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PZ - Applicant's Response to Staff Report 3-3 Charlene Way From:Joseph Dodson Sent:Wednesday, March 2, 2022 2:58 PM To:Jadon Schneider Cc:Keith Schneider; Larry Jacobson; City Clerk Subject:RE: Aviation Sub. (H-2021-0096) Staff Report Hi Jadon, Thank you for sending these to us. Do you plan to bring a powerpoint version of your presentation to the hearing or am I to bring up this pdf version for you to use during your presentation? Also, as I noted previously, there is no variance or waiver process to not do the 5’ detached sidewalk along collector streets—there is no provision within that code section for any alternative compliance and a variance is not applicable as this requirement does not apply to the “bulk and placement requirements” of our code. See the purpose and applicability portions of our Variance code (UDC 11-5B-4). You will have to comply with the condition in the staff report and construct the street section as noted in the Ten Mile Plan and by ACHD in their staff report with on-street bike lanes, two lanes of travel, and with detached sidewalk on both sides. I just wanted to make that clear for you as the Applicant. Best Regards, From: Jadon Schneider <jadon@bronzebowland.com> Sent: Wednesday, March 2, 2022 2:46 PM To: Joseph Dodson <jdodson@meridiancity.org> Cc: Keith Schneider <strongway54@gmail.com>; Larry Jacobson <larry@sandrockdevelopment.com>; City Clerk <CityClerk@meridiancity.org> Subject: Re: Aviation Sub. (H-2021-0096) Staff Report External Sender - Please use caution with links or attachments. Hi Joseph, Please find attached the variance request for the 7' attached sidewalk on the south side of Aviator Street as well as my presentation for tomorrow night. Warm regards, Jadon Schneider, P.E. Bronze Bow Land Cell: (480) 232-2999 https://www.bronzebowland.com/ On Wed, Mar 2, 2022 at 9:52 AM Jadon Schneider <jadon@bronzebowland.com> wrote: Okay, I can do that. 1 Sure thing, I am working on having a presentation over to you today. Jadon Schneider, P.E. Bronze Bow Land Cell: (480) 232-2999 https://www.bronzebowland.com/ On Wed, Mar 2, 2022 at 9:51 AM Joseph Dodson <jdodson@meridiancity.org> wrote: Absolutely. I am glad we got that clarified; no need to make you meet requirements that are not really there and stress you out more. Let me know if further discussion needs to occur. Also, if you have a presentation for tomorrow, please send that to me and the City Clerk as early as possible tomorrow. Thank you, Joseph Dodson | Current Associate Planner City of Meridian | Community Development 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.884.5533 | Built for Business, Designed for Living 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 law. From: Jadon Schneider <jadon@bronzebowland.com> Sent: Wednesday, March 2, 2022 8:23 AM 2 To: Joseph Dodson <jdodson@meridiancity.org> Cc: Keith Schneider <strongway54@gmail.com>; Larry Jacobson <larry@sandrockdevelopment.com> Subject: Re: Aviation Sub. (H-2021-0096) Staff Report External Sender - Please use caution with links or attachments. Okay, thank you for the clarification and for correcting me. In that case, we should have no problem in reducing the lot and meeting the requirement put forth in "City/Agency Comments & Conditions A. Planning Division." 12. D. Warm regards, Jadon Schneider, P.E. Bronze Bow Land Cell: (480) 232-2999 https://www.bronzebowland.com/ On Tue, Mar 1, 2022 at 4:42 PM Joseph Dodson <jdodson@meridiancity.org> wrote: Jadon, Oh, now I see where your logic was. So, that is incorrect and there is some miscommunication on that. The minimum lot size is only applicable to the actual building lot, not the units themselves. The short plat process only subdivides the air space and the ground underneath it will be held in common ownership. You can reduce the building lot all the way down to 2,000 square feet if it allows the building to meet all of the setback requirements (just an example). Joseph Dodson | Current Associate Planner City of Meridian | Community Development 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.884.5533 | 3 Built for Business, Designed for Living 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 law. From: Jadon Schneider <jadon@bronzebowland.com> Sent: Tuesday, March 1, 2022 4:27 PM To: Joseph Dodson <jdodson@meridiancity.org> Cc: Keith Schneider <strongway54@gmail.com>; Larry Jacobson <larry@sandrockdevelopment.com> Subject: Re: Aviation Sub. (H-2021-0096) Staff Report External Sender - Please use caution with links or attachments. Hi Joseph, just following up on this specific comment; 3. "City/Agency Comments & Conditions A. Planning Division." 12. D. The goal with the multifamily sites is to have each lot individually titled. We will most likely want to request a waiver in order to keep the area within the NMID easement so that each unit falls within the 8,000 S.F minimum. What are your thoughts on us making this waiver request and would it be generally supported by the City? 8000 square foot minimum? Is that something regarding ownership on your end that is required? Obviously, the minimum lot size in your R-15 zoning is 2,000 square feet, not 8,000. You may request this waiver, yes. This has not come up with any of my other projects so I am not sure Council’s appetite to grant the waiver. I do not necessarily see why it matters either way in this case—it would be much more of an issue if the lots were single-family lots as we would have more owners to work with to maintain the setback and easement requirements. The goal of creating these lots in this manner and including 8,000 s.f. was to allow the developer to, after building of the 4-plex building, follow a short plat to create 4-individually titled units in a Short Plat. My assumption was that each unit in the short plat would be required to have 2,000 s.f. which would mean that 2,000x4 = 8,000s.f 4 If that is wrong then can you please let me know? The reason that I am pushing back on the requirement to have the lot line adjusted to within 10' of the easement is that each building will be pushed below the 8,000 s.f. and I am worried that this will mean that we can no longer short plat the units at a later date. However, I may be wrong, and if the short plat can occur at a later date on a lot that is less than 8,000 s.f. we would be agreeable to reducing the lot sizes. If the lot size is smaller than the 8,000 s.f. (with the lots still larger than 2,000s.f.) is a condominium plat still acceptable? Jadon Schneider, P.E. Bronze Bow Land Cell: (480) 232-2999 5 https://www.bronzebowland.com/ On Tue, Mar 1, 2022 at 3:28 PM Joseph Dodson <jdodson@meridiancity.org> wrote: Hi Jadon, In order to ensure there is a paper trail, I prefer to respond to you via email and not over the phone. I am glad that my report and the conditions noted are understandable and your team is generally happy with them. Analyzing this project was more of a beast than I anticipated so I apologize for getting it out after 5pm and not sooner last Friday. My responses to your comments are within your email in red. Joseph Dodson | Current Associate Planner City of Meridian | Community Development 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.884.5533 | Built for Business, Designed for Living 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 law. From: Jadon Schneider <jadon@bronzebowland.com> Sent: Tuesday, March 1, 2022 2:32 PM To: Joseph Dodson <jdodson@meridiancity.org> Cc: Larry Jacobson <larry@sandrockdevelopment.com>; Keith Schneider <strongway54@gmail.com> Subject: Re: Aviation Sub. (H-2021-0096) Staff Report External Sender - Please use caution with links or attachments. 6 Hi Joseph, We have gone through the packet and, overall, we are happy with most of the items. We may want to request a few small tweaks but I wanted to get clarification on a few things first before we make any final decisions. 1. We will try our best to increase the density of the site to meet the 8 UPA density requirements. At first blush, there may be an opportunity to change the northeast single-family lot into a duplex or townhome lot if we do some work to the existing stormwater facility. Since we have been through a number of design reviews and we have slowly whittled the project down to size we are going to do what we can. I may look into decreasing the common space in the middle of the site and placing a townhome there if needed. I will run my concepts by you. Are there any specific portions of the site that you foresee an approvable additional lot could come from? There is no negotiating this point except for Staff is allowed to round up so if you can get to 7.5 du/ac or more, I can say it complies with the Comp Plan and the DA provision. Hence, why I said at least one (1) additional unit and not more. I agree, replacing the single-family unit in the northwest corner looked to be the most logical place to gain at least 1 additional lot. I would prefer not to reduce the central linear open space. 2. "City/Agency Comments & Conditions A. Planning Division." 12. C. We are currently proposing a 7' wide attached sidewalk along the south side of Aviator. This 7' attached walk matches the Compass Charter School street section for the south side of Aviator and falls within the ACHD requirements. Is there a reason that the 5' wide detached walk is required on both sides in this condition? Our desire is to only have a detached walk on the north side of Aviator within the 20' landscape buffer. See attached photo. What is currently constructed along Aviator does not meet City code and should not have been approved previously. Therefore, it is not the basis to build off of. Our code does not align with ACHD’s in that we require detached sidewalk along Collector and Arterial streets, period, and they allow an alternative of 7’ attached. My condition must stand as written. 7 4. "City/Agency Comments & Conditions A. Planning Division." 14. The elevations for the townhomes were lacking on detail and I understand that we can put forth plans that better show the desires for the townhomes. Can you give me your thoughts on the attached elevations? They provide varying roof heights and setbacks from garage doors and entryways which should better follow the Ten Mile Plan. I think these additional elevations are a great improvement, yes. However, they still do not comply with what is in the DA nor the Ten Mile Plan. The garages are such a dominant point of the façade which is specifically called out in the Ten Mile Plan as not being desired. This is precisely why we encouraged the previous owners to propose elevations/floor plans that did not show garage dominated facades for the front-loaded lots. I would review the floor plans in the DA and try to get much closer to those. Otherwise, a DA Modification will be required at a later date and prior to any building permits. 5. "Conditional Use Permit (CUP)." 15. A. Going back to the comment in #3 about individual titles for the 5-plex buildings. The goal is to sell off the buildings and have them, owned and maintained individually while still being held to the standards in the CC&Rs & HOA agreements. With this in mind, I do not believe that a management company would be utilized by all the buildings. Is there further discussion about this that we can have to better understand if the management office requirement can be waived for this site? 5-plex or 4-plex buildings? Just clarifying. I think you’re referring to the 4-plex multi-family lots. This requirement is in code and cannot be waived; 8 there is no process to remove this requirement for multi-family projects over 20 total units short of amending the code. Feel free to call me if it is easier to discuss these items on the phone. Thank you for all your help! Warm regards, Jadon Schneider, P.E. Bronze Bow Land Cell: (480) 232-2999 https://www.bronzebowland.com/ On Fri, Feb 25, 2022 at 5:10 PM Joseph Dodson <jdodson@meridiancity.org> wrote: Hello, Attached is the staff report for the proposed Preliminary Plat and Conditional Use Permit for Aviation Sub. (H-2021-0096). This item is scheduled to be on the Commission agenda on March 3, 2022. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e- mail with any questions. Jadon - Please submit any written response you may have to the staff report to the City Clerk’s office (cityclerk@meridiancity.org) and myself (e-mail) as soon as possible. Also, please submit any presentation for the public hearing to the City Clerk’s office no later than noon (12:00pm) the day of the hearing. Thank you, Joseph Dodson | Current Associate Planner City of Meridian | Community Development 33 E. Broadway Ave., Meridian, Idaho 83642 9 Phone: 208.884.5533 | Built for Business, Designed for Living 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 law. 10 RONZE BOW AVIATION SUBDIVISION March 2, 2022 WAIVER REQUEST LETTER On behalf of The developer,we are requesting the following waiver to the staff report item; City/Agency Comments&Conditions A. Planning Division. 12. C. "Show 5-foot wide detached sidewalks along both sides of the W. Aviator Street extension" 1. Pursuant to our correspondence with staff on the W Aviator Street sidewalk, we would like to formally request a waiver to the sidewalk condition language in item 12 C. Our rationale is as follows: The proposed Aviation Subdivision development provides a strong pedestrian network of sidewalks and pathways and open space connectivity.This is intentional and was a focus of our collaboration with the planning staff to achieve a walkable community on the lands,while also facilitating connectivity to the adjacent communities, both existing and proposed. We acknowledge that staff is recommending compliance with its regular City standards for the provision of a detached sidewalk along collector roads, in this case, W Aviator Street. However, in this specific case, the developer is already providing a pathway in an adjacent open space setting to offset the sidewalk requirement on the north side and to provided support for the variance request that would otherwise require an unnecessary and redundant sidewalk within the right of way. We also respectfully note that the portion of W Aviator Street constructed recently for Compass Charter School, has a single 7'wide attached sidewalk on the south side, which we also intend to match and provide connection to. If a specific separate walk were to be required on the south side of W Aviator Street, the proposed sidewalk would not align and could also create an undue burden for additional right of way that is already constrained in this location. We would agree to provide either the attached 7'sidewalk on the south side of W Aviator Street as is already constructed and is ACHD compliant or if desired, provide a separate 5' sidewalk without expanding the right of way requirement in this location. Our request would be that the condition allows the developer latitude to work with ACHD and the City of Meridian on the requirements for the sidewalk along the south side of W Aviator Street. Jadon Schneider, P.E. Project Engineer r , ` - Lq6!. as J ,.— • * _ — _ O9//� //��////////din,,.- • -A C ■ ■ 11,60 OM I MEN k.-6, L + r 1 A , r- ■ - _ IM. a L. 4 i or • • i rr 11 1-0 111 r L .' F r-IF i 7 1 7 1 1 _ L Or ■ _ i■ ■ ■. Tr 1 ` , L AL �. 1131 - - - _- - • ®.�� • e • 0010 OAF LU 6 0 LU M�� R .� •�-•-•-••��---� �► �� _ = sip= � �-� ''� IAM:r INS 15, t►��i�PANIr NO DESIGNED JKS w • +r l��r�� r=�� ►��► '►r IV040 - DRAWN -: CHECKED KS sipw - -� KS �s OAF APPROVED w - _ 06 d4 1• _� //� /////r. � r�� -- - ■ . - �// - '///®/ ///// ['///// '///®/ �.ONE- a A ■ � � - 1 ip r �t.N �■ AL - 1 m: z * 1 w , _ LU • 1 r I ' r ` 11 ` , L 1 - I _ r %r _ - -J R ] - 1 rlie • r r - T a f •■' r P6 BRONZE BOW -i • 00' •■• • ■-•-:• ■• ■ -• :• ■ -• ••• •■■ ■ • •- • • z o:2 -o DEVELOPER � >o SANDROCK DEVELOPMENT. PRELIMINARY PLAT Z: Z:3: 1468 ]AMES RD N �m GARDNERVILLE, NV 89460 FOR W PINE AVE CO CONTACT: N LARRY JACOBSON o m m EMAIL: LARRY@SANDROCKDEVELOPMENT.COM "IATION SUBDIVISION PURDAM GULCH z SURVEYOR 1 1 DRAIN Q Q LOCATED IN THEW /2 OF THE SW /4 OF SECTION 10 T.3N ., R. 1W., B. M ., o SITE IDAHO SURVEY GROUP ADA COUNTY, IDAHO Q 9955 EMERALD ST, U W AVIATOR ST BOISE, ID 83704 DECEMBER 2021 Y PHONE: (208) 846-8570 Q J m z ENGINEER W FRANKLIN RD KEITH SCHNEIDER EMAIL: STRONGWAY54@GMAIL.COM - - - - - - - - - - - - - - - _ _ I/icinityMap SITE NOTES I 15 BLOCK 1 NOT TO SCALE I 1. TOTAL SITE AREA =f9.80 ACRES - ERR I z 2. ADA COUNTY PARCEL #S1210325951 & #S1210325960 N O 3. LAND USE ZONING = R-15 (CITY OF MERIDIAN) MR 4. PREVIOUS CITY OF MERIDIAN APPROVALS 4.1. H-2018-0048 (COMPASS CHARTER SCHOOL I 4.2. H-2020-0111 (THE LAND GROUP) -__ --- W TOPEKA STREET 5. LOT SETBACKS AND REQUIREMENTS \ - 5.1. FRONT SETBACK 20 FEET (5 FEET TO LIVING AREA) 5.2. SIDE- YARD SETBACK 3 FEET (3 FEET FOR FLANKAGE) --- --- --- 5.3. REAR SETBACK 12 FEET - - - - - - _ \ ce 6. AREA CALCULATIONS I ' t • • 4 W 6.1. MINIMUM LOT SIZE 2,000 SF I 1 2 I 0 20 40 80 120 > 6.2. AVERAGE LOT SIZE 2,548 SF I 14 1 18 ;: BLOCK 4 31 1 1 C 6.J. RESIDENT/AL DENSITY 7.65 UPA 1 BLOCK 2 I I V BLOCK 6 I I I •, I SCALE: 1" = 40' 7. THE ENGINEER CERT/F/ES THAT THE INFORMATION PROVIDED HAS BEEN , PREPARED TO SUPPORT PRELIMINARY PLAT REVS-W AND APPROVAL AND /S NOT SU/TABLE FOR CONSTRUCT/ON AT THIS STAGE. ''• �' '• ' •' "••• •'• '• 'r O 8. MAINTENANCE OF THE COMMON AREAS SHALL BE SY THE AVIATION 2 1 7 �■■� SUSD/V/S/ONHOMEOWNER S ASSOCIATION. 9. ANY RESUSD/V/S/ON OF THE PLAT SHALL COMPLY WITH THE APPLICABLE ZONING Q 3 W LOS ALAMOS LANE(PRIVATE) I v� REGULATIONS IN EFFECT AT THE TIME OF RESUSD/VISION. 13 I I 16 SHEET LIST TABLE x - \ 10. BUILDING SETBACKS AND DIMENSIONAL STANDARDS /N THIS SUED/VISION SHALL I i: I o _ S Sheet Number Sheet Title SE /N COMPLIANCE WITH THE C17Y OF MERIDIAN STANDARDS FOR THE04 > APPLICABLE ZONE, R-15. '. I 4 1 5 z I 1 COVER I 12 I 14 2 SURVEY w I 3 LOT DIMENSIONS > I 4 SITE PLAN 1 1 > I - 5 14 5 SEWER PROFILES W I z 1 12 a IlRft BLOCK 4 LOT SUMMARY 10 I o 6 6 LEGEND SITE BOUNDARY NUMBER AREA (AC) g I \ I - ' - ' ' - PROPOSED NEW NMID EASEMENT DESIGNED JKS SINGLE FAMILY RESIDENTIAL (LOT 14, BLOCK 1) 1 0.11 I I - �i n;= PROPOSED GRAVITY PIPE AND MANHOLE _ i SINGLE FAMILY RESIDENTIAL I 8 I •° 11� ELAN TE) - � � - PROPOSED GRAVITY PIPE HEADWALL DRAWN JKS TOWNHOME 38 3.72 I , I \ • W SANTAF EXISTING NMID EASEMENT CHECKED KS TOB EXISTING TOP OF BANK ATTACHED MULTI-FAMILY 13 . . . .. I - >. \ \ •. , .. ,. .: -•••- > - - EXISTING PURDAM GULCH DRAIN FLOW LINE APPROVED KS ,i :.�.. FOUR I ', 7 8 9 10 1 1 1 2 EXISTING NMID PUMP HOUSE ACCESS EASEME 7 COMMON 9 2.22 BLOCK 1 7 • • i BLOCK 2 \ 'j EXISTING NMID PUMP HOUSE PUBLIC RIGHT-OF-WAY N/A 3.15 IR EXISTING IRRIGATION PIPE •* n I 6 .. I I � � • ' 8 EE EXISTING PURDAM GULCH DRAIN WEIR TOTAL 84 9.80 BLOCK 4 - I - - CURB & GUTTER �p N. \ RIGHT-OF-WAY Lij W SANTA FE DRIVE \ 5 - - - - Gy FUTURE LOT LINES ,• - - - - �� , BLOCK 4 r • _ - - - - - LANDSCAPE BUFFER EASEMENT �- SIDEWALK / PAVEMENT 4 \ , - - 2540- BLOCK 3 g _ - EXISTING CONTOURS / I 2539- - - 8 STREET -2539 2 2540 PROPOSED CONTOURS / W Z 3 I 1 3 4 5 6 7 � ' AVIATOR w UP EXISTING UNDERGROUND POWER O \ i EXISTING WATER MAIN I j o I 2 I / / y / ... • • WATER MAIN o •;'; .... 'i I EXISTING SEWER MAIN W BLOCK 1 1 - - - - - - - •� " '/ 3 1 2 I - SEWER MAIN '• i ROAD CENTERLINE • .• .. y.. ..• '•" .• ' • � / �' � • BLOCK BLOCK 5 BLOCK 5 a_10 5 --- BLOCK 3 _ .• SEWER EASEMENT s / ;•' • • - - _ _ STORMWATER INFILTRATION BED --------- _ --- STORMWATER STREET SWALE _ .. I - w w .......................................... W AVIATOR STREET a• i I I w I I NOTES 6. LOT 1 BLOCK 6 SHALL BE SUBJECT TO POTENTIAL COMPASS CHARTER SCHOOL PURCHASE PRELIMINARY ENGINEERING NOTES 5. THE PRESSURE AND GRAVITY IRRIGATION IMPROVEMENTS SHOWN ARE PRELIMINARY AND �p L f AGREEMENT OR TITLE DEDICATION OR DESIGNATED AS A COMMON LOT IN LIEU OF. SHALL BE DETERMINED DURING FINAL DESIGN. 1. CONTOUR AND SPOT ELEVATION DATA IS REFERENCED TO NAVD '88 DATUM. 7• STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY CONTROL TREATMENT PRIOR 6. FIBER AND DRY UTILITIES TO BE INSTALLED GENERALLY ADJACENT TO STREET 1. DOMESTIC WATER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN PURSUANT TO 2. THE PUBLIC STREETS WITHIN THIS DEVELOPMENT SHALL CONFORM TO THE ADA COUNTY HIGHWAY TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. THE INFRASTRUCTURE AGREEMENT. 8" WATER MAINS WILL BE LOOPED THROUGHOUT RIGHT-OF-WAY. DISTRICT STANDARDS FOR PUBLIC STREET CONSTRUCTION. 8. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS, TELEPHONE, AND THE SUBDIVISION. 4 2 3. DIRECT DRIVEWAY LOT ACCESS TO W AVIATOR STREET IS PROHIBITED. CABLE TELEVISION. 2. SANITARY SEWER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN. THE PROPERTY WILL BE SERVED BY THE CONNECTION TO THE EXISTING MANHOLE IN �c�` OF 4. THE FOLLOWING ARE COMMON LOTS TO BE OWNED AND MAINTAINED BY THE AVIATION SUBDIVISION 9 IRRIGATION WATER WILL PROVIDED BY THE NAM PA MERIDIAN IRRIGATION DISTRICT IN COMPLIANCE HENSLEY STATION SUBDIVISION NUMBER 2. �Tiy HOMEOWNERS ASSOCIATION. WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THIS SUBDIVISION WILL BE ENTITLED TO A• scNN IRRIGATION WATER RIGHTS AND WILL BE OBLIGATED FOR ASSESSMENTS FROM SAID CANAL COMPANY. 3. WATER AND SEWER LINE SIZES AND LOCATIONS ARE PRELIMINARY AND WILL BE BLOCK 1 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5 10. ALL LOT LINES COMMON TO PUBLIC STREET RIGHTS-OF-WAY AND THE SUBDIVISION BOUNDARY REFINED DURING FINAL DESIGN. 1 6 10 9,11,12 2, 3 CONTAIN A 10.00 FOOT WIDE EASEMENT FOR PUBLIC AND PRIVATE UTILITIES AND LOT DRAINAGE. 4. ALL DOMESTIC WATER MAINS AND SANITARY SEWER WILL BE INSTALLED IN SHEET 1 OF 5 11. ALL INTERIOR LOT LINES CONTAIN A 5.00 FOOT WIDE EASEMENT, EACH SIDE, FOR PUBLIC AND ACCORDANCE WITH IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY AND CITY OF 5. LOT 1 BLOCK 5 SHALL BE OWNED AND MAINTAINED BY THE NAMPA MERIDIAN IRRIGATION DISTRICT. PRIVATE UTILITIES, LOT DRAINAGE AND IRRIGATION FACILITIES. MERIDIAN'S REQUIREMENTS. DATE: DECEMBER 2021 BRONZE BOW 21009 PROJECT NO: C:\USERS\JADON S\HAYDEN CANYON DROPBOX\JADON SCHNEIDER\BRONZE BOW LAND\PROJECTS\21009\ACADDWG\SHEETS\21009 - PRE-PLAT COVER.DWG Ada County Assessor 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 not be accurate,current,or otherwise reliable.THIS MAP IS NOT TO BE USED FOR NAVIGATION OR LEGAL PURPOSES. 3 _ i ak eG�In All vanvo �; r ,F it ' ' 4UNev;land•St '■ „ t Elmue - . Legend -a-}:. x 1—F�T+T ti�F� �i ^•-7+�' �r "`�'� i�� YiyWr- �+-1••:•---e.,.}- Railroad Roads(2,000-4,000 s ,• � '}` <all othervalues> JI Interstate Ramp — 'r _ Principal Arterial _ - - Collector �* rjith. Minor Arterial Local - IT• - `'�.<<. Parks Alley ti S Driveway Irl'.I r -r} - — J ` Parks Water #t - ;. � � _ " ❑ Condos h _ 4'v 1 .' .,r:: - _ ^ ;'^' ❑ Parcels y{ Y •.kI� - 0.05 Iles Ala dale: 2. 5 1 3/2/2022 i 'GIRT , ' �' I I ap I J L o UNION PACIFIC I g RAILROAD I 2549 ff2545 I ,� 30 V 5 20 80 W.C. �:. x 0 10 40 120 — --�—_ — �.�__ S88'26'12'E p /� _ 12" PVC �� i1 x \� x �\` x X X �_X f„ � r��s�X��.� Q24•s�i��` �s�ir��` �`� 11 / SCALE: 1" 40, I.E.(N)-2540.18 2s k,.._ x x x X�X x x x x x RIM-2545.51' - - -- I.E.(N)=2540.64' LE.(S)=2540.54' I.E.(W)=2540.68' BUILDING 12' PVC �E 2545LEGEND I.E.(W)-2540.72' \-`. 12" ADS \' } � \ ��,, ~' 1 0 FOUND 5/8' IRON PIN I.E.(N)=2540.54' \ _ - �• • � � CALCULATED POINT —2541—JI } \ I ® WATER VALVE RIM=2545.31' I / ` \� r ~ f c� FIRE HYDRANT I.E.(N)=2540.79� 1 I \. '�� " ,�/ asso 1 —v BUILDING ® WATER METER I.E.(S)-2540.69 ® 48 CMP ,I.E.(E)=2535.26' `.\ 1� PRESSURE IRRIGATION VALVE 1 N i I.E.(W)=2535.71 179 OO IRRIGATION MANHOLE © UTILITY BOX e ✓' ® CATCH BASIN PROPERTY BOUNDARY LINE I PARCEL LINE 60' ROUND IRRIGATION BOX , =✓ --- --- SECTION LINE I = 544.15' I \ RIGHT-OF-WAY ADS I.E.(N)-2540.72' --------- RIGHT OF WAY LINE 4" ADS I.E.(S)-2540.86' 1 1 f I ?sso ------------------- EASEMENT LINE I l \ w w DOMESTIC WATER LINE 1 R PRESSURE IRRIGATION LINE UNPLATTED 04 12 ------------ �s¢o�s�� z \ M -- -------------- SUBSURFACE PIPE �s go (0 LLI UNPL[I TTED Toe Toe TOP OF BANK Ln R.O.S. 12250 _...—...—...—... —...T...�. BOTTOM OF DITCH ZI II'i� l -EGR EGR EDGE OF GRAVEL ROAD G'y r� i J' >` EP EDGE OF PAVEMENT I O U) UP UP UNDERGROUND POWER LINE isLO 1 `\ 2547— NZ 1 f \ i (NOTE 2) 1 LA N ------------- --- -- -------- --- \` g �GENSF r � i � Z �` �� W.C. � .. 779 _ _ __ \`� � EGY2 \ t HENSELY STATIONS I �`- EGR - r _ `-' I / / I ------------- --- ---- -- -- ------� IRRIGATION CHECK o / ------- EGR , STRUCTURE SUBDIVISION N0. 1 �; • � ± /-;. .•� � �� -- ---------�----------------------`� � L� �O 9TF pE -------- _- TOP-2543.75 / EGREGR - •------E �-- --��\\ �`. 3 w c� �M MCC PM� �3f /f I i - EGR 1 0 I of _ IR IR IR IR R IR IR !R IR kR \' �4 qt —205.84'—up UP- I P LIP UP u UP- 484.52'-xoa_ uP u P UP — r _ TOB P TOe 41 f Tm Z � IRRIGATION BOX ---- - -fix X r32.00' 23. RIIr1=2542.33 W.C_ 7 . 1 -PAv- x�N8975'50"W 690.37' x�-- x X x x x x x x x X x x—Io,~N89'15'5o W 101.65 w w 1 w w EP W. AVIATOR ST. _ \ I LE.(N)=2541.82' I.E.(S)=2541.92' I j II I DROP \ I I I f 12' PVC NAMPA MERIDIAN POWER I.E.(N)-2545.73' IRRIGATION POLE - FJ I I.E.(S)=2545.80' DISTRICT HOU PUMP I I REVISIONS I BY I DATE TBM #1 UNPLATTED CHISELED "X" BSW I UNPLATTED IDAHO Q`HO 9955 W. EMERALD ST. ELEV.(NAVD88)=2548.33' I I SURVEY BOISE, IDAHO 83704 PH. (208) 846-8570 I GROUP, L L C FAX (208) 884-5399 I UTILITY WARNING AVIATOR STREET THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES NQIE5- LINE TABLE TOPOGRAPHIC SURVEY SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE 1. NAMPA MERIDIAN IRRIGATION DISTRICT EASEMENT (INST. NO. 2019-049140). EXACT LOCATION INDICATED, ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY LINE BEARING LENGTH LOCATED IN THE W X OF THE SW X OF SECTION 10, AS POSSIBLE FROM INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE 2. ACHD TEMPORARY TURN AROUND EASEMENT (INST. N0. 2018-100442). UNDERGROUND UTILITIES. L1 N8915'50"W 32.00 T.3N., R.1 W., B.M., ADA COUNTY, IDAHO THESE DRAWINGS, OR ANY PORTION THEREOF, SHALL NOT BE USED DRAWN: CMCCAMMON CHECKED: CMM JOB NO. SHEET NO. ON ANY PROJECT OR EXTENSIONS OF THIS PROJECT EXCEPT BY AGREEMENT IN WRITING WITH IDAHO SURVEY GROUP, INC. DATE: 7/23/2021 DATE: 7/23/2021 21 -296 1 OF 1- 1 T ■4 s �4 ti 4� + ' JV r f + 1 dt OF A JT r tP. F. 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': 1 ti y' I J I r f 3 ■Iy�"T5 F R 6 � h ti } rt46 +I r r # . . ` s i I� I � # i 5� yt .7- -. +T4 y r * J r.r -�i4 y f '' ! 4� }`f I } - , 5 'i +r {' + r ■ ( � fir` 1 r i } * 1 +� I. � j-r, + �l +F r Jx I, i it I. < < �.1 � J a° � I�: �■. , �� i� :' L ' ��. � �i . r �.# . i �� '� r.5. �. . 7tr': � r1L1? � a � �ti � � � �. � � _ �� f � . i` i .�`rrfi � � _ t■ � i _ ._ � ■ 4 . tL : � . � . i _.�1 X L t� J� � _ f1 a �i� 1 5� � 1 � � I I ap I J L o UNION PACIFIC I g RAILROAD I 2549 ff2545 I ,� 30 V 5 20 80 W.C. �:. x 0 10 40 120 — --�—_ — �.�__ S88'26'12'E p /� _ 12" PVC �� i1 x \� x �\` x X X �_X f„ � r��s�X��.� Q24•s�i��` �s�ir��` �`� 11 / SCALE: 1" 40, I.E.(N)-2540.18 2s k,.._ x x x X�X x x x x x RIM-2545.51' - - -- I.E.(N)=2540.64' LE.(S)=2540.54' I.E.(W)=2540.68' BUILDING 12' PVC �E 2545LEGEND I.E.(W)-2540.72' \-`. 12" ADS \' } � \ ��,, ~' 1 0 FOUND 5/8' IRON PIN I.E.(N)=2540.54' \ _ - �• • � � CALCULATED POINT —2541—JI } \ I ® WATER VALVE RIM=2545.31' I / ` \� r ~ f c� FIRE HYDRANT I.E.(N)=2540.79� 1 I \. '�� " ,�/ asso 1 —v BUILDING ® WATER METER I.E.(S)-2540.69 ® 48 CMP ,I.E.(E)=2535.26' `.\ 1� PRESSURE IRRIGATION VALVE 1 N i I.E.(W)=2535.71 179 OO IRRIGATION MANHOLE © UTILITY BOX e ✓' ® CATCH BASIN PROPERTY BOUNDARY LINE I PARCEL LINE 60' ROUND IRRIGATION BOX , =✓ --- --- SECTION LINE I = 544.15' I \ RIGHT-OF-WAY ADS I.E.(N)-2540.72' --------- RIGHT OF WAY LINE 4" ADS I.E.(S)-2540.86' 1 1 f I ?sso ------------------- EASEMENT LINE I l \ w w DOMESTIC WATER LINE 1 R PRESSURE IRRIGATION LINE UNPLATTED 04 12 ------------ �s¢o�s�� z \ M -- -------------- SUBSURFACE PIPE �s go (0 LLI UNPL[I TTED Toe Toe TOP OF BANK Ln R.O.S. 12250 _...—...—...—... —...T...�. BOTTOM OF DITCH ZI II'i� l -EGR EGR EDGE OF GRAVEL ROAD G'y r� i J' >` EP EDGE OF PAVEMENT I O U) UP UP UNDERGROUND POWER LINE isLO 1 `\ 2547— NZ 1 f \ i (NOTE 2) 1 LA N ------------- --- -- -------- --- \` g �GENSF r � i � Z �` �� W.C. � .. 779 _ _ __ \`� � EGY2 \ t HENSELY STATIONS I �`- EGR - r _ `-' I / / I ------------- --- ---- -- -- ------� IRRIGATION CHECK o / ------- EGR , STRUCTURE SUBDIVISION N0. 1 �; • � ± /-;. .•� � �� -- ---------�----------------------`� � L� �O 9TF pE -------- _- TOP-2543.75 / EGREGR - •------E �-- --��\\ �`. 3 w c� �M MCC PM� �3f /f I i - EGR 1 0 I of _ IR IR IR IR R IR IR !R IR kR \' �4 qt —205.84'—up UP- I P LIP UP u UP- 484.52'-xoa_ uP u P UP — r _ TOB P TOe 41 f Tm Z � IRRIGATION BOX ---- - -fix X r32.00' 23. RIIr1=2542.33 W.C_ 7 . 1 -PAv- x�N8975'50"W 690.37' x�-- x X x x x x x x x X x x—Io,~N89'15'5o W 101.65 w w 1 w w EP W. AVIATOR ST. _ \ I LE.(N)=2541.82' I.E.(S)=2541.92' I j II I DROP \ I I I f 12' PVC NAMPA MERIDIAN POWER I.E.(N)-2545.73' IRRIGATION POLE - FJ I I.E.(S)=2545.80' DISTRICT HOU PUMP I I REVISIONS I BY I DATE TBM #1 UNPLATTED CHISELED "X" BSW I UNPLATTED IDAHO Q`HO 9955 W. EMERALD ST. ELEV.(NAVD88)=2548.33' I I SURVEY BOISE, IDAHO 83704 PH. (208) 846-8570 I GROUP, L L C FAX (208) 884-5399 I UTILITY WARNING AVIATOR STREET THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NO GUARANTEE THAT THE UNDERGROUND UTILITIES NQIE5- LINE TABLE TOPOGRAPHIC SURVEY SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE 1. NAMPA MERIDIAN IRRIGATION DISTRICT EASEMENT (INST. NO. 2019-049140). EXACT LOCATION INDICATED, ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY LINE BEARING LENGTH LOCATED IN THE W X OF THE SW X OF SECTION 10, AS POSSIBLE FROM INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE 2. ACHD TEMPORARY TURN AROUND EASEMENT (INST. N0. 2018-100442). UNDERGROUND UTILITIES. L1 N8915'50"W 32.00 T.3N., R.1 W., B.M., ADA COUNTY, IDAHO THESE DRAWINGS, OR ANY PORTION THEREOF, SHALL NOT BE USED DRAWN: CMCCAMMON CHECKED: CMM JOB NO. SHEET NO. ON ANY PROJECT OR EXTENSIONS OF THIS PROJECT EXCEPT BY AGREEMENT IN WRITING WITH IDAHO SURVEY GROUP, INC. DATE: 7/23/2021 DATE: 7/23/2021 21 -296 1 OF 1- 1 T - ' �_# _ . i�d 'j. ; - 1 A , , a # 4 � F i • .6 tom' .• R ) I , �+ . . - ,,r -.-. --* - - ,,,.,Iflr,., ti &' _a.. .. .. 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PRELIMINARY PLAT Z: Z:3: 1468 ]AMES RD N �m GARDNERVILLE, NV 89460 FOR W PINE AVE CO CONTACT: N LARRY JACOBSON o m m EMAIL: LARRY@SANDROCKDEVELOPMENT.COM "IATION SUBDIVISION PURDAM GULCH z SURVEYOR 1 1 DRAIN Q Q LOCATED IN THEW /2 OF THE SW /4 OF SECTION 10 T.3N ., R. 1W., B. M ., o SITE IDAHO SURVEY GROUP ADA COUNTY, IDAHO Q 9955 EMERALD ST, U W AVIATOR ST BOISE, ID 83704 DECEMBER 2021 Y PHONE: (208) 846-8570 Q J m z ENGINEER W FRANKLIN RD KEITH SCHNEIDER EMAIL: STRONGWAY54@GMAIL.COM - - - - - - - - - - - - - - - _ _ I/icinityMap SITE NOTES I 15 BLOCK 1 NOT TO SCALE I 1. TOTAL SITE AREA =f9.80 ACRES - ERR I z 2. ADA COUNTY PARCEL #S1210325951 & #S1210325960 N O 3. LAND USE ZONING = R-15 (CITY OF MERIDIAN) MR 4. PREVIOUS CITY OF MERIDIAN APPROVALS 4.1. H-2018-0048 (COMPASS CHARTER SCHOOL I 4.2. H-2020-0111 (THE LAND GROUP) -__ --- W TOPEKA STREET 5. LOT SETBACKS AND REQUIREMENTS \ - 5.1. FRONT SETBACK 20 FEET (5 FEET TO LIVING AREA) 5.2. SIDE- YARD SETBACK 3 FEET (3 FEET FOR FLANKAGE) --- --- --- 5.3. REAR SETBACK 12 FEET - - - - - - _ \ ce 6. AREA CALCULATIONS I ' t • • 4 W 6.1. MINIMUM LOT SIZE 2,000 SF I 1 2 I 0 20 40 80 120 > 6.2. AVERAGE LOT SIZE 2,548 SF I 14 1 18 ;: BLOCK 4 31 1 1 C 6.J. RESIDENT/AL DENSITY 7.65 UPA 1 BLOCK 2 I I V BLOCK 6 I I I •, I SCALE: 1" = 40' 7. THE ENGINEER CERT/F/ES THAT THE INFORMATION PROVIDED HAS BEEN , PREPARED TO SUPPORT PRELIMINARY PLAT REVS-W AND APPROVAL AND /S NOT SU/TABLE FOR CONSTRUCT/ON AT THIS STAGE. ''• �' '• ' •' "••• •'• '• 'r O 8. MAINTENANCE OF THE COMMON AREAS SHALL BE SY THE AVIATION 2 1 7 �■■� SUSD/V/S/ONHOMEOWNER S ASSOCIATION. 9. ANY RESUSD/V/S/ON OF THE PLAT SHALL COMPLY WITH THE APPLICABLE ZONING Q 3 W LOS ALAMOS LANE(PRIVATE) I v� REGULATIONS IN EFFECT AT THE TIME OF RESUSD/VISION. 13 I I 16 SHEET LIST TABLE x - \ 10. BUILDING SETBACKS AND DIMENSIONAL STANDARDS /N THIS SUED/VISION SHALL I i: I o _ S Sheet Number Sheet Title SE /N COMPLIANCE WITH THE C17Y OF MERIDIAN STANDARDS FOR THE04 > APPLICABLE ZONE, R-15. '. I 4 1 5 z I 1 COVER I 12 I 14 2 SURVEY w I 3 LOT DIMENSIONS > I 4 SITE PLAN 1 1 > I - 5 14 5 SEWER PROFILES W I z 1 12 a IlRft BLOCK 4 LOT SUMMARY 10 I o 6 6 LEGEND SITE BOUNDARY NUMBER AREA (AC) g I \ I - ' - ' ' - PROPOSED NEW NMID EASEMENT DESIGNED JKS SINGLE FAMILY RESIDENTIAL (LOT 14, BLOCK 1) 1 0.11 I I - �i n;= PROPOSED GRAVITY PIPE AND MANHOLE _ i SINGLE FAMILY RESIDENTIAL I 8 I •° 11� ELAN TE) - � � - PROPOSED GRAVITY PIPE HEADWALL DRAWN JKS TOWNHOME 38 3.72 I , I \ • W SANTAF EXISTING NMID EASEMENT CHECKED KS TOB EXISTING TOP OF BANK ATTACHED MULTI-FAMILY 13 . . . .. I - >. \ \ •. , .. ,. .: -•••- > - - EXISTING PURDAM GULCH DRAIN FLOW LINE APPROVED KS ,i :.�.. FOUR I ', 7 8 9 10 1 1 1 2 EXISTING NMID PUMP HOUSE ACCESS EASEME 7 COMMON 9 2.22 BLOCK 1 7 • • i BLOCK 2 \ 'j EXISTING NMID PUMP HOUSE PUBLIC RIGHT-OF-WAY N/A 3.15 IR EXISTING IRRIGATION PIPE •* n I 6 .. I I � � • ' 8 EE EXISTING PURDAM GULCH DRAIN WEIR TOTAL 84 9.80 BLOCK 4 - I - - CURB & GUTTER �p N. \ RIGHT-OF-WAY Lij W SANTA FE DRIVE \ 5 - - - - Gy FUTURE LOT LINES ,• - - - - �� , BLOCK 4 r • _ - - - - - LANDSCAPE BUFFER EASEMENT �- SIDEWALK / PAVEMENT 4 \ , - - 2540- BLOCK 3 g _ - EXISTING CONTOURS / I 2539- - - 8 STREET -2539 2 2540 PROPOSED CONTOURS / W Z 3 I 1 3 4 5 6 7 � ' AVIATOR w UP EXISTING UNDERGROUND POWER O \ i EXISTING WATER MAIN I j o I 2 I / / y / ... • • WATER MAIN o •;'; .... 'i I EXISTING SEWER MAIN W BLOCK 1 1 - - - - - - - •� " '/ 3 1 2 I - SEWER MAIN '• i ROAD CENTERLINE • .• .. y.. ..• '•" .• ' • � / �' � • BLOCK BLOCK 5 BLOCK 5 a_10 5 --- BLOCK 3 _ .• SEWER EASEMENT s / ;•' • • - - _ _ STORMWATER INFILTRATION BED --------- _ --- STORMWATER STREET SWALE _ .. I - w w .......................................... W AVIATOR STREET a• i I I w I I NOTES 6. LOT 1 BLOCK 6 SHALL BE SUBJECT TO POTENTIAL COMPASS CHARTER SCHOOL PURCHASE PRELIMINARY ENGINEERING NOTES 5. THE PRESSURE AND GRAVITY IRRIGATION IMPROVEMENTS SHOWN ARE PRELIMINARY AND �p L f AGREEMENT OR TITLE DEDICATION OR DESIGNATED AS A COMMON LOT IN LIEU OF. SHALL BE DETERMINED DURING FINAL DESIGN. 1. CONTOUR AND SPOT ELEVATION DATA IS REFERENCED TO NAVD '88 DATUM. 7• STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY CONTROL TREATMENT PRIOR 6. FIBER AND DRY UTILITIES TO BE INSTALLED GENERALLY ADJACENT TO STREET 1. DOMESTIC WATER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN PURSUANT TO 2. THE PUBLIC STREETS WITHIN THIS DEVELOPMENT SHALL CONFORM TO THE ADA COUNTY HIGHWAY TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. THE INFRASTRUCTURE AGREEMENT. 8" WATER MAINS WILL BE LOOPED THROUGHOUT RIGHT-OF-WAY. DISTRICT STANDARDS FOR PUBLIC STREET CONSTRUCTION. 8. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS, TELEPHONE, AND THE SUBDIVISION. 4 2 3. DIRECT DRIVEWAY LOT ACCESS TO W AVIATOR STREET IS PROHIBITED. CABLE TELEVISION. 2. SANITARY SEWER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN. THE PROPERTY WILL BE SERVED BY THE CONNECTION TO THE EXISTING MANHOLE IN �c�` OF 4. THE FOLLOWING ARE COMMON LOTS TO BE OWNED AND MAINTAINED BY THE AVIATION SUBDIVISION 9 IRRIGATION WATER WILL PROVIDED BY THE NAM PA MERIDIAN IRRIGATION DISTRICT IN COMPLIANCE HENSLEY STATION SUBDIVISION NUMBER 2. �Tiy HOMEOWNERS ASSOCIATION. WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THIS SUBDIVISION WILL BE ENTITLED TO A• scNN IRRIGATION WATER RIGHTS AND WILL BE OBLIGATED FOR ASSESSMENTS FROM SAID CANAL COMPANY. 3. WATER AND SEWER LINE SIZES AND LOCATIONS ARE PRELIMINARY AND WILL BE BLOCK 1 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5 10. ALL LOT LINES COMMON TO PUBLIC STREET RIGHTS-OF-WAY AND THE SUBDIVISION BOUNDARY REFINED DURING FINAL DESIGN. 1 6 10 9,11,12 2, 3 CONTAIN A 10.00 FOOT WIDE EASEMENT FOR PUBLIC AND PRIVATE UTILITIES AND LOT DRAINAGE. 4. ALL DOMESTIC WATER MAINS AND SANITARY SEWER WILL BE INSTALLED IN SHEET 1 OF 5 11. ALL INTERIOR LOT LINES CONTAIN A 5.00 FOOT WIDE EASEMENT, EACH SIDE, FOR PUBLIC AND ACCORDANCE WITH IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY AND CITY OF 5. LOT 1 BLOCK 5 SHALL BE OWNED AND MAINTAINED BY THE NAMPA MERIDIAN IRRIGATION DISTRICT. PRIVATE UTILITIES, LOT DRAINAGE AND IRRIGATION FACILITIES. MERIDIAN'S REQUIREMENTS. DATE: DECEMBER 2021 BRONZE BOW 21009 PROJECT NO: C:\USERS\JADON S\HAYDEN CANYON DROPBOX\JADON SCHNEIDER\BRONZE BOW LAND\PROJECTS\21009\ACADDWG\SHEETS\21009 - PRE-PLAT COVER.DWG lip } . 1 LO AOP r� +lp jaw .Y f } ��. Tye - • r 41 ray.-'- f� tF�- yi_• ' „ � '� ii••a� �{ } 1 t y 4 * 4v • y � y 1 a J4 9w t _ 0 g r Mtofiefi Great Ro-om ps" Nock( Fmyer DR N �H r Pa rch 13 a rag: _J 1 r Jr •1 r � � _J 1 } a X 1 a �r��+p - - If' J'. 1 r + • jjjjiiii,,,,�� Pil IL ills ra �•- �r f�� s� � T � - it• _ r -" "• � � y• 5 •L Pali o rdchan � c Great Room , Nook k5ntrf PVWV D 1oyer Porch Garage Bedroom Bed rciairl #2 #3 I Bath # }4 T Hall G«,nw � Laundry iwic Primary Bedroom PERMANENT RIG —OF—W-AY MEM FOR DETACHED sr EWALIKs PERMANENT R Q —O — FORDEWHE DEW4U(S . 1ƒ 37' RIGHT—OF—WAY _ £ 'SIDEWALK ± 15-50' _ 2 8 � LANDSCAPE LAKDSCA2E SUF ER SUF ER � � | ]' 20110 rlpR A GUTTER PER ACHD SD—702 TYP. 7 - - 33' TYPICAL STREET SECTION (LOCAL) NOT TO SCALE 7. jilF k. �..'. ., {r ' A ' S F. •r k � + 'T'4 } �P;w ` v Fes} r ' l',I 1 1 R r jpl- ' f a/, r ��t �y _ r'. f 1 _ S6 16 N. Ih 1 _ A +' N. is ' L• xIL Alt, f F L + _ � 5 fir• , +� ,� J - � 3 IP' Y - �f+ • {*±.' #�*r{ T '�� r• } �'l '�� '+T+ r i r r IL �• ■ f ,' ■ ''� i■ F a ,`�. * LSD}F '� ' 4 �ry '��iJ'�' :` 1 ,F�s. ■ � I •x ■. {Irp I - t• - �■J' a }� y ''+ /� x, Jr do -hm • + )V-., 10 All f 1h J 43 { + _ { , P4 j . - . . . • - ' 'y 1. �•r '� r rti � + Y r' �� _ IrWp dh ra ! fr 1 1 F yr, ■ .64 ,± — F4 - %6 r 1 rt r '�f• _ _ of jp Ir yL, ; 5 � 11 L,` � + `• _ �L - -• 1 � ..ram _ � - r E- }% ? ' 5 S} ti. k �• s } a r l\ Ll 7.1 LIP Ir 1 "•ems. �__ , r,' - 1 — '��r 4 J� PL - _ , _ Lei •* Sf =4T ti L i.ti z o:2 -o DEVELOPER � >o SANDROCK DEVELOPMENT. PRELIMINARY PLAT Z: Z:3: 1468 ]AMES RD N �m GARDNERVILLE, NV 89460 FOR W PINE AVE CO CONTACT: N LARRY JACOBSON o m m EMAIL: LARRY@SANDROCKDEVELOPMENT.COM "IATION SUBDIVISION PURDAM GULCH z SURVEYOR 1 1 DRAIN Q Q LOCATED IN THEW /2 OF THE SW /4 OF SECTION 10 T.3N ., R. 1W., B. M ., o SITE IDAHO SURVEY GROUP ADA COUNTY, IDAHO Q 9955 EMERALD ST, U W AVIATOR ST BOISE, ID 83704 DECEMBER 2021 Y PHONE: (208) 846-8570 Q J m z ENGINEER W FRANKLIN RD KEITH SCHNEIDER EMAIL: STRONGWAY54@GMAIL.COM - - - - - - - - - - - - - - - _ _ I/icinityMap SITE NOTES I 15 BLOCK 1 NOT TO SCALE I 1. TOTAL SITE AREA =f9.80 ACRES - ERR I z 2. ADA COUNTY PARCEL #S1210325951 & #S1210325960 N O 3. LAND USE ZONING = R-15 (CITY OF MERIDIAN) MR 4. PREVIOUS CITY OF MERIDIAN APPROVALS 4.1. H-2018-0048 (COMPASS CHARTER SCHOOL I 4.2. H-2020-0111 (THE LAND GROUP) -__ --- W TOPEKA STREET 5. LOT SETBACKS AND REQUIREMENTS \ - 5.1. FRONT SETBACK 20 FEET (5 FEET TO LIVING AREA) 5.2. SIDE- YARD SETBACK 3 FEET (3 FEET FOR FLANKAGE) --- --- --- 5.3. REAR SETBACK 12 FEET - - - - - - _ \ ce 6. AREA CALCULATIONS I ' t • • 4 W 6.1. MINIMUM LOT SIZE 2,000 SF I 1 2 I 0 20 40 80 120 > 6.2. AVERAGE LOT SIZE 2,548 SF I 14 1 18 ;: BLOCK 4 31 1 1 C 6.J. RESIDENT/AL DENSITY 7.65 UPA 1 BLOCK 2 I I V BLOCK 6 I I I •, I SCALE: 1" = 40' 7. THE ENGINEER CERT/F/ES THAT THE INFORMATION PROVIDED HAS BEEN , PREPARED TO SUPPORT PRELIMINARY PLAT REVS-W AND APPROVAL AND /S NOT SU/TABLE FOR CONSTRUCT/ON AT THIS STAGE. ''• �' '• ' •' "••• •'• '• 'r O 8. MAINTENANCE OF THE COMMON AREAS SHALL BE SY THE AVIATION 2 1 7 �■■� SUSD/V/S/ONHOMEOWNER S ASSOCIATION. 9. ANY RESUSD/V/S/ON OF THE PLAT SHALL COMPLY WITH THE APPLICABLE ZONING Q 3 W LOS ALAMOS LANE(PRIVATE) I v� REGULATIONS IN EFFECT AT THE TIME OF RESUSD/VISION. 13 I I 16 SHEET LIST TABLE x - \ 10. BUILDING SETBACKS AND DIMENSIONAL STANDARDS /N THIS SUED/VISION SHALL I i: I o _ S Sheet Number Sheet Title SE /N COMPLIANCE WITH THE C17Y OF MERIDIAN STANDARDS FOR THE04 > APPLICABLE ZONE, R-15. '. I 4 1 5 z I 1 COVER I 12 I 14 2 SURVEY w I 3 LOT DIMENSIONS > I 4 SITE PLAN 1 1 > I - 5 14 5 SEWER PROFILES W I z 1 12 a IlRft BLOCK 4 LOT SUMMARY 10 I o 6 6 LEGEND SITE BOUNDARY NUMBER AREA (AC) g I \ I - ' - ' ' - PROPOSED NEW NMID EASEMENT DESIGNED JKS SINGLE FAMILY RESIDENTIAL (LOT 14, BLOCK 1) 1 0.11 I I - �i n;= PROPOSED GRAVITY PIPE AND MANHOLE _ i SINGLE FAMILY RESIDENTIAL I 8 I •° 11� ELAN TE) - � � - PROPOSED GRAVITY PIPE HEADWALL DRAWN JKS TOWNHOME 38 3.72 I , I \ • W SANTAF EXISTING NMID EASEMENT CHECKED KS TOB EXISTING TOP OF BANK ATTACHED MULTI-FAMILY 13 . . . .. I - >. \ \ •. , .. ,. .: -•••- > - - EXISTING PURDAM GULCH DRAIN FLOW LINE APPROVED KS ,i :.�.. FOUR I ', 7 8 9 10 1 1 1 2 EXISTING NMID PUMP HOUSE ACCESS EASEME 7 COMMON 9 2.22 BLOCK 1 7 • • i BLOCK 2 \ 'j EXISTING NMID PUMP HOUSE PUBLIC RIGHT-OF-WAY N/A 3.15 IR EXISTING IRRIGATION PIPE •* n I 6 .. I I � � • ' 8 EE EXISTING PURDAM GULCH DRAIN WEIR TOTAL 84 9.80 BLOCK 4 - I - - CURB & GUTTER �p N. \ RIGHT-OF-WAY Lij W SANTA FE DRIVE \ 5 - - - - Gy FUTURE LOT LINES ,• - - - - �� , BLOCK 4 r • _ - - - - - LANDSCAPE BUFFER EASEMENT �- SIDEWALK / PAVEMENT 4 \ , - - 2540- BLOCK 3 g _ - EXISTING CONTOURS / I 2539- - - 8 STREET -2539 2 2540 PROPOSED CONTOURS / W Z 3 I 1 3 4 5 6 7 � ' AVIATOR w UP EXISTING UNDERGROUND POWER O \ i EXISTING WATER MAIN I j o I 2 I / / y / ... • • WATER MAIN o •;'; .... 'i I EXISTING SEWER MAIN W BLOCK 1 1 - - - - - - - •� " '/ 3 1 2 I - SEWER MAIN '• i ROAD CENTERLINE • .• .. y.. ..• '•" .• ' • � / �' � • BLOCK BLOCK 5 BLOCK 5 a_10 5 --- BLOCK 3 _ .• SEWER EASEMENT s / ;•' • • - - _ _ STORMWATER INFILTRATION BED --------- _ --- STORMWATER STREET SWALE _ .. I - w w .......................................... W AVIATOR STREET a• i I I w I I NOTES 6. LOT 1 BLOCK 6 SHALL BE SUBJECT TO POTENTIAL COMPASS CHARTER SCHOOL PURCHASE PRELIMINARY ENGINEERING NOTES 5. THE PRESSURE AND GRAVITY IRRIGATION IMPROVEMENTS SHOWN ARE PRELIMINARY AND �p L f AGREEMENT OR TITLE DEDICATION OR DESIGNATED AS A COMMON LOT IN LIEU OF. SHALL BE DETERMINED DURING FINAL DESIGN. 1. CONTOUR AND SPOT ELEVATION DATA IS REFERENCED TO NAVD '88 DATUM. 7• STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY CONTROL TREATMENT PRIOR 6. FIBER AND DRY UTILITIES TO BE INSTALLED GENERALLY ADJACENT TO STREET 1. DOMESTIC WATER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN PURSUANT TO 2. THE PUBLIC STREETS WITHIN THIS DEVELOPMENT SHALL CONFORM TO THE ADA COUNTY HIGHWAY TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. THE INFRASTRUCTURE AGREEMENT. 8" WATER MAINS WILL BE LOOPED THROUGHOUT RIGHT-OF-WAY. DISTRICT STANDARDS FOR PUBLIC STREET CONSTRUCTION. 8. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS, TELEPHONE, AND THE SUBDIVISION. 4 2 3. DIRECT DRIVEWAY LOT ACCESS TO W AVIATOR STREET IS PROHIBITED. CABLE TELEVISION. 2. SANITARY SEWER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN. THE PROPERTY WILL BE SERVED BY THE CONNECTION TO THE EXISTING MANHOLE IN �c�` OF 4. THE FOLLOWING ARE COMMON LOTS TO BE OWNED AND MAINTAINED BY THE AVIATION SUBDIVISION 9 IRRIGATION WATER WILL PROVIDED BY THE NAM PA MERIDIAN IRRIGATION DISTRICT IN COMPLIANCE HENSLEY STATION SUBDIVISION NUMBER 2. �Tiy HOMEOWNERS ASSOCIATION. WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THIS SUBDIVISION WILL BE ENTITLED TO A• scNN IRRIGATION WATER RIGHTS AND WILL BE OBLIGATED FOR ASSESSMENTS FROM SAID CANAL COMPANY. 3. WATER AND SEWER LINE SIZES AND LOCATIONS ARE PRELIMINARY AND WILL BE BLOCK 1 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5 10. ALL LOT LINES COMMON TO PUBLIC STREET RIGHTS-OF-WAY AND THE SUBDIVISION BOUNDARY REFINED DURING FINAL DESIGN. 1 6 10 9,11,12 2, 3 CONTAIN A 10.00 FOOT WIDE EASEMENT FOR PUBLIC AND PRIVATE UTILITIES AND LOT DRAINAGE. 4. ALL DOMESTIC WATER MAINS AND SANITARY SEWER WILL BE INSTALLED IN SHEET 1 OF 5 11. ALL INTERIOR LOT LINES CONTAIN A 5.00 FOOT WIDE EASEMENT, EACH SIDE, FOR PUBLIC AND ACCORDANCE WITH IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY AND CITY OF 5. LOT 1 BLOCK 5 SHALL BE OWNED AND MAINTAINED BY THE NAMPA MERIDIAN IRRIGATION DISTRICT. PRIVATE UTILITIES, LOT DRAINAGE AND IRRIGATION FACILITIES. MERIDIAN'S REQUIREMENTS. DATE: DECEMBER 2021 BRONZE BOW 21009 PROJECT NO: C:\USERS\JADON S\HAYDEN CANYON DROPBOX\JADON SCHNEIDER\BRONZE BOW LAND\PROJECTS\21009\ACADDWG\SHEETS\21009 - PRE-PLAT COVER.DWG - � - � . | � I�� • �� | �� ' . ,| �|| 2�| ��k�� . ■, n �� - r ` - - � . . � \ . ,. , * r .72 / � ` / N $ / \\ � . . t . . . . .. . , 4;yT ! i !4 ] �7�� ' �� % ¥�, / � - , � Nr J. dr - _ . . . x �, % � we, \ / - �2 - \ r PIP � [ • L ƒ - ¥��. � � � - \: . / ] �y - � _ ■ � m . � r q « \- ~ k ® . •� . � . � I \ � \- , - / :<_ t r . �i �� V'�"�� ar Iaaiaaa.�Yri .�.. 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' { � r { mow rlf ,ram -1 ,; � ,� • L .F T Ir �+ - - ' ` -- - - - �` - - r 4 i ti 114 - or Or Il #-IF. F ' ,I41k' � ' d4i^ # - r a . � .16- . - I low 1•J` . .. doop".71,11 - ._ . '` + �. # \1, ..., -. - A.. % .Aeop I - I + L. ' -. Y � L A / � ;4 . f .. Aa - - - - ; A rt I r '11 w 90 � . {i 1 1 F� ' I 4 1 1 ' . 01 . m I- L r #' i ; . l ♦ I _r- \. •I •" r 1 +r .R}. 4 'Vit .if I` % x. ' r F 1 A IL a 4 V - , . MIbL -v S 94 , .. I % � 4 r ` r' - ' _IF IFr r 9: 6L I& A. . A F . 1 Lr �_IIF � INL A �� I� Y. a � � , �% J % 1 1. Ti L. 9 { , L Y I , 1 4 ft'1 1 � � '4 Ill, I• % y ■ % ` 1 ' Y ' ,. 1 , , o'), 1,I y,, . . - ,l...ii.. \�-�-il.i...P+4 0Lq%%'AA l%%t,-, h.)yL. ,AL_*.� �f * I ~ 1 L 4 IM111r. . t . .0 lll- 1` V 1 II Y T! + , r" IF L J r i+ T k, - - L � .•44- i 1 12 CURVE TABLE o N NO p CURVE LENGTH RADIUS DELTA BEARING CHORD cD z Q BLOCK 6 Cl 102.57' 66.00' 89°02'47" N43°54'49"W 92.56' F- � D O C2 43.84' 70.50' 35°37'48" N17'12'20"W 43.14' C) (n m C3 124.68' 530.00' 13°28'42" N76°43'07"E 124.39' � z IRR C4 8.17' 17.00' 27°32'56" S68°45'14"W 8.10' c p m C5 20.19' 42.00' 27°32'56" S68°45'14"W 20.00' m - 46.3' (n Lj z 4 A°' f 370.7' C6 46.74' 56.00' 47°49'28" S58°36'58"W 45.40' N (n� i d •' • A. •°, d 153.3' 73.0' C7 44.32' 31.00' 81°54'25" S41°34'30"W 40.64' � m Q '•. f I a, 76.3' f. 114.5' 0 10 20 40 60 C8 36.28' 56.00' 37-07-04" S20°43'35"E 35.65' C9 48.19' 31.00' 89-03-30" S43°54'28"E 43.48' M PURDAM GULCH SCALE: 1" = 20' W ® DRAIN EASEMENT M LEGEND •• e - I - SITE BOUNDARY S 64' TYP. 4' I - • • - PROPOSED NEW NMID EASEMENT W TOPEKA STREET 8' 4, I - �IIiR PROPOSED GRAVITY PIPE AND MANHOLE v 3 PROPOSED GRAVITY PIPE HEADWALL • 5' M - - EXISTING NMID EASEMENT TOB EXISTING TOP OF BANK > - - > - - EXISTING PURDAM GULCH DRAIN FLOW LINE a 0.25 AC - - ,2 � 11582-SF � EXISTING NMID PUMP HOUSE ACCESS EASEMENT 10909 SF 0.19-AC EXISTING NMID PUMP HOUSE N •: '. 20' 8322-S F /3 •a , d' 0.20-AC .a I 8687-SF PARKING AND IR EXISTING IRRIGATION PIPE a SIDEWALK CROSS I I EXISTING PURDAM GULCH DRAIN WEIR ACCESS EASEMENT a d � CURB & GUTTER •e PARKING AND °' • e .. • •' °d A `' ° I - - RIGHT-OF-WAY d °• FUTURE LOT LINES Z SIDEWALK CROSS - ` ad. e d a .' f d f G a:' •' •., d •' e d f ACCESS EASEMENT v °' ° • • a '. • I - - LANDSCAPE BUFFER EASEMENT ° • d d • d °• e•, °• ! a d• • PURDAM GULCH O w d ' ° DRAIN EASEMENT I SIDEWALK PAVEMENT N 97 0 -2539 540 EXISTING CONTOURS d 2540 PROPOSED CONTOURS > °. -2539 Z Q I 168.1' I UP EXISTING UNDERGROUND POWER ~ a d' W W W W 54i� I BOUNDARY EXISTING WATER MAIN J SUBDIVISION o �- -N - - _ _ W WATER MAIN co a _ _ BICYCLE EXISTING SEWER MAIN LLB PARKING '�' ui z SS SS 97.37' W LOS ALA SOS LANE(PRIVATE) , a SEWER MAIN m � - .d • 167 7' SS SS S .Q$ � 'a ~ 0.20-AC ROAD CENTERLINE � � N ��Asz, Off. 8849-SF I --- SEWER ENT ' �� • °° " : ., STORMWATER � INFILTRATION BED a d ° SITE OBSCURING O DUMPSTER ENCLOSURE \ 47' STORMWATER STREET SWALE V d d• � e : SITE NOTES If 51' TYP. I I 1. CUP SITE AREA =t2.61 ACRES a d ° d cn 2. CUP LAND USE ZONING = R-15 (CITY OF MERIDIAN) f W a 129.0 2. SURROUNDING LAND USE ZONING = R-15 (CITY OF MERIDIAN) N > ih f• N a /;.� 3 LOT SETBACKS AND REOU/REMENTS 3.1. FRONT SETBACK 20 FEET (5 FEET TO LIVING AREA) w � a 5 I I 3.2. S/DE YARD SETBACK 3 FEET (3 FEET FOR FLANKAGE) d• • BLOCK 5 z •• M ¢ o I 3.3. REAR SETBACK 12 FEET • IRR •d 19837 S••U F � 31 � '" COMMON I 4. MAINTENANCE OF THE COMMON AREAS SHALL BE BY THE AV/AT/ON SUBD/V/S/ONHOMEOWNERS ASSOC/AT/ON. ed aQ \ a • ►7a7 /6 0 5. PARKING STALLS •. ' 0.20 AC I I 5.1. REOU/RED PARKING STALLS = 72 ° $S 8861-SF 5.2. PROVIDED STANDARD PARKING STALLS = 70 .' • ° d a• A 5.3. PROVIDED HAND/CAP STALLS = 2 5.4. PROVIDED COMPACT STALLS = O DESIGNED JKS ' 5.5. TOTAL PROVIDED PARKING STALLS = 72 60 a.. . •a. .a. •• d. ,� °• 6. 9/CYCLE PARK/NG STALLS DRAWN JKS \ 6.1. REOU/RED BICYCLE PARKING STALLS = 3 6.2. TOTAL PROVIDED BICYCLE PARKING STALLS = 9 CHECKED KS 5. PROVIDED COMMON LOT OPEN SPACE = 13898 S.F. (0.32 ACRES) 69.5 g s, 6. TYPICAL BUILDING GROSS AREA = 3264 S.F. APPROVED KS .e• A ...a •00, G5 W SANTAFELANE(pRIVATE) 7.102.0' - LOT SIZES (BUILDABLE) 7.1. MIN/MUM LOT S/ZE - 8,000 S.F. G6 A SMALLEST LOT S/ZE = 8,016 S.F. 6vgv'54' 772.: A d I 7 J. LARGEST LOT S/ZE =11,582 S.F. 9-03�,$, - 11303 SF a 100' NMID PURDAM GULCH DRAIN EASEMENT 7.4. AVERAGE LOT S/ZE = 9,184 S.F. 1 COMMON 69.5 f, ' 4 NOTES a a CA .d W `L 1. THE FOLLOWING ARE COMMON LOTS TO BE OWNED AND MAINTAINED BY THE 7 Q 60� V ° '. d d •° ••d AVIATION SUBDIVISION HOMEOWNERS ASSOCIATION. / SITE OBSCURING f d ; .• F) •, s <y DUMPSTER ENCLOSURE d BLOCK 5 BLOCK 3 �' \� 3g9 f ' N 10, 11 Lo\ a " a• 0.21-AC co2. BLOCK 5 LOT 10 IS A COMPRISED OF THE PRIVATE ROAD AND SHALL BE FOR °. • 9197-SF I THE BENEFIT OF ALL MEMBERS OF THE AVIATION SUBDIVISION HOMEOWNERS d PARKING AND ASSOCIATION. • a e SIDEWALK CROSS d• I 3. STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY z ACCESS EASEMENT 12' I O CONTROL TREATMENT PRIOR TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. � I d /• •' °' w d• SS � °\•;� ' � 0.18AC 4. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS. � o d° °' •/ ,/ CP 8016-SF 5' 20'LANDSCAPE 5. IRRIGATION WATER WILL BE PROVIDED BY THE NAMPA MERIDIAN IRRIGATION w N a • f3 / lv� / e'• e I BUFFER AND DISTRICT IN COMPLIANCE WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN w a: :.