scale of surrounding buildings, Goal including relationships to existing residential areas, as well as an 2.10 appropriate height,mass, and form scaled forthe built environment. Applies to facades of development along public roads, public spaces, and adjacent to residential areas. Buildings with roofiines 50-feet in length or greater must incor- porate roofline and parapet variations. Variations may include step-downs, step -backs, other modulation, or architectural X 2.3A features such as cornices, ledges, or columns, and must occur in total combination for at least 20% of the faSade length. May be averaged over entire faSade, but may not exceed 75-feet without a break. For buildings with facades longer than 200-feet, reduce massing of buildings by grouping or incorporating smaller tenant spaces X 2.1B along the commercial facade, or by incorporating at least one significant modulation with depth at least 3%of the total facade length or 10-feet, and a width in combination at least 20% of the facade length. Within mixed use areas and for all developments along arterial roadways, buildings over 1,000 sci t must provide a minimum X 2.1D 20-foot building elevation to include average parapet height, ridge of a pitched roof, or tower/turret type elements at least 20% in total of overall facade width. Page 12 Comments staff Comments staff Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. (�WE IDIAN*- �AHO . Last Modified! 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org ARCHITECTURAL STANDARDS Page13 DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED BUILDING SCALE, NON-RESIDENTIAL STANDARDS (BSS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID # Description Comments Staff Goal Physically configure building designs to reduce disproportioned 2.20 architectural scale relative to adjacent uses. Applies to facades of development along public roads, public spaces, and residential areas. For adjacent buildings with greater than 1-story height disparity (i.e. —two or more stories difference) and within 30-feet of each other, integrate and align parapet designs, material changes, X 2.2A fenestration alignment, material reveals, or other architectural elements and horizontal articulation, to relate varying building heights to one another. Aligned features do not have to be the same type (i.e. window pattern on one could align with parapet on another). Use pedestrian scale and landscape design elements such as X 2.213 specialty lighting, awnings, trees or other site elements to visu- ally relate and transition multi -story buildings (or equivalent) to the ground plane. Incorporate pedestrian -scale architectural features to support an aesthetic character that contributes to the quality of the build - ing design and connectivity with the surrounding environment. Goal 1 2.30 Applies to facades in developments: visible from arterial or collector i roadways, adjacent to residential developments facing roadways, facing an adjacent building's primary building entries, and adjacent to public spaces. Consistently incorporate at least two (2) architectural features into the building design that are pedestrian scale, to include: X 2.3A fenestration patterns; architectural elements such as ledges, lighting, or canopies; material or pattern banding; or detailing (see Pedestrian Scale definition). Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID # & Descril iI I 1 Articulate building forms, including but not limited to massing, walls, and roofs, with appropriately scaled modulations that contribute to Goal the development of aesthetic building designs. Applies to facades 3.10 in developments: along arterial and collector roadways, adjacent to residential developments facing roadways, facing public entries of adjacent buildings, and visible from public spaces. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org Comments Staff C./-WI-4 Nt ARCHITECTURAL STANDARDS Page 14 DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID # Description Comments Staff Incorporate at least one type of the following modulations in the facade plane, including but not limited to projections, recesses, and step backs that articulate wall planes and break up building X 3.1A mass. Examples include but are not limited to columns with trim or accent materials, change in finished material depths, building overhangs, and inset features and materials such as false windows or fenestration with architectural accents. Qualifying modulation must be at least 6-inches in depth, be at least 8-inches in width or height (whichever is narrowest), and occur in total for 20% of overall facade elevation. For buildings X 3.11B with facades less than 150-feet, horizontal modulation must occur no less than every 30-feet. For buildings with facades greater than or equal to 150-feet, horizontal modulation must occur no less than every 50-feet. Design parking structure facades as site integrated buildings, X 3.1C meeting applicable Manual standards for Architectural Elements and Material sections. Incorporate visual and physical distinctions in the building design Goal that enhance building forms, articulate facades, identify entries, 3.20 integrate pedestrian scale, and visually anchor the building to the ground or street level. Applies to building facades visible from a public street or public space, and to facades with public entries. For at least 30% of applicable facades use any combination of concrete, masonry, stone, or unique variation of color, texture, or material, at least 10-inches in height, around the base of X O O 3.2A the building. May alternatively incorporate other architectural features such as ledges, facade reveals, ground level fenestra- tion, raised planters, or landscaping elements within 3-feet of finished grade. Where building designs incorporate multiple stories, or multiple X E) O 3 2B floor height equivalents, integrate at least one field or accent color, material, or architectural feature used on lower stories, on the upper stories. Building designs with multiple stories must provide proportion- X O O 3 2C ally taller ground -level facades adjacent to public roadways and -- public spaces. Provide floor -to -ceiling heights, or floor -to -floor from 10 to 16 feet. In mixed -use areas and for structures greater than four stories, design the uppermost story or facade wall plane to include 0 0 0 3.2D material changes, horizontal articulation, and modulation meeting first story requirements, or include a patio, rooftop garden, penthouse, or strong architectural feature such as a tower element. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. - Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org ��EIDR �J ARCHITECTURAL STANDARDS Page1S DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID # Description Comments Staff Building design should establish visual connections that relate internal Goal spaces at ground- or street -level with facades adjacent to public 3.30 roadways, public spaces, and along primary building entries, and that add visual interest and complexity to the first floor building design. Use horizontal and/or vertical divisions in wall planes, such as X 3.3A ledges, awnings, recesses, stringcourse, molding, joint lines, or other material types, to frame and accent 30% or more of total fenestration. Average 30%fenestration for applicable first floor facade, unless X 3.3D specified elsewhere. May also meet fenestration alternative (see 3.3E). Big box and buildings in industrial districts may limit applicable facade area to 30-feet around public entries. Fenestration Alternative: Incorporate doors and windows for at least 30%of applicable first floor facade, or suggest their inclu- sion using faux treatments that incorporate at least two of the X 3.3E following: material changes, reveals in conjunction with color or material change, qualifying modulation such as recessed areas, architectural trellis, awnings and canopies over access areas, detached structures such as pergola, or similar architectural features and details. Building roof types, forms, and elements should provide variation and interest to building profiles and contribute to the architectural Goal identity of the buildings, without creating an imposing scale on V0 3.40 adjacent uses. Applies to facades: in development along arterial roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. For flat roofs, incorporate primary and secondary roof elements including but not limited to: multiple material types along para- pets, multiple parapet elevations with at least 1-foot change in X 3.4A elevation, or modulation of at least 2-feet in the parapet, such as along entryway overhangs. Qualifying elements must exist for at least 20% the length of applicable facades. May also incorporate secondary roof types, such as hip roofs along overhangs. For sloped roofs, incorporate at least two of any one roof element, including but not limited to: valleys, ridges, or gables. Qualifying X 3.46 elements in total must exist for at least 20% of applicable facade roof area and be visible from the same facade elevation. May also incorporate other roof styles, such as parapet walls over entryway features. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. IDIAN�- n Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org ARCHITECTURAL STANDARDS DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED BUILDING FORM, NON-RESIDENTIAL STANDARDS (BFS) If a "N" or "N/A" is checked, please explain in comments. Y _ N/A ID # Description Provide variation in roof profile over facade modulation and/ or articulation over facade material/color transitions. Options X 00 3.4C include, but are not limited to: varying parapet heights; two or more roof planes; continuation of facade modulation through roof lines; dormers; lookouts; overhang eaves; sloped roofs; or cornice work. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. ARCHITECTURAL ELEMENTS, NON-RESIDENTIAL STANDARDS (ASE) If a "N" or "N/A" is checked, please explain in comments. X O1 N M"e m Use proportional architectural elements and detailing to articulate Goal facades, and contribute to an aesthetic building character with a high 4.10 level of pedestrian design. Applies to facades: in development along public roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. Design and articulate architectural elements using proportions, divisions, detailing, materials, textures, and colors and appropriately Goal integrate these elements into the building design. Applies to facades: 4.11 in development along public roadways, visible from residential development, adjacent to public spaces, facing public entries of adjacent buildings. Provide at least three detailing elements that transition facade material changes or integrate pedestrian scale elements, such as doorways, windows, or material banding, at the base of the 4.1A building. Examples include but are not limited to: cornice work around primary entries, decorative caps on brick or stone banding, architectural canopies over entries, or decorative lintels above the first floor windows. Provide building overhangs or other projections such as canopies which articulate the building facade and provide temporary relief from inclement weather. At a minimum, an overhang or 4.16 projection is required within 20-feet of all public entryways, must be at least 3-feet in depth from the point of entry, and be least 6-feet in length. Entryways with vestibules or other permanent enclosed transition space are exempt. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. » Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org Comments iments Page 16 Staff Staff C��fIEN!D I �J ARCHITECTURAL STANDARDS Page 17 DESIGN REVIEW CHECKLIST I NON—RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED ARCHITECTURAL ELEMENTS, NON-RESIDENTIAL STANDARDS (ASE) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID # Description Comments Staff Provide details that emphasize focal elements such as public entries, building corners, or public spaces. Examples include but are not limited to: columns, quoin or rustication, canopies X 4.1C over entries, lintels, transom windows, or modulation of the roof plane. At least one focal element is required and must be accented with a unique combination of color, texture, materials, or modulation in the wall or roof plane. Goal Building designs must not create blank wall segments when visible voll 4.20 from a public street or public spaces. Consider the treatment at the base, middle, and top of the fa4ade. Use any combination of standards from Building Form, Architec- X 4 2A tural Elements, or Material sections to provide pattern, color, or material variation on all wall segments. Must not exceed 30-feet horizontally or vertically without building variation. Goal Organize building service equipment, including, but not limited to, 4.30 utility, service, and mechanical, away from building entries, roadways, public spaces, and, where appropriate, from adjacent buildings. Use and integrate standards from the Architectural Standards X 4.3A Manual to screen and conceal service and mechanical equipment. Landscaping meeting the same intent may also be considered for utility meters and connections. X 4.36 All ground level mechanical equipment must be screened to the height of the unit as viewed from the property line. X 4.3C All rooftop mechanical equipment shall be screened as viewed from the farthest edge of the adjoining right of way. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. MATERIALS, NON-RESIDENTIAL STANDARDS (MAS) If a "N" or "N/A" is checked, please explain in comments. Y N N/A ID # Description Comments Staff Use complementary material combinations that contribute to a Goal cohesive building design. Use materials from the following basic 5.10 wood, masonry, concrete, stucco, metal and glazing. i I groups: Y, g g. I Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual C%VC E IDIAN�- n Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org ARCHITECTURAL STANDARDS DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS ) CONTINUED MATERIALS, NON-RESIDENTIAL STANDARDS (MAS) If a "N" or "N/A" Is checked, please explain in comments. Y N N/A ID# Description X :X) 0 0 O 0 0 X O 0 X 0 For buildings with facades that face multiple public roadways -. 5.1A and/or public spaces, use consistent material combinations, material quality, and architectural detailing. For all facade elevations visible from public roads, public spaces, primary entrance(s) of an adjacent building, and facing residential SAB districts, use at least two distinct field materials, colors, or material -color combinations on the building facade (see also Material definitions). For facade elevations visible from public roadways and along SAD primary building entryways, incorporate an accent material on the first story. Distinguish field materials from accent materials through pat- 5.1E tern, texture, or additional detail visible from edge of nearest j roadway. Alternate masonry or material courses with relief from primary plane may count toward this. Where materials transition or terminate, provide detailing to express the natural appearance of the material. For example, S.SF wrap stone or stone -like products around visible corners to convey the appearance of mass, and not as a thin veneer. i Non -durable materials, treatments, and finishes that deteriorate SAG 'i quickly with weather, ultra -violet light, and that are more suscep- tible to wear and tear are prohibited on permanent structures. The use of vinyl and ordinary smooth face block, unfinished, colored, or painted, are prohibited as a field materials for building 5.1H facades along public roadways, adjacent to public spaces, and when visible from residential neighborhoods. Smooth face block may be used as an accent material. Untextured concrete panels and prefabricated steel panels are X 5.11 prohibited as field materials for building fasades, except when used with a minimum of two other qualifying field materials and meeting all other standard fenestration and material requirements. Goal Use colors that complement building materials and support innova- 5.20 tive and good design practices. Applies to building facades visible from a public street, public spaces, and pedestrian environments. X IJ 5.2A Use of subtle,neutral, or natural tones must be integrated with at least one accent or field material. X 5.213 Use of intensely saturated colors or fluorescence is prohibited as a primary material. May be used as an accent material. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. Comments Page 18 Staff VIE KIDIAN� rAHO Last Modified: 02112/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.orq ARCHITECTURAL STANDARDS Page 19 DESIGN REVIEW CHECKLIST I NON-RESIDENTIAL COMMERCIAL DISTRICTS I CONTINUED MATERIALS, NON-RESIDENTIAL STANDARDS (MAS) If a "N" or "N/A" is checked, please explain in comments. y N N/A ID # Description Comments Staff Materials or colors with high reflectance, such as some metals X 5.2C or reflective glazing, must not redirect light towards roadways, public spaces, or adjacent uses in a way which constitutes a public nuisance or safety hazard. Integrate roll -up doors, will -call doors, drive -through doors, and Goal loading docks into the building design, and locate them in a manner 5.30 which does not create pedestrian, drive aisle, or roadway conflicts. Applies to facades along arterial and collector roadways, and facades facing public spaces. For commercial and traditional neighborhood districts, roll -up and drive -through doors are allowed when integrated into the X 5.3A building design, but will -call doors with roll -ups and loading docks are prohibited. Consider material variation and transitions, modulation, and other architectural features and standards for the design. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. SIGNS & LIGHTING, NON-RESIDENTIAL STANDARDS (SLS) If a "N" or "N/A" is checked, please explain in comments. y N N/A ID # Description Comments Staff voor Intent Goal Use lighting on building exteriors to promote safe pedestrian V/ 6.10 environments along roadways, at intersections, and in public spaces. X 6.1A Lighting fixture spacing and height along streetscapes and roadways must be placed to avoid conflicts with tree plantings. X 6.113 Use energy -efficient architectural lighting. Use lighting fixtures that are consistent with other decorative hardware on the building. For example, select lighting hardware X 6.1C with similar color and shape as other building hardware, use recessed lighting, incorporate uniform spacing, integrate with other accents and reveals, and coordinate specialty lights with predominate architectural features. Note: For a complete list of all Standards, along with photo examples, see the City of Meridian Architectural Standards Manual. ��i�E IDIAN^ Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org - This page left intentionally blank - �irE IDIZ IAN,.- Last Modified: 02/12/2016. Questions? Contact the Planning Division at 208.884.5533 or www.meridiancity.org Midvale City Conditional Use Permit Application Project Narrative THE RICHARDSON The Richardson Design Partnership DESIGN Brian Carlisle PARTNERSHIP 510 S 600 East L.L.C. Salt Lake City, UT (801 ) 355-6868 This project consists of a 50,194 square foot, 2-story, wood -framed Assisted Living Facility at 1521 S Tech Lane. The facility will include approximately 72 residential living beds with common area, administration space, back of house, and support areas. Common spaces will include various activity rooms, large dining room, and commercial kitchen. Back of house will include, but not limited to, resident laundry rooms, manager offices, custodial spaces, etc. The project requires 36 parking stalls for patrons and staff. 36 parking stalls are provided. Staff will be on site 24 hours a day to provide patient care. This facility will be for seniors that require some assistance with activities of daily living and wish to live as independently as possible. This facility will provide personal care assistance with bathing, dressing, grooming, hygiene, ambulating and medications. Meals, transportation, laundry, and housekeeping are provided along with twenty-four hour supportive service and supervision. This facility will not provide memory care. Site improvements include new parking areas with curbs gutters and drainage swales. Landscape improvements meet city standards for landscape design and add substantially to the visual aesthetic of the site in combination with a well constructed building with porte cochere, stone, and hardie board siding. The 2 story facility will be at such a scale as to not overwhelm adjacent properties. The highest point of the roof is 37'-0". Property setback lines have been accounted for The tentative time schedule for the proposed development would be starting in the winter of 2016 and being completed in the winter of 2017. Previous approvals include a Development Modification Agreement as well as Conditional Use Permit Approval. A R C H I T E C T U R E P L A N N I N G I N T E R I O R S 510 SOUTH 600 EAST, SALT LAKE CITY, UTAH 84102 TELEPHONE: 801.355.6868 FAX: 801.355.6880 Harmony Hills Assisted Living 1521 S Tech Lane THE Brian Carlisle, The Richardson Design Partnership 01) 355-6868 bcarisle@trdo.com q- I L.C. Cohesive Design Meridian Architectural Standards Narrative Letter The building creates a cohesive design by mixing two-tone earthen shades of green Hardie board with cultured stone venner. The darker shade at the main level and lighter shade of board and batten Hardie board at the upper level create vertical visual interest. The stone is integrated consistently throughout all four sides of the building creating a consistent look throughout. The guestroom layouts create bumpouts along all four facades creating an aesthetically pleasing rhythm. RICH ARDSON (8 DES IGN PARTN ERSHIP L. Building Scale The scale of the building is broken up by the massing of the bumpouts with roof gables. The 2 story building is only 36 feet at its peak. Stone and Hardie board are mixed at the bumpouts to break up the length of the building and create a smaller scale feel. Windows and window trim as well as banding on the main level help to create visual interest on the main level to maintain a pedestrian scale. Building Form Facade along roadway is appropriately scaled with fa4ade being broken up by bumpouts with gables and materials varying between stone and Hardie board and trim. The building incorporates stone recesses that vary the material and break up the building mass. The depth of these recesses are 2'- 0". The base of the building has a 3'-0" of stone to anchor the building and create variation in color and texture. Color of Hardie board varies from main level to upper level to create visual interest. Floor to floor height at the main level is 13 feet. The bumpouts create multiple gables around the entire building to create visual interest along the length of the roof. Architectural Elements Trim at corners and around windows creates visual interest at all facades of the building. Precast concrete caps are incorporated at all stone termination points. White Hardie board trim is incorporated at color changes, corners, and windows. A porte cochere is provided at the entry to emphasize the entrance and protect from elements. Walls vary consistently throughout to avoid blank wall segments. Mechanical equipment is concealed on a hidden flat roof behind the sloped roof. This roof well screens equipment from the view of the street. Materials Materials are consistent throughout. Stone and Hardie board are the main materials throughout and are used on every faSade. The Hardie board utilizes a board and batten design that adds visual interest. Up above on the below the gables, Hardie board shingles are incorporated to add variety. All materials are very durable and weather well. Colors are subtle, natural tones. No reflective materials are used. A R C H I T E C T U R E P L A N N I N G I N T E R I O R S 510 SOUTH 600 EAST, SALT LAKE CITY, UTAH 84102 TELEPHONE: 801.355.6868 FAX: 801.355.6880 Building Scale The scale of the building is broken up by the massing of the bumpouts with roof gables. The 2 story building is only 36 feet at its peak. Stone and Hardie board are mixed at the bumpouts to break up the length of the building and create a smaller scale feel. Windows and window trim as well as banding on the main level help to create visual interest on the main level to maintain a pedestrian scale. Building Form Facade along roadway is appropriately scaled with fa4ade being broken up by bumpouts with gables and materials varying between stone and Hardie board and trim. The building incorporates stone recesses that vary the material and break up the building mass. The depth of these recesses are 2'- 0". The base of the building has a 3'-0" of stone to anchor the building and create variation in color and texture. Color of Hardie board varies from main level to upper level to create visual interest. Floor to floor height at the main level is 13 feet. The bumpouts create multiple gables around the entire building to create visual interest along the length of the roof. Architectural Elements Trim at corners and around windows creates visual interest at all facades of the building. Precast concrete caps are incorporated at all stone termination points. White Hardie board trim is incorporated at color changes, corners, and windows. A porte cochere is provided at the entry to emphasize the entrance and protect from elements. Walls vary consistently throughout to avoid blank wall segments. Mechanical equipment is concealed on a hidden flat roof behind the sloped roof. This roof well screens equipment from the view of the street. Materials Materials are consistent throughout. Stone and Hardie board are the main materials throughout and are used on every faSade. The Hardie board utilizes a board and batten design that adds visual interest. Up above on the below the gables, Hardie board shingles are incorporated to add variety. All materials are very durable and weather well. Colors are subtle, natural tones. No reflective materials are used. A R C H I T E C T U R E P L A N N I N G I N T E R I O R S 510 SOUTH 600 EAST, SALT LAKE CITY, UTAH 84102 TELEPHONE: 801.355.6868 FAX: 801.355.6880 Signs and/or Lighting Lighting is used to promote safe pedestrian environments. Decorative light fixtures are placed at the entry, and light poles using energy -efficient lighting are spaced throughout the parking area. Parking lots Pedestrian Walkways and Facilities AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTV OF ADA ) (name) j-nv) ( Address) (city) (state) being firs'. duly sworn upon, oath, depose and say: 'I'hat I am the record owner of the property described on the attached, and I grans my permission to: C. (name) (address) to submit the accompanying application(s) pertaining to that property. 2 1 agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. 1 hereby grant permission to City of Meridian staff to enter the subject property fcr the purpose of site inspections related to processing said application(s). r�— Dated this day of o'� , 20-AD (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. NOTARY PUBLIC GREG HUGHES 686763 COMMISSION EXPIRES DECEMBER 10, 2019 STATE OF UTAH (Notary Public fordo) Residing at: 9 311 S 7 C My Commission Expires: TA'— c- Z o t q Community Development ■ Planning Division ■ 33 E. Broadway .Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning Brian Carlisle From: Terri Ricks <tricks@meridiancity.org> Sent: Monday, October 03, 2016 10:31 AM To: Brian Carlisle Subject: AV: 1521 S. Tech Ln. Follow Up Flag: Follow up Flag Status: Flagged 10/3/16 Address Verification: Harmony Hills Assisted Living Note: Building will be constructed on Lot 4/131ock 1 (Parcel R4885160040) in addition to the Lot, Block and Parcel listed below. If there are changes to access, main entrance location, etc. during development, address may change. Address: 1521 S TECH LN, MERIDIAN, ID 83642 Save Reset Cancel Help Parcel Detail District Parcel g • Parcel Status - Primary R4885160050 EnaoleC v Yes v Lot Block Subdivision 5 1 IENNEDY COMMERCIAL CENTER SUB Terri Ricks I Addressing Specialist City of Meridian I Community Development Department 33 E. Broadway Ave., Meridian, Idaho 83642 Phone:208-489-03181 Fax:208-887-1297 Email: tricks@meridiancity.org Built for Business, Designed for Living www.opportunitVmeridion.org 01MUE113 All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by low. Calculations of Project Components Width of Street Buffers (25' minimum). Linear Length of street frontage 330'. 330'/35'=9.43 Trees, so (9 Trees required). Residential subdivision trees (11 provided) Acres = 75,096/43560 = 1.724 Acres. As was discussed with Jason in planning, open space calculations are not required on this development due to it being treated as a commercial development. The following has been provided 21,318 SF landscaping 21,318/75,096 = 28%. 1,654 SF is internal landscaping and there is dedicated open space and common areas within the building and an open courtyard facility for the residence. Number of Trees provided on common lot(s) (9 provided). Mitigation for removal for existing trees is not required due to there not being any quality trees that require preserving or mitigation for replacing on this site. Shrubs and perennials will also be provided to enhance the planting areas that are to be provided around the building. 0 F 0 0 rI 0 0 0 0 n�� of L::l 9 e 0 0f i� A201 c 0 IF REVIEW SET o t 0 z 90 EXTERIOR HARMONY HILLS ASSISTED A A ELEVATIONS T.C. ENTERPRISE Harmony Hills Assisted Living - Meridian, Idaho IN" Rd1wq ALL DECIDUOUS TREE PLANTING scut NOT To :GALE PAW1 Tib& MOM� Q .' S'm $cbnliR. Nwrw Common Nwn. Pbnll' &26 25 Bw lnun. Ww. 'Nwq' Crllnwn Pygmy Bwb" 5 qW. 11 Bww mic'w ft Wmlw D.m' Mnla. Gern 8.....d 5 qol. is comas .be 'B.iln.le Nory ft. D .,l D,— 5 qpl. 1} Euonymw olob• 'Cwnpocla' Dw.rl Burney Bunn 5 qol. 1B weiy 'BWI.b' BullWo Juniper 5 qd. 5 Pbnw pungem 'Glpwo GbEo.uln' GbBa Sp— (on 2' t;;*) 5 9W. } mupo 'Pumilio' D..r1 Mug. P 5 qW. }2 PWwlillo lrulicow 'GWd Drop' Gold Or.D PolanlillO 5 qW. }2 Row yWrvm (P. wdely) !00 Red Fb C W Rose 5 9d. 25 5pirpeo p ' 'c O,,w, �c CwpW Sp— :; Tmw a m.db 'D.nanwmii D.rpilwmi• Vw 3'TWI men.-) O—Ky Symbol $cbnli( N.m. Common Nome Pbnlly Sire 25 cobmgg—' 'Red F.r.l.i Nal feenb. Grws 5 qol. sT lbm.rwolll• 'it.lb tl. Ore' S1.p. de Oro D.yly 1 qol. 2s NN pallid. V.rlg.0 V.rieg-d Sweet I(N 1 got, 19 RWpa.kio nirl. Bbckryatl :awn 1 qol. 23 SWvb 'MPy NgNI' I nl S l' q1N 1 qW. 11 S.dum 'AWumn ._ Joy 5.0.Nn �® OewrWMro BouWn V Bencn con AOR1R' ® Pars rplt.ay .Pd W... - Tprl Grp,. - T. Ee -dd.. }' myw .l 2' mows, v.— q— mubn over Deal Pro 5 wwe Borger cloln. or voua. Tf" CNci weal On d Rd. f p w. - 32D Lime, F..l }20 LF/}5 - 9 •l— trees rwuiretl/Provided POM1 .4ip a .My 5' ". w Cw bu 1 I— clbxn lr.m city M BOW Tm w.Ibn Guides• West Overland Road K'irvP..E' e"'wa'�wi ww • �r }--�Ga Apus masTRiP (— en�[naac�s l ��d 0 couPAcrtD suBCRADE CONCRETE MOW STRIP CONIFEROUS TREE PLANTING SHRUB PLANTING SG E NDTro:< suLE:.1 TO :GALE sc.LE. NDT ro scuE R.116 - 9mVA14 w 111E RAI[IIR R l . ISNO S, ll — — 11p _. RNEIIYIE, — SIM I.R — - R s101pL1 . R� M M . MR PRgECT — — 20 0 2D .o so Scot.: 1' - 20' DATA BLOCK 1521 SOU1M IEDN `l sERAI.N. Ad COONIV, DRIA TO— PARCEL AREA .. ....... ..... ...................._............ .............]5,096 •J. / or BUILDINGS................_.........................................._....._.......I BIPLDINC AREA............................................................ _ PARKING :TALL: REO............................................................}5 PARKING :TALL: PRONDED................ ..................................._......}5 ........ 26.174 11. z 5 � A z C W €FC3 W NWi p A 9 9 C OE C Jz' J J_ S O m 10 = • N T � I \ m A e•? w /y�� ADA PARKING 51. REOUXIED...................._.........................._.2 '10 AD.A PARKING STALLS PRWqED....................._.............................2 B LOADNG REOISRm....................................................... LOADING STALLS PROJOED ....1 1 ....................... INTERNAL UNDSCIDE..............................................................1,510 s.l. u...w.n Oelpw. TOTK NSIIE LANDSCAPE.....................................................N.tW 'J.O LoII MN.v Tn�no OTI1XYOFFSRF IAMSC/PF..............................................2.t.q a1. Q AEE1F a ASAR.9(IES K DSOIY Aw Mldllf feP Nit OYNRS OR IRIRN' 11014 WR A T6E 11N6 P1 M E[9L11 IIWM �DCIII TFR CDI®If. Harmony Hills Assisted Living - Meridian Improvement Plans SEPTEMBER, 2016 PROJECT TEAM: WopF ER/APPI ICeur TIE INICIIAROSON OESK:N PARTNER` LANDWA ,EE_yE t A4 .TM I.EEVE pURJ �RYOR ASSOCNIE. MC 510 SDUTN FDO EA SLLT IANARMNC �, 102 S1W S01J1H IS00 Wf6i RNEROALE UT eNOS 5160 sOUTN 1900 WEST RPNEROAIE, UT e4WS PH:ATTUSA PH: BO11AS.60B6 PH: Bp1.621.J100 : 801.621.J1p0 CML ENGINEER R— Q ASSpGNTE. HNC ARCHTTECT- THE DESIGN PIRINETSHIP 5160 wUTI 1JOD WFS1 R—OQE, IJT $4— PH: 501A211I DO 310 SOUTH 600 GSf SALT W CRY. U, "1D2 ATTH: BRNN CART PH: e01J 11eRe Engineer's Notice To Contractors THE EXISTENCE AND LOCATION OF ANY UNDERGROUND M TY PIPES OR STRUCTURES SHOWN ON THESE PW WERE OBTAINED FROM AVNIABLS INFORMATION PR—EG BY THERS. THE IDCATID S SHOWN ARE APPRCXINATE AND LL BE CONFIRMED THE FlELD BY THE CONTRACTIR, s0 THAT ANY NEC— —U—CHT CAN BE MADE IN AIJONMENf PR- GRADE OF THE PRIMP­ THE CONTRACTOR O REQUIRED TO CO ­THE UT1J1T COMPANIES AND TARE DUE PRECALT. UEf MEtSURE TO PROTECT AN! 1JDIIIY UNE SHOWN. AND ANY OTHER IJNES OBTNNED BY THE COMIEACTOR.S—EARCH, AND OTHERS NOT OF RECORD OR NOT SHOWN ON THESE P I — - I PROPOSED BUILDING 26174 SO. FT. _ I . I I k5 — \\ \ Mbrbl I I I I I I I I I I I I I I I I I I V I I 1 I I Vlolnity Mao SCLLE - 1:SO0 Lanai Description Sheet Index i116T AMERICAN 11TI.E RBMANCE COMPANi fEE MUYBfR 41U1-211EODR OATI DECEMBI 12. A n o: Y i Sheet 1 - Cover/Index Sheet ALL OF LOR ♦ ! J IN BLOCK I OF NENNEOY ppMYERCNL C N ER wB0N1 . ACCORDING TO TIE PUT THEREOF, Sheet 2 - Notes/Legend/Street Crose-Section 101 OF PIAID AT PAGE I34DII-1N12 R1D IN BONTYOK Sheet 3 - Site Plan Sheet 4 - Orading A Utllltp Plan p e o Shset Exceptions 1 d - 5 - Existing 48-Inch Irr. Pipe Plan A Profile Sheet S - New Storm Drain Pipe Plan A Profile nrsr A EOW ,mE NBARANGE —PANY FK.E NMM ER, 4101-21e5Jw _ Sheet 7 - North Storm Drain Plps Plan A Profile MATE' _'Z p'J Sheet 8 - New Sewer Pipe Plan A Profile SCHEDULE B - PART 2 Shu! 9 - Drainage Details A Colce < Sheet 10 -Storm Water Pollution oH®rgB f 400" �I ARE NOT SURVEY DFR6 AND ,I ARE cvRDr BE sIDWN cRwIRGQJ.Y 0 Prevention Plan Exhibit # 1 , fJo-J> n ARE —ET FI5E1E111s AND — NOT 51� IC lu Sheet 11 - Storm Water Pollution = Js. AND f. DO NET P= GN THE Prevention Plan Details , Sheet L1 - Landscape Plan aEE,Rw fee- Sheet L2 - Irrigation Plan EVENT INGwww ERNS AND PROM . GINTNNED _ Shut L3 - Irrigation Details G oi: NFORMATON: 1DM M25 IN F R x L = 1=0a YEmwN I J FOR UiERALT KEN.— - !NORM wE.oN 1p 9 fA . W M EREENCI C sTMMENT o JDINC TERMIJED PRPASIONS COMAINED a RECORDING NFDRINTION: 10eDBOB48 N FAVDR ` C OF: Cnr pF uE.— FOR: sANRAm SEWER AND WATER uuu EIOFN IEREDx < w� J V Developer Contact. DATA BLOCK _ _ 1521 S 1H TECH IANE YERIDNN, AAA GO— I— -L O TOTAL PARG¢ AREA ................. ................................ _...___.naRB ..I. 0 of BUILDN................................................... _.._.... ......._...._.1 BNIDING AREA.........................................._..........................20.1e0 PARK.. srALE REpuIRm A.f. ...........................___._......_............ s m tr < PARREEG STALIS PRGNDED....................__......_.___-_.-,.,,__....Js r S — — -- — — _ _ ADA PARKING STALLS REQUIRED.............._....______-.......__.._1 ADA PARKING STALLS P—DEO............._..._..__............ ..... .3 , IGADING STALLS RWMRED.............._......................................_....1 INSTALLS PRJ/ INTERNAL QED. ..._.._...........__...._._.._-..._.........._.1 1r IEIINANNDSWE.._.__._......_...---_..._....--.-.--..--_1,0.N R.f. 9 '.. Zonina rZLm : C-G GENERAL CCNMFACNL C-G GENERAL COMYERCILL � JSp�! : GENERAL COMYRND P �- .S� : CURFENRY UNZONEO PER 201D MERIDNl1 ZONING MAP :. UGHT COMNEACNL Enpi I ll$ : UGM INDUSTRIAL 1NTE REEVE 20 20 A0 W NIT E OJSF R A1SOO➢4 MC. 510 lQUIN I EST, MRDU IION ND0. AND RFlI - E FHmOLDf[U. W-D. , a lED a AIO Rp117 OTHER 1M THE RDEDI EE02110lLT ®m wE 1IR10rt 1v �1101.�®1 rN n below callAlvlon w eRy THE 011105 NO EIYEERS OF REE E ASDOUlJ, W EmAY NIT — RIR AN, CWWIS OR 1[gIg1Q6 — D TES RNe OI M — TpECw WTQIR TER .0 it"As Kz IF ^fl Y Y N O ZO Awn. 1 �j�j LxLx GG .3�£J S 4 a Y `�` �� peg � t A€ Am a -. sas JF � m a- a,>pg;S .� c����s�:5 nm� �� F �m $F i FF= F" F�B Aar ^9^ m�-" i soE>�s§ a- doo a Q s € N. Hu � s o€ aged R Elul �" 8 11 's$"ppsa �i €�{�{�Jp3� 6m° B Fg q F=o !Eg Q Fc .!"N F^i'-nnF F" m" F $>"a 5 >0 a _Ys- �` Rya"='mQ= ohs a a" Qa 9 a's ..>�-gN= s Qm s ads"' g F CFI &m $ a ^ 9€ S33om,� F> a=^o3f>Q^y8 nQfl Qom s a�aa gaa >A " v'� $ Q"aa€ m8 ^^N 4$ '��R.Q>9 a=� $ F�5.9. a�ae:S €^ � _ 0_ ;ts lr a ea Y e a9a i ^ GNP. - ;gill o �me € ozm$ a�_ ��$ Quo lama rFi �� a �aa Q m sam I �� a$ _ >� 02 ^ s �^ ga= € ��a -X; - ape Qll " m o€= Ixs A gym= ^, a M';agAi eel a„� m m a Bps =gg_. _ 1 ^= z a a g 5" Revised. 11-9-16 _ 3 3 HARMONY HILLS ASSISTED LIVING - MERIDIAN ° Meridian, Idaho '-' °u Reeve �, wrnoYn, /a camrc, iawo s=f-�e m cuv sswmu Notes/Legend/ & ASSodateS Inc. io-v-ie ws iwou�x iay. �.s j Street Cross -Section 9 I Revised, 11-9-16 C —I 3 HARMONY HILLS ASSISTED LIVING - MERIDIAN Jim w A 8 Meridian, Idaho Re ev ��RwmK e � if -' uEnuua. ,ors cwRrc, arw °-n-ie ws oR/JR/GE cu.6 s-xe-le °s Re+.ccEss R�„6 & Associates I I°-9-IB Y5 LWOSCIPE REV Site Plan ` `\ \ \ ` a Jim \ � a i./ Cif mS I _II I_Ilill�I�—ill�l S gq'l� 1 Y I j I 1, tp {I I II I vE � II I� 'I aSakEa II I;� I I S7 � Tech Lane 8 Revised. 11-9-16 a. 4�� •• HARMONY HILLS AS'ISTEttDDIVING - MERIDIAN AfY60B ��-' Reeve �$ e+le m cw sumimti. % Associates Inc. ` Grading & Utility Plan o-n •s ueoscwE "Ev. d"-Mr. Ra+ �� ` a ` it i�v li I L� u1°'' PROPOSED BUILDING .w i i L •••iii��1� FFE 2828.83 r^ ` p — _ — — r % !T __ 1! r01 a am — — a ,.,.. - onvuloH RG% �—xev0e•es1� N7.W'� -- ---_ RISf.LL1 GR41E T �� GNE]iSpH �, 2830 INSINL H20 11Y➢ING CMIF �RN�Fa 2830 PRGPOSFD Gf4➢E 2628 2628 JL_ ___ :___ �_ __ --. - ]L 2626 2626 I I 1 -- IX. b• RCP IRR S-11% W2 LF. 2624 Cx. ae RCP IRR 5=c.tlf':2W LF. IX. a8• rtW II1N 5�0.231t ,a0 LF. I I II II 2624 �ti___________:___________ JL_______________________________________________________ 2622—_________;________—__ yr_:._------------ ____:.._ 2622 26M o o N. 2620 ^ 4 2616 2618 2817 2817 00 2+—W -�wm -- cam,,,, Existing 48'-Inch Irr. Pipe (Kennedy Lateral) I rt 6 20 zo b ti,. XPriz sRw: ,• . 2G' wrt. swl.: ,• _ r Can eelonw4l¢ o wua I>W esr. awrL ww s,ue, ao swL for a nma»m. a-arla w Isn a rw vRoccr mla2 ,wr nc noai vewur 2®® wa mart as annw rea®t tK oau¢ wo vnr� a arc � Ama„c5. K'. o®ir xrc wam raR rt6 owe a avaoos ra n ms nwc o2 to omoi nosaR wnart nan mawr. 9 m + N m N m ......' w C� 363199 Gi n�v � \ 3 3 HARMONY HILLS ASSISTED LIVING - MERIDIAN s I Meridian, Idaho New Storm Drain Pipe Plan do Profile l e- eve & _Associates, Inc. g I I I Z i].Ire fYUic I rt I I EP6�PE1�.� 3 I i s I_ lal n ' to to INIEf eoz I I zaae rJua twee ew. I I II Isl g - I:I PN N 2 3 HARMONY HILLS ASSISTED LIVING - MERIDIAN I a ~ Meridian, Idaho WReeve North Storm Drain Pipe 10—Y-18 WS LWDSGVE eEV.Associates, Inc. Plan & Profile H _LR aebti x)w' .. " µ.. NMI � PROPOSED B FFE 262E -�' . �µ i I � VI/I i V///� — -- —'— � — — _ — —ran. u. •-..•..• s.00 �� tan •Door i 1 1 .\ /� 1 � �°�`•-oats i i � xc M maPF]nY a � [ �ww¢s. xc. elm sum tm f>tcr. rt[9mrtE urw eum ..o sru rm ff rrmu. . a-0sw. a Isn a ,wr rw¢r oxx iwx 20 0 20 OIL- 5•aW. 1' - 2Ir New Sewer Pipe Profile 2632 I = _Q 0 c Q. 2630 3 c 2828 3 _= ao o 2628 'IOU V 0 ,c� ss d 2fi24 (n 9 T N Qm� and 21,17 J Z S YU11 Z 0 2G18m Q x T fr -- �l M O.1LI5 ND f141m6 Q RfF[ [ A4RMIFS. IIL L®IY Nfl IYAItt fort II!! LN.14t5 OR YOe.IG11•)E Wif 10 MY A/16 OX M ef31411 MIC➢M .Iil[lrt IIEA art. U, W t IQ - $ig 2 figg 1110 RZIse11 Tj iD .1 El A N 'A 19 I I I N 1 11 2z if 0 m 19 ;p HARMONY HILLS ASSISTED LIVING - MERIDIAN Meridian, Idaho - -W - Drainage Details & Calce 10 (lilt I Pit I 9;41 if 1E Xeeve & Associateg, Inc. 2 M Revised.11-9-16 HARMONY HILLS ASSISTED LIVING - MERIDIAN a Meridian, Idaho a uwow', nr, <aun. nwo Storm Water Pollution Prevention Plan Exhibit uplKeeve & Associates, Inc. 0 'o 90 =0 OC if 3 1i lin I I i a -w; '111, J "' 41. U11.511 i fl: I I I 11-51 L.P_& . 3.1 1 ni a 3aij a a 3 dki f wa 3! a fli 3 3 -4 .51 1 3;i W - . 3 15 .7 t3 �5;3 ;-5 i 3 3 ir 13 :Z, IF -ORI 1-9-ii"IfRi; LO in, R NJ 1. 2-z sgi z fi N lmi - Ji Fm At d;2 wa jai fi 0 Reviseds 11-9-16 H . . . . . . .... W On I I U, Ix Vogl i; :;di./ 0 -,OReeve & Associates, Inc. RMONY HILLS ASSISTED LIVING - MERIDIAN Meridian, Idah, Storm Water Pollution Prevention Plan Details s 6 F nesE n.9B AID sp®eNOB x[ Bc 19vvrt v 19sE 9 Harmony Hills Assisted Living - Meridian, Idaho DECIDUOUS TREE PLANTING sots. xoT ro sutE Pant TeMe �E= won � =tiy D�tol -KY SymkM ScknBrk Nam. Cammw Nam. Plc , Sk. TS ..—. Nun.... 'Mono' Cllnsan Pygmy Bantry S'. 11 .... mrcmphylla Vfinkr G.m' W. Gm IN. NN i 5 gaL 16 Comw — 'wftw, Nary H.I. —1 )a KN J 5 q 1 15 Euonymw vlv[a. 'Dompacla' Daor1 Burning BUM 5 "L 19 Junlp.nn wdnv 'BYNNo' BWrp10 Junlp.r 5 "L 5 Plpa Wngew 'Glauca Globaal9n' GbN. Spnn:. (w 2' WnN 5 wl. 5 Pku. mugo 'P_IIe 0.vrt Napo Pin. 5 gold J2 Pp MI. fMicoea 'GWq Dmp' Golq Dmp Polw\qb 5 wl. Si Rwe nevtrum (nG wrkly) R.tl M..r Cary.\ Rw. 5 gal. 25 Splmw ponico ' k Nogic CaryH Splrw 5 gW. q0 Twu . mho 'Daa9amk' D.iugormk Y.e 5'Twl min.-) Gwnuy SMWI Scl.ntlr Nom. I Common Nam. Pkngnq Sk. ?8 ColamagrwTa 'KaN Fpr.kr' Karl Twnta Grm. S qaL B) Ikm.rocalR. 51Nb a Om' SM1Bo a. Dm Dg9y 1 .1. ?8 IN pall Yakgalo' Van.gaW S.FI Ir'v 1 gold Ho— MM .,..!!!Y. Su..n 1 qoL n—FUGMCNIa SoI.. 'Noy Nlght' May Night Svlvio 1 gold 11 S.tlum 'AUWmn Jvy' AUWmn Joy S.gYm 1 gold Dwomli.. Bouk.n �I► Bench PR m Powr .olN.q o d 1a . Turf G_ - To IN, .. . 5' kv or q' minw. cry NNI 9,a mulch — D.e PA 5 ANNNI Bama Cloth. Dr pual. Tree Ce/cs w.a o..nana Ra. rmnmv - DZD unwr Fwt SZD is/�s - v .7. tne. r.g=1 I`,a.�w.e Part sNp k any 5' Kke. T claw 1 tnw vets chwen ft. CRy of Bolw Ta. Al.ctlon Gula.. West Overland Road �� w.� ••• 1—°-� K specs mw ®^•��� ••�� CONCRETE MOW STRIP CONIFEROUS TREE PLANTING SHRUB PLANTING scut NDTroscwi sole xm ro scAlE e..,,. wT ro sGAtE dW y otE Inw MqL Na 9a1 lDr q[ FBlOtom. R[-00.all u Isn w NN wuecT Gnel IKw M wgJar 461GLLT ®® IPt 9MDgf A9 91111p PBB®t M 0-6IJlp B19196 w RR\E • Aa�Dq w RL1Ak JNr uam mR xR as zn D zD AD sack: r - m• rota PARCEL AFFA..... _.................................. _... ___........ .)S.Dg9 ..1. 1 OF MWINGS.............._....... .._... ...... ._.... ........ .... ... ....__I BUILDING M.................... _............ ..... ___.................. Pq1). •1. PARKING STAt15 RWUMEG.........._.....__.._._.......... ........ __....... SS PARKING STALLS PRWIOED.................. ................ ................_.......SS AAA PARKNG STALLS REpUIR♦D..............._______..__......_......1 AM IARKMG STALLS I.....EO........_..._-.........._.______..... LDAOING STALLS RE.. ................ ---------- ..........___.._..._.1 LDAMIS STALLS PFo1nOF➢..............._......._..__.................... _...... 1 INTERNAL LWGY.IPE.........._... ... __.........................._..._.._.t.sBG ..1. TOTAL ONS WlOSCAPE_... ............ ......_....................___ED,IBO ..I. .D ONAL o1T51TE LWDSGPE....... .... ......................... 21N ..r. Lao a mw ■ wx W 3 0 i 1 I a m 0 Rawlaad. 11-A-7R wo HARMONY HILLS ASSISTEDLIVING - MERIDIAN Reeve Meridian, Idaho& Associates,Inc. Irrigation Plan d a o' m > z o NINO 0 0 IE13 o ��j ���� HIM HI �I■I il. o0000 o e �I �\ e e e ee Revised, 12-5-16 o00 Is e II I ■ • Ll a 9�mg� A 8 -I s m .H Sap m _'CF �� CG r 0 Cz 0 S A v a ©T©T®0 ©®000 O p0000y©00 HARMONY HILLS ASSISTED LIVING - MERIDIAN —°'t Meridian, Idaho i 9_ - MF1iWN. is L'e1R11T. ONp �i 1 . ��:' Irrigation Details ri 1 `_ a a O Keeve & Associates, Inc. _►Al ei�qm�ryil o�'w .�...� a This map is a user generated static output from an Internet mapping site and is for general reference only. Data layers that appear on this map may or may Ada County Assessor not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION OR LEGAL PURPOSES. Railroad Roads (<2,000 scale) —" <all other values> Interstate Ramp �— Principal Arterial Collector Minor Arterial 10� , . 4 srse5m Recording Requested By and When Recorded Return to: Peter F. Ziblatt Wells Fargo Bank, National Association 333 Market Street, 17th Floor San Francisco, CA 94105 ADA COUNTY RECORDER Christopher D. Rich AMOUNT 22.00 5 BOISE IDAHO 12/24/2013 0&50 AM DEPUTY Gail Garrett Simpardc Eleamnic according I IIIIII IIII IIIII IIIIII I�II�I IIIII IIIII IIII IIIIII III IIIII IIII IIII RECORDED -REQUEST OE FIRST AMERICAN TITLE AND ESCRO 113136531 ELECTRONICALLY RECORDED - DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OFTHE ORIGINAL DOCUMENT SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY SPECIAL WARRANTY DEED THE GRANTOR, Wells Fargo Bank, National Association, for and in consideration of Ten Dollars ($10.00) and other valuable consideration in hand paid, grants, bargains, sells and conveys to S.A.N.C. Investments, L.L.C., a Utah limited liability company, Grantee, whose address is 3454 Stone Mountain Lane, Sandy, Utah 84092, the real estate and all appurtenances, easements and rights thereto (the "Property"), situated in the County of Ada, State of Idaho, and described in Exhibit A annexed hereto and incorporated herein. GRANTOR, for itself and its successors in interest, does by these presents expressly limit the covenants of this deed to those herein expressed, and excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomever lawfully claiming or to claim by, through or under Grantor and not otherwise, Grantor will forever warrant and defend such described Property, subject to the matters described on Schedule 1 attached hereto. DATED this day of December, 2013. WELLS FARGO BANK, National Association By: � ?a eter F. Zi tt, Vice President [Notary acknowledgment on following page. ] SPECIAL WARRANTY DEED - I If Recording Requested By and When Recorded Return to: Peter F. Ziblatt Wells Fargo Bank, National Association 333 Market Street, 17th Floor San Francisco, CA 94105 ELECTRONICALLY RECORDED - DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED 4 PART OFTHE ORIGINAL DOCUMENT SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY SPECIAL WARRANTY DEED THE GRANTOR, Wells Fargo Bank, National Association, for and in consideration of Ten Dollars ($10.00) and other valuable consideration in hand paid, grants, bargains, sells and conveys to S.A.N.C. Investments, L.L.C., a Utah limited liability company, Grantee, whose address is 3454 Stone Mountain Lane, Sandy, Utah 84092, the real estate and all appurtenances, easements and rights thereto (the "Property"), situated in the County of Ada, State of Idaho, and described in Exhibit A annexed hereto and incorporated herein. GRANTOR, for itself and its successors in interest, does by these presents expressly limit the covenants of this deed to those herein expressed, and excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomever lawfully claiming or to claim by, through or under Grantor and not otherwise, Grantor will forever warrant and defend such described Property, subject to the matters described on Schedule 1 attached hereto. DATED this day of December, 2013. WELLS FARGO BANK, National Association By: ?,,Q - eter F. Zi tt, Vice President [Notary acknowledgment on following page. j SPECIAL WARRANTY DEED - 1 Exhibit A to Special Warranty Deed Legal Description LEGAL DESCRIPTION: Real property in the County of Ada, State of Idaho, described as follows: PARCEL A: A parcel of land being a portion of the Southeast Quarter of the Southwest Quarter of Section 13, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho and more particularly described as follows: COMMENCING at an iron pin marking the South Quarter corner of said Section 13; thence along the South boundary of said Section 13, which is also the centerline of West Overland Road; North 89°26'27" West 1327.84 feet to an iron pin marking the Southwest corner of said Southeast Quarter of the Southwest Quarter of Section 13; thence leaving said South boundary along the West boundary of said Southeast Quarter Southwest Quarter of Section 13 North 00013' 19" East, formerly North 00°06'51" East 48.00 feet to an iron pin on the North right of way line of said West Overland Road, said point being the POINT OF BEGINNING; thence continuing North 0001311911 East 1075.98 feet to an iron pin on the South right of way line of Interstate Highway I-84; thence along said South right of way line South 89052'52" East 1327.40 feet, formerly South 89°53'39" East 1325.21 feet to an iron pin on the East boundary of said Southeast Quarter of the Southwest Quarter of Section 13; thence leaving said South right of way line along said East boundary of the Southeast Quarter of the Southwest Quarter of Section 13 South 00°12'01" West, formerly South 00°00'00" West 585.98 feet to an iron pin; thence leaving said East boundary South 90°00'00" West 578.50 feet to an iron pin; thence South 00°06'51" West 494.56 feet to an iron pin on said North right of way line of West Overland Road; thence along said North right of way line North 89°26'27" West 750.07 feet to the POINT OF BEGINNING. CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 STATE OF California ) ) ss. COUNTY OF j))/l FMI%IMIO ) On / Pnot'� �y , 20f'3 , before me, GO '� 1 J ;(&) / //C Date cI Here Insert Na#e and Title of Officer personally appeared 01111 / 111 j" �(N DAV/ ��i `t. 5 •,•gStON � JUPIf '�g.•• n :f o Place Notary Seal Above Name(s) of Signer(s) and who proved to me that he/she executed the same in his/her authorized capacity and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. 1 certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. ------------------------------------------------ OPTIONAL ------ \----------- - ------------------------- Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document. Description of Attached Document Title of Type of Document: Social Warranty Deed Number of Pages: Signer(s) Other Than Named Above: Capacity Claimed by Signer(s) Signer's Name: ❑ Corporate Officer — Title(s): ❑ Partner — ❑ Limited ❑ General ❑ Individual ❑ Attorney in Fact ❑ Trustee ❑ Guardian or conservator ❑ Other: Signer Is Representing: ® 2013 National Notary Association Document Date: 201 SPECIAL WARRANTY DEED - 2 The above described parcel of land is now described as All Lots in Block 1 of Kennedy Commercial Center Subdivision, according to the plat thereof, filed in Book 101 of Plats at Pages 13409-13412, Ada County Records. LESS AND EXCEPTING: Lots 1, 6, 10, 11, 12 and 13 in Block 1 of Kennedy Commercial Center Subdivision, according to the plat thereof, filed in Book 101 of Plats at Pages 13409-13412, Ada County Records. PARCEL B: Parcel B of Record of Survey 8610, recorded August 12, 2009, as Instrument No. .109094159, being a parcel of land situated in the Southeast Quarter of the Southwest Quarter of Section 13, Township 3 North, Range 1 West, Boise Meridian, being all of Lot 6 in Block 1 and a portion of Lot 10 in Block 1 of KENNEDY COMMERCIAL CENTER SUBDIVISION, recorded in Book 101 of Plats at Pages 13409-13412, Records of Ada County, Idaho, more particularly described as follows: BEGINNING at the Northwest corner of Lot 10 in Block 1 of said subdivision; thence, along the northerly line of said Lot 10, South 89034'29" East, 5.00 feet; thence, parallel with the westerly line of said Lot 10, South 00*31'50" West, 251.56 feet; thence, South 89028'10" East, 341.54 feet to the easterly line of said Lot 10; thence, along the easterly line of said Lot 10 and Lot 6, South 00°26'33" West, 560.32 feet to the Southeast comer of said Lot 6; thence, along the southerly line of said Lot 6, North 89°07'53" West, 347.41 feet to the Southwest corner of said Lot 6; thence, along the westerly line of said Lot 6 and Lot 10, North 00*31'50" East, 809.82 feet to the POINT OF BEGINNING. Schedule 1 to Suecial Warrant This conveyance is made and accepted subject to all restrictions, reservations, covenants, and exceptions appearing of record in the official public records of real property (and related and predecessor Property records) of the County in which the Property is located, to the extent such matters are applicable to the Property, including without limitation: all restrictions, reservations, covenants, and exceptions listed in the commitment for title insurance issued in connection with this Deed. This conveyance is also made and accepted subject to the following, but only to the extent that they are still in effect and affect the Property: (1) existing deed restrictions and restrictive covenants affecting the Property; (2) discrepancies, conflicts and shortages in area or boundary lines, or any encroachments or any overlapping of improvements; (3) taxes for the current year and subsequent years and subsequent assessments for prior years due to change in land usage or ownership; (4) existing building and zoning restrictions and ordinances; (5) easements or roads, easements visible upon the ground, easements of record; (6) liens created or assumed as security for the purchase price; (7) rights or privileges of public service companies and utility easements of record or common to any platted subdivision of which the Property is a part; (8) reservations or other exceptions of record or known to the Grantee; (9) the terms and provisions of any declaration, by-laws and rules and regulations of any condominium regime or homeowner's association pertaining to the Property, as amended, including the platted easements and assessments set out therein; (10) the terms of any ground rent, ground lease or similar agreements, if any; (11) any matters that would be reflected on a current survey of the Property; (12) any other liens, encumbrances, easements, covenants or restrictions of record or known to the Grantee; (13) rights of parties in possession; (14) any and all other restrictions and zoning laws, regulations and ordinances of municipal and/or other governmental authorities. Grantee and its agents having completed a full inspection of the Property and any improvements located thereon, there is no warranty, express or implied, made or given by Grantor except as to title as herein given and limited; the Property is conveyed "AS -IS," "WHERE IS," and no warranty or representation of any kind, express or implied, is made as to the condition of the Property, whether improvements or fixtures, sub -soil conditions, or natural or man-made conditions on or under the Property or otherwise; GRANTEE DOES HEREBY WAIVE, AND GRANTOR DOES HEREBY DISCLAIM, ALL REPRESENTATIONS AND WARRANTIES, EXPRESS OR IMPLIED, OF ANY KIND, NATURE OR TYPE WHATSOEVER WITH RESPECT TO THE PROPERTY, including by way of description but not limitation, those of CONDITION, CHARACTERISTICS, MERCHANTABILITY, TENANTABILITY, HABITABILITY, SUITABILITY, and FITNESS FOR A PARTICULAR PURPOSE OR USE, and Grantee releases Grantor from any claim, cause of action or other assertion of right with regard thereto. 6559425_2