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2022-12-1 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, December 01, 2022 at 6:00 PM Minutes ROLL-CALL ATTENDANCE PRESENT ABSENT Commissioner Nathan Wheeler Commissioner Lorcher Commissioner Steven Yearsley Commissioner Andrew Seal Commissioner Mandi Stoddard Commissioner Patrick Grace ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Adopted 1. Approve Minutes of the November 17, 2022 Planning & Zoning Commission Meeting 2. Findings of Facts and Conclusions of Law for the Conditional Use Permit for Knighthill Center Childcare Facility (H-2022-0070) 3. Finding of Facts and Conclusions of Law for the Conditional Use Permit for Centrepoint Apartments (H-2022-0072) Motion to approve made by Commissioner Stoddard, seconded by Commissioner Grace Voting Aye: Commissioner Stoddard, Commissioner Grace, Commissioner Yearsley, Commissioner Seal, Commissioner Wheeler ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 4. Public Hearing for Cobalt Point Apartments (H-2022-0042) by The Land Group, located on Parcel R7909850396, directly east of the intersection of S. Cobalt Point Way and E. Copper Point Dr. in the Silverstone Business Park Approval of Application Withdrawal A. Request: Conditional Use Permit for a new 264-unit multi-family development on approximately 11.95 acres of land in the C-G zoning district. Motion to approve made by Commissioner Grace, seconded by Commissioner Stoddard Voting Aye: Commissioner Seal, Commissioner Grace, Commissioner Yearsley, Commissioner Stoddard, Commissioner Wheeler 5. Public Hearing for Wienerschnitzel Drive-Through (H-2022-0074) by John Day, SU Architecture, located at 3136 W. Quintale Dr., near the northwest corner of Ten Mile and McMillan Rds. Application Continued to January 19, 2023 Request: Conditional Use Permit for a new approximate 1246 square foot quick serve restaurant with a drive-through located within 300 feet of an existing drive-through. Motion to approve made by Commissioner Grace, seconded by Commissioner Stoddard Voting Aye: Commissioner Grace, Commissioner Stoddard, Commissioner Seal, Commissioner Wheeler, Commissioner Yearsley 6. Public Hearing for Sagarra (H-2022-0027) by Accomplice, located at south side of W. Orchard Park Dr., west of N. Fox Run Way and east of N. Linder Rd. Recommend Continuance to January 5, 2023 A. Request: Preliminary Plat consisting of 114 building lots and 16 common lots (including 3 private street lots) on 17.49 acres in the R-8 and C-C zoning districts, a Planned Unit Development for a residential community containing a mix of single-family detached, single-family attached, townhome and multi- family units with a reduction to the setback requirements in UDC Table 11- 2A- 6 and an Alternative Compliance to UDC 11-4-3-27B.3, which requires the provision of 80 square foot private usable open space area for each multi- family unit to allow zero (0) for studio/flat units and two private streets. Motion to approve made by Commissioner Yearsley, seconded by Commissioner Stoddard Voting Aye: Commissioner Yearsley, Commissioner Stoddard, Commissioner Seal, Commissioner Wheeler Commissioner Grace recused himself due to a possible personal conflict of interest 7. Public Hearing for West Valley Emergency Center (H-2022-0065) by Fulmer Lucas Engineering, LLC., located at the southwest corner of N. Levi Ln. and N. Rustic Way Recommended Approval to City Council. Tentatively scheduled for December 13, 2022 A. Request: Development Agreement Modification to the existing development agreement for Prescott Ridge (Hospital Portion) (Inst.#2021-132724) to update the phasing plan and modify the provision requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance. B. Request: Conditional Use Permit for a hospital in the C-G zoning district. Motion to approve made by Commissioner Grace, seconded by Commissioner Stoddard Voting Aye: Commissioner Grace, Commissioner Stoddard, Commissioner Seal, Commissioner Yearsley, Commissioner Wheeler, Commissioner Seal ADJOURNMENT 7:51 P.M. Meridian Planning and Zoning Meeting December 1, 2022. Meeting of the Meridian Planning and Zoning Commission of December 1, 2022, was called to order at 6:00 p.m. by Chairman Andrew Seal. Members Present: Chairman Andrew Seal, Commissioner