•. ::• d SS 4 /9 63.�. BACK OF LOT I OBLIGATEDIDIFIOR ASSESSMENTSSION WILL BE FROM AIDITLED TO RCANALOCOMPANY.N WATER RIGHTS AND WILL BE 0 PARKING AND 8239-SF 3, I - m d • ,, SIDEWALK CROSS - S f ACCESS EASEMENT •' a• d A. DEVELOPER W - d e • f ° ��°� !y .•: 0'Q 3 N.C3 a.• °' I SANDROCK DEVELOPMENT. w S SS :. , •. .d r c�°� \ 64 TYP. , BLOCK 6 d. d° 1468 JAMES RD IJ-� d GARDNERVILLE, NV 89460 w e; CONTACT: m ° LARRY JACOBSON Z 'a 20'LANDSCAPE .•A f d - S ° J` • Nam• , / BUFFER AND EMAIL: LARRY@SANDROCKDEVELOPMENT.COM \ / A.-;BACK OF LOT ' f W SURVEYOR o��SS�ONAI FN%f'�` c^ d IDAHO SURVEY GROUP 9955 EMERALD ST, 79 2 t� 2 :a d• d f ' - SS S$ ss BOISE, ID 83704 SS 4 3 BLOCK 4 ss �� W PHONE: (208) 846-8570 �E`,�yq CF ��p�� SS ° 8 d d° . ENGINEER � KEITH SCHNEIDER SHEET 1 d• C d EMAIL: STRONGWAY54@GMAIL.COM DATE: DECEMBER 2021 °'• / ° •. BRONZE A4 A Af PROJECT BNO: 21009 C:\USERS\JADON S\HAYDEN CANYON DROPBOX\JADON SCHNEIDER\BRONZE BOW LAN D\PROJECTS\21009\ACADDWG\SHEETS\21009 - PRE-PLAT CUP SITE PLAN.DWG CENTERLINE NOTE: PROVIDE 1/16' OF ONE HOUR LP FIREBLOGK I,1� SEPARATION SHEATHING 1-5IDED WALL NO PENETRATIONS ALLOWED WITH IN 4'-0" OF WALL 12 6 I 10 12 (0 12 PITC 10 12 NOTE: PROVIDE T/16" LP FIR€BLOCK 112 PITCH � 6 SHEATHING I-SIDED 12 � 6 10 ELEVATION KE rNOTE5 0 II PITCH 12 6 0 I. LAP SIDING l" EXPOSURE 2. "BOARD & BATTEN" STYLE SIDING PANELS T/SECOND 6:12 PITCH z z � � 1 1 1 1 3. "SNAKE" STYLE SIDING PANELS FLOOR PLATE --- --- --- --- --- 4. SMOOTH FINISH SIDING PANELS 4. 4' TRIM TYPICAL AT CORNERS, JOINTS, AND OPENINGS. 5. a' TRIM w/ Ix DRIP CAP FLASH AS REQ'D. 6.FASCIA BOARD I. ALUMINUM GUTTER AND DOWNSPOUTS a 8. COLUMN w/FIBER CEMENT TRIM w/ WOOD BRACKET 1 9, DECORATIVE PVC DENTILS BLOCK ° = ILu 5 10. TYPICAL ARCHITECTURAL GRADE ASPHALT SHINGLES 12 C � 11. CULTURED STONE VENEER w/ SILL FLASH AS REQ'D. _ a 12) � L I 12 12.FLASHING z 13. CONCRETE FOUNDATION WALL ® � � n, 4:12 PITH 2 `� 14. CULTURED BRICK VENEER w/ SILL FLASH AS REQ'p. z T/SECOND _ 4 15. "VERTICAL" STYLE SIDING PANELS v w = FLODR �4 16. COLUMN w/FIBER CEMENT TRIM Il. COMPOSITE COLUMN T/FIRST ZLOOL PLAT€ 0 LF 00 Q C A IT [El ® _ CD Q ff) o 0 z OQO = = OQO - = O a -_ _ �� - XSERIO - oo -_ - o0a 2868 o = = - oC°°- ooC° °- ooCC°- = oC° °- - = 00R = ooC° °- ooC� o o EXTERIOR T/FIRST °o� °o° oQo oQo - oQ o0, Cho 11 o DOOR FLOOR o Q 000 - �° �° �° �° �° �° co GRADE GRADE ® Il II Il 1 L-------- ------- ---------- ------- --------_L---- --- r ---------- ------- -----LT----� L----1-------- --------- - -------------------I -------- - -----------------------_L------1--- -L WINDOW DESIGNATION ARE 13 13 BASED ON NOMINAL UNITS IN FEET AND INCHES UNIT "B" 1 UNIT "A" 1 EXAMPLE: 3050 = 3'-0' x 5'-0. 2650 = 214o" x 5'-0" Front Elevation - Elev. "C" SH = SINGLE HUNG 0) PROVIDE OPENING SCALE: 1/4"=1'-0" CONTROL DEVICE) FLASH ALL WINDOW AND DOOR HEADS CENTERLINE fOF ONE HOUR SEPARATION WALL 12 NOTE: PROVIDE 7/16" LP FIREBLOCK 6 1 SHEATHING 1-6I1DED 4'-0" EACH SIDE OF I HOUR WALL NO PENETRATIONS ALLOWED WITH IN 4'-0" OF WALL 12 12 10 10 6:12 PITCH 12 6:12 PITCH 6 T/SECOND FLOOR PLATE I -® -0 z = Ll LH I I Qo wZ 10 10 muu 12 muu 12 4:12PTGH ® T/5FCOND 4 12 4 2 FLOOR T/F I RST LSO PLATE a 0ELLI ° ® Lij 60 6 SG 50 a S 1 �000L-]LJO �=0 oa a �o ooa oo T/FIRST O ❑ O ❑ O ❑ O ❑ O ❑ 00R ❑ FLOOR - 00 000 000 0 000 00 0 °Q - - �o GRADE GRADE ® Il Il I1 T I NF--------------------- --------------T L-------- ------L-----I I ------------- L------I T-----------LT L ------------ ------------- ------_L-------------�L-----------L ---J------------- ------- ------------- WINDOW DESIGNATION ARE 13 13 BASED ON NOMINAL UNITS IN UNIT FEET AND INCHES UNIT " V 1 r A" 1 IT "B" 2 EXAMPLE: 3050 = 3'-0" x 5'-0" 2650 = 2'-6' x 5'-0" Right Elevation - Elev. "C" SH = SINGLE HUNG (*)PROVIDE OPENING SCALE: 1/4"=1'-O' CONTROL DEVICE) FLASH ALL WINDOW AND DOOR HEADS BONZE BOW AVIATION SUBDIVISION March 2, 2022 WAIVER REQUEST LETTER On behalf of The developer,we are requesting the following waiver to the staff report item; City/Agency Comments&Conditions A. Planning Division. 12. C. "Show 5-foot wide detached sidewalks along both sides of the W. Aviator Street extension" 1. Pursuant to our correspondence with staff on the W Aviator Street sidewalk, we would like to formally request a waiver to the sidewalk condition language in item 12 C. Our rationale is as follows: The proposed Aviation Subdivision development provides a strong pedestrian network of sidewalks and pathways and open space connectivity.This is intentional and was a focus of our collaboration with the planning staff to achieve a walkable community on the lands,while also facilitating connectivity to the adjacent communities, both existing and proposed. We acknowledge that staff is recommending compliance with its regular City standards for the provision of a detached sidewalk along collector roads, in this case, W Aviator Street. However, in this specific case, the developer is already providing a pathway in an adjacent open space setting to offset the sidewalk requirement on the north side and to provided support for the variance request that would otherwise require an unnecessary and redundant sidewalk within the right of way. We also respectfully note that the portion of W Aviator Street constructed recently for Compass Charter School, has a single 7'wide attached sidewalk on the south side, which we also intend to match and provide connection to. If a specific separate walk were to be required on the south side of W Aviator Street, the proposed sidewalk would not align and could also create an undue burden for additional right of way that is already constrained in this location. We would agree to provide either the attached 7'sidewalk on the south side of W Aviator Street as is already constructed and is ACHD compliant or if desired, provide a separate 5' sidewalk without expanding the right of way requirement in this location. Our request would be that the condition allows the developer latitude to work with ACHD and the City of Meridian on the requirements for the sidewalk along the south side of W Aviator Street. Jadon Schneider, P.E. Project Engineer r) �IoIIIIIIIII` I 11 , _ - ' - 4667 . . - ��- . �'+ - f' - . . A-• k i II I F .r +II . I .. .- - t - IIIIIIIIIIIIIWII . � .I . . lm .__ f - - , r �- -- . .. � • ' - -. .. "I '. - - II . . � . - % . - I I .__ . ..I + A- -6 . . 'x - rJ ' aw 01PL I "I _ _. I - . 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PRELIMINARY PLAT Z: Z:3: 1468 ]AMES RD N �m GARDNERVILLE, NV 89460 FOR W PINE AVE CO CONTACT: N LARRY JACOBSON o m m EMAIL: LARRY@SANDROCKDEVELOPMENT.COM "IATION SUBDIVISION PURDAM GULCH z SURVEYOR 1 1 DRAIN Q Q LOCATED IN THEW /2 OF THE SW /4 OF SECTION 10 T.3N ., R. 1W., B. M ., o SITE IDAHO SURVEY GROUP ADA COUNTY, IDAHO Q 9955 EMERALD ST, U W AVIATOR ST BOISE, ID 83704 DECEMBER 2021 Y PHONE: (208) 846-8570 Q J m z ENGINEER W FRANKLIN RD KEITH SCHNEIDER EMAIL: STRONGWAY54@GMAIL.COM - - - - - - - - - - - - - - - _ _ I/icinityMap SITE NOTES I 15 BLOCK 1 NOT TO SCALE I 1. TOTAL SITE AREA =f9.80 ACRES - ERR I z 2. ADA COUNTY PARCEL #S1210325951 & #S1210325960 N O 3. LAND USE ZONING = R-15 (CITY OF MERIDIAN) MR 4. PREVIOUS CITY OF MERIDIAN APPROVALS 4.1. H-2018-0048 (COMPASS CHARTER SCHOOL I 4.2. H-2020-0111 (THE LAND GROUP) -__ --- W TOPEKA STREET 5. LOT SETBACKS AND REQUIREMENTS \ - 5.1. FRONT SETBACK 20 FEET (5 FEET TO LIVING AREA) 5.2. SIDE- YARD SETBACK 3 FEET (3 FEET FOR FLANKAGE) --- --- --- 5.3. REAR SETBACK 12 FEET - - - - - - _ \ ce 6. AREA CALCULATIONS I ' t • • 4 W 6.1. MINIMUM LOT SIZE 2,000 SF I 1 2 I 0 20 40 80 120 > 6.2. AVERAGE LOT SIZE 2,548 SF I 14 1 18 ;: BLOCK 4 31 1 1 C 6.J. RESIDENT/AL DENSITY 7.65 UPA 1 BLOCK 2 I I V BLOCK 6 I I I •, I SCALE: 1" = 40' 7. THE ENGINEER CERT/F/ES THAT THE INFORMATION PROVIDED HAS BEEN , PREPARED TO SUPPORT PRELIMINARY PLAT REVS-W AND APPROVAL AND /S NOT SU/TABLE FOR CONSTRUCT/ON AT THIS STAGE. ''• �' '• ' •' "••• •'• '• 'r O 8. MAINTENANCE OF THE COMMON AREAS SHALL BE SY THE AVIATION 2 1 7 �■■� SUSD/V/S/ONHOMEOWNER S ASSOCIATION. 9. ANY RESUSD/V/S/ON OF THE PLAT SHALL COMPLY WITH THE APPLICABLE ZONING Q 3 W LOS ALAMOS LANE(PRIVATE) I v� REGULATIONS IN EFFECT AT THE TIME OF RESUSD/VISION. 13 I I 16 SHEET LIST TABLE x - \ 10. BUILDING SETBACKS AND DIMENSIONAL STANDARDS /N THIS SUED/VISION SHALL I i: I o _ S Sheet Number Sheet Title SE /N COMPLIANCE WITH THE C17Y OF MERIDIAN STANDARDS FOR THE04 > APPLICABLE ZONE, R-15. '. I 4 1 5 z I 1 COVER I 12 I 14 2 SURVEY w I 3 LOT DIMENSIONS > I 4 SITE PLAN 1 1 > I - 5 14 5 SEWER PROFILES W I z 1 12 a IlRft BLOCK 4 LOT SUMMARY 10 I o 6 6 LEGEND SITE BOUNDARY NUMBER AREA (AC) g I \ I - ' - ' ' - PROPOSED NEW NMID EASEMENT DESIGNED JKS SINGLE FAMILY RESIDENTIAL (LOT 14, BLOCK 1) 1 0.11 I I - �i n;= PROPOSED GRAVITY PIPE AND MANHOLE _ i SINGLE FAMILY RESIDENTIAL I 8 I •° 11� ELAN TE) - � � - PROPOSED GRAVITY PIPE HEADWALL DRAWN JKS TOWNHOME 38 3.72 I , I \ • W SANTAF EXISTING NMID EASEMENT CHECKED KS TOB EXISTING TOP OF BANK ATTACHED MULTI-FAMILY 13 . . . .. I - >. \ \ •. , .. ,. .: -•••- > - - EXISTING PURDAM GULCH DRAIN FLOW LINE APPROVED KS ,i :.�.. FOUR I ', 7 8 9 10 1 1 1 2 EXISTING NMID PUMP HOUSE ACCESS EASEME 7 COMMON 9 2.22 BLOCK 1 7 • • i BLOCK 2 \ 'j EXISTING NMID PUMP HOUSE PUBLIC RIGHT-OF-WAY N/A 3.15 IR EXISTING IRRIGATION PIPE •* n I 6 .. I I � � • ' 8 EE EXISTING PURDAM GULCH DRAIN WEIR TOTAL 84 9.80 BLOCK 4 - I - - CURB & GUTTER �p N. \ RIGHT-OF-WAY Lij W SANTA FE DRIVE \ 5 - - - - Gy FUTURE LOT LINES ,• - - - - �� , BLOCK 4 r • _ - - - - - LANDSCAPE BUFFER EASEMENT �- SIDEWALK / PAVEMENT 4 \ , - - 2540- BLOCK 3 g _ - EXISTING CONTOURS / I 2539- - - 8 STREET -2539 2 2540 PROPOSED CONTOURS / W Z 3 I 1 3 4 5 6 7 � ' AVIATOR w UP EXISTING UNDERGROUND POWER O \ i EXISTING WATER MAIN I j o I 2 I / / y / ... • • WATER MAIN o •;'; .... 'i I EXISTING SEWER MAIN W BLOCK 1 1 - - - - - - - •� " '/ 3 1 2 I - SEWER MAIN '• i ROAD CENTERLINE • .• .. y.. ..• '•" .• ' • � / �' � • BLOCK BLOCK 5 BLOCK 5 a_10 5 --- BLOCK 3 _ .• SEWER EASEMENT s / ;•' • • - - _ _ STORMWATER INFILTRATION BED --------- _ --- STORMWATER STREET SWALE _ .. I - w w .......................................... W AVIATOR STREET a• i I I w I I NOTES 6. LOT 1 BLOCK 6 SHALL BE SUBJECT TO POTENTIAL COMPASS CHARTER SCHOOL PURCHASE PRELIMINARY ENGINEERING NOTES 5. THE PRESSURE AND GRAVITY IRRIGATION IMPROVEMENTS SHOWN ARE PRELIMINARY AND �p L f AGREEMENT OR TITLE DEDICATION OR DESIGNATED AS A COMMON LOT IN LIEU OF. SHALL BE DETERMINED DURING FINAL DESIGN. 1. CONTOUR AND SPOT ELEVATION DATA IS REFERENCED TO NAVD '88 DATUM. 7• STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY CONTROL TREATMENT PRIOR 6. FIBER AND DRY UTILITIES TO BE INSTALLED GENERALLY ADJACENT TO STREET 1. DOMESTIC WATER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN PURSUANT TO 2. THE PUBLIC STREETS WITHIN THIS DEVELOPMENT SHALL CONFORM TO THE ADA COUNTY HIGHWAY TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. THE INFRASTRUCTURE AGREEMENT. 8" WATER MAINS WILL BE LOOPED THROUGHOUT RIGHT-OF-WAY. DISTRICT STANDARDS FOR PUBLIC STREET CONSTRUCTION. 8. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS, TELEPHONE, AND THE SUBDIVISION. 4 2 3. DIRECT DRIVEWAY LOT ACCESS TO W AVIATOR STREET IS PROHIBITED. CABLE TELEVISION. 2. SANITARY SEWER SERVICE WILL BE PROVIDED BY THE CITY OF MERIDIAN. THE PROPERTY WILL BE SERVED BY THE CONNECTION TO THE EXISTING MANHOLE IN �c�` OF 4. THE FOLLOWING ARE COMMON LOTS TO BE OWNED AND MAINTAINED BY THE AVIATION SUBDIVISION 9 IRRIGATION WATER WILL PROVIDED BY THE NAM PA MERIDIAN IRRIGATION DISTRICT IN COMPLIANCE HENSLEY STATION SUBDIVISION NUMBER 2. �Tiy HOMEOWNERS ASSOCIATION. WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THIS SUBDIVISION WILL BE ENTITLED TO A• scNN IRRIGATION WATER RIGHTS AND WILL BE OBLIGATED FOR ASSESSMENTS FROM SAID CANAL COMPANY. 3. WATER AND SEWER LINE SIZES AND LOCATIONS ARE PRELIMINARY AND WILL BE BLOCK 1 BLOCK 2 BLOCK 3 BLOCK 4 BLOCK 5 10. ALL LOT LINES COMMON TO PUBLIC STREET RIGHTS-OF-WAY AND THE SUBDIVISION BOUNDARY REFINED DURING FINAL DESIGN. 1 6 10 9,11,12 2, 3 CONTAIN A 10.00 FOOT WIDE EASEMENT FOR PUBLIC AND PRIVATE UTILITIES AND LOT DRAINAGE. 4. ALL DOMESTIC WATER MAINS AND SANITARY SEWER WILL BE INSTALLED IN SHEET 1 OF 5 11. ALL INTERIOR LOT LINES CONTAIN A 5.00 FOOT WIDE EASEMENT, EACH SIDE, FOR PUBLIC AND ACCORDANCE WITH IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY AND CITY OF 5. LOT 1 BLOCK 5 SHALL BE OWNED AND MAINTAINED BY THE NAMPA MERIDIAN IRRIGATION DISTRICT. PRIVATE UTILITIES, LOT DRAINAGE AND IRRIGATION FACILITIES. MERIDIAN'S REQUIREMENTS. DATE: DECEMBER 2021 BRONZE BOW 21009 PROJECT NO: C:\USERS\JADON S\HAYDEN CANYON DROPBOX\JADON SCHNEIDER\BRONZE BOW LAND\PROJECTS\21009\ACADDWG\SHEETS\21009 - PRE-PLAT COVER.DWG 1 ■ I IL m l ad 0 1! r r _ ,'L P — 3: No Ly, m 0 Lij - • •� • 0 TrlA6 ' '.L. ' .' ETJ L IF I .lV. - w b. _x - 1 � Iry - i t •�• 90 :4 • r III I 1 ,y f • # { - r-•' • 1'. L _ = �o _ 1 F .� d NM ul -r T LU • ■ • ce oil �. pill — • —m U o • • o o �� -- -- -- - ------- lip MEN NEW -ate - _� LU OAF — _ MISS— Ilk AMENsoa ��► o - - DESIGNED JKS CHECKED KS e / NO� II II II � � APPROVED KS /, �(1 lip � .�- II f•II II � - - _ - - Ilia, � Fti _ . �■ 1` ■ 1 _ Z l S T _ 1• f ■. ■ I �.�■ , m ■ ar ■ • _ • ' • • F ■ r S r � � r �� ti � � ti � • ie r - r �_ I 1 • IL 1 • 1 L •' -I Or- IWF _ ma r d as Id • F T a� f-L m jr r 1 II IL * a r C 1 I -DATE: • AL 1,0 BRONZE BOW ■•� 1� , �•• '• • 1 ■ I IL m l ad 0 1! r r _ ,'L P — 3: No Ly, m 0 Lij - • •� • 0 TrlA6 ' '.L. ' .' ETJ L IF I .lV. - w b. _x - 1 � Iry - i t •�• 90 :4 • r III I 1 ,y f • # { - r-•' • 1'. L _ = �o _ 1 F .� d NM ul -r T LU • ■ • ce oil �. pill — • —m U o • • o o �� -- -- -- - ------- lip MEN NEW -ate - _� LU OAF — _ MISS— Ilk AMENsoa ��► o - - DESIGNED JKS CHECKED KS e / NO� II II II � � APPROVED KS /, �(1 lip � .�- II f•II II � - - _ - - Ilia, � Fti _ . �■ 1` ■ 1 _ Z l S T _ 1• f ■. ■ I �.�■ , m ■ ar ■ • _ • ' • • F ■ r S r � � r �� ti � � ti � • ie r - r �_ I 1 • IL 1 • 1 L •' -I Or- IWF _ ma r d as Id • F T a� f-L m jr r 1 II IL * a r C 1 I -DATE: • AL 1,0 BRONZE BOW ■•� 1� , �•• '• • J 012 p NOTES _ < �6 UUQ • TOTAL UNITS: 98 z w� • OPEN SPACE PROVIDED: f3—ACRES p • W AVIATOR STREET: 55' RIGHT—OF—WAY COLLECTOR (PARKING CD Q m BOTH SIDES) rO CD z • INTERIOR ROADS: LOCAL STREETS 47' WIDE m • INTERIOR ALLEYS: 20' WIDE • ALL LOTS PROPOSED TO HAVE 2—CAR GARAGE o • LOTS 72-98 PROPOSED TO HAVE 20' DRIVEWAY IN ADDITION TO Q 2—CAR GARAGE — — — LOTS 43-46 FRONT LOADED GARAGES C� I UNION PACIFIC RAILROAD I \ PATHWAY END PIPED DRAINAGE o \ \r PATHWAY FJ\ x Z \ \ \ \ \ 1 97 95 1 1 93 91 89 \ r\ J \ 2000 SF 2000 SF 2000 SF 2000 SF 2000 SF . 87 SF $5 83 81 O D \ \ O SOB 98 I 96 I 94 92 I 200o SF 200o sF 200o SF 79 77 75 74 72 1"1 O 2000 SF \ 2000 SF 2000 SF 2000 SF 90 I I 88 I 86 I I 84 I i000 SF 2000 SF 2000 SF 2000 S 2000 SF 70 \ \ \ 2000 SF 2000 SF 2000 SF 2000 SF 2000 2 SF 2000 SF 1000 SF I 80 7876 I 73 I \ \ 2000 SF 2000 SF 148' Q \ 300' b ALLEY B N 218' c 0 LL � � \ \• \ 110 a OC a / \ 1s o3sF 55 57 58 60 62 W \ \ \ \ \ 1600 SF 1600 SF 1600 SF 1600 SF 1600 SF 15634SF 66 68 70 O V \ \ \54 �\ I 56 I I 5g 61 I 63 I 65 I1soo SF 67 1600 SF 1600 SF o Z 13 \,OB 1600 SF \ 1600 SF 1600 SF 1600 SF 1566 SF I I 69 71 I 1600 SF \ \ \ \ \ 1600 SF 1600 SF 1600 SF 1595 SF o \ \ \ I I �2 I12 14 , . ...: . I PATHWAY 1600 SF j •M4 ...•. �.:! 1650 SF •.. .• ..• ,, :...•..,.:,•. I R�35 LOOP ROAD B 15 — — UNPLATTED I 1 1 1600 SF �-�55 61 \ \ \ \ 1342 SF \ 397.60 ,Q 1610 1600 SF : : :..•. . s. :'.. UNPLATTED i9- R.0.S. 12250 O 1384 SF 20, \ \ PIPED DRAINAGE \ O N� I I g 17 1600 SF \ \ 52 PROPOSED NEW EASELINT m 1401 SF 43 �- 18 31 O \ 3117 SF :. $ 1589 SF N 32 1594 SF 32 \ B \' �p TD 51 DESIGNED JKS 1400 SF Q 1600 SF B \ 1600 SF 47 3 3 \ \ \ 2098 SF 4 5 46 32' ., DRAWN JKS if 7 1600 SF \oo , 2333 SF 3584 SF 50 1400 SF 34 \\ EXISTING EASEMENT WIDTH ' 47' Q ll 1600 SF 1600 SF CHECKED KS\ 1 I I M 35 PATHWAY �� 1600 SF \ \• ,. 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'' I s :.. LANDSCAPE BUFFER UNPLATTED I I 12 �; T 8' 2016 SF LANDSCAPE BUFFER I � I I `V \ N \ \ UNPLATTED \ ALLEY A R.0.S. 12250 1 1 8, 2016 SF \ \ •:: :� 33' BTB I I 8' .. m 10 I \ O 2016 SF A' c\ 42 U 59' R/W 15 17 \ 2016 SF Ca DESIGNED JKS 9 33 BTB 2043 SF 2029 SF 2015SF 20 23 \ .c_ \ DRAWN JKS 2016 SF 16 18 , \ ^oo O 2036 SF 2022 SF 41 a Q \ \ EXISTING EASEMENT WIDTH 50 2016 SF I :_ f CHECKED KS LANDSCAPE BUFFER 1�6 \ \ ' N 40 i; APPROVED KS 2016 SF W 39 _ _ \ 2016 SF — — R� \ CUL-DE-SAC ';- ;'. . \ '• .... w 35-38 34 '2111 SF — 7, 7 . .. 33 25 27 29 31 22512 SF 2251 SF LANDSCAPE R_500' \� 24 2016 SF 26 2016 SF 28 2261 SF 30 2251 SF BUFFER 3' \ W AVIATOR STREET w . •.• :. .� .4 •.••, .- 2016 SF 2016 SF 2016 SF 2251 SF r,� .. 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