Steven Yearsley, Commissioner Patrick Grace, Commissioner Nate Wheeler and Commissioner Mandi Stoddard. Members Absent: Commissioner Lorcher. Others Present: Joy Hall, Kurt Starman, Bill Parsons and Dean Willis. ROLL-CALL ATTENDANCE __X___ Nate Wheeler _______ Maria Lorcher __X___ Mandi Stoddard _______ (Vacant) __X___ Steven Yearsley ___X___ Patrick Grace ___X____ Andrew Seal - Chairman Seal: Good evening. Welcome to the Planning and Zoning Commission meeting for December 1st, 2022. At this time I would like to call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and on Zoom. We also have staff from the city attorney and clerk's offices, as well as City Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting, however, your ability to be seen on screen and talk will be muted. During the public testimony portion of the meeting you will be unmuted and, then, be able to -- be able to comment. Excuse me. Please note that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you want to watch the meeting we encourage you to watch the streaming on the city's YouTube channel and access that at meridiancity.org/live. With that let's begin with roll call. Madam Clerk. ADOPTION OF AGENDA Seal: All right. Thanks very much. So, the first item on the agenda is the adoption of the of the agenda. File No. H-2022-0042 for Cobalt Point Apartments will be opened only to approve the withdrawal of the application. File No. H-2022-0074 for the Wienerschnitzel Drive-Through will be opened for the sole purpose of continuing -- continuing to a regularly scheduled meeting. It will be opened for that purpose only. So, if there is anybody here tonight to testify for these applications we will not be taking testimony on them. Can I get a motion to adopt the agenda as -- as presented? Meridian Planning & Zoning Commission December 1, 2022 Page 2 of 35 Stoddard: So moved. Grace: Second. Seal: It's been moved and seconded to adopt the agenda. All in favor say aye. Opposed aye? Motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the November 17, 2022 Planning & Zoning Commission Meeting 2. Findings of Facts and Conclusions of Law for the Conditional Use Permit for Knighthill Center Childcare Facility (H-2022-0070) 3. Finding of Facts and Conclusions of Law for the Conditional Use Permit for Centrepoint Apartments (H-2022-0072) Seal: Next item on the agenda is the Consent Agenda and we have three items on the Consent Agenda. First to approve the minutes of the November 17th, 2022, Planning and Zoning Commission meeting. We also have Findings of Fact and Conclusions of Law for File No. H-2022-0070, which is a conditional use permit for Knight hill Center Childcare Facility. We also have Findings of Fact, Conclusions of Law, for File No. H- 2022-0072, which is the conditional use permit for Centrepoint Apartments. Can I get a motion to accept -- to accept the Consent Agenda as presented? Stoddard: So moved. Grace: Second. Seal: It's been moved and seconded to adopt the Consent Agenda. All in favor, please, say aye. No opposed. Motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. Seal: Okay. At this time I would like to briefly explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff comments. They will have 15 minutes to do so. After the applicant is finished we will open the floor to the public -- to public testimony. Each person will be called on only once during the testimony. The Clerk will call the names individually of those who have signed up on our website to -- in advance to testify. You will, then, be unmuted on Zoom or you can come to the microphones in Chambers. You need to state Meridian Planning & Zoning Commission December 1, 2022 Page 3 of 35 your name and address for the record and you will have three minutes to address the Commission. If you have previously sent pictures or a presentation for the meeting it will be displayed on the -- on the screen and you can run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group are -- will allow you to speak on their behalf, you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite any others who may wish to testify. If you wish to speak on the topic you may come forward in Chambers or if on Zoom press the raise hand button in the Zoom app. If you are only listening on a phone, please, press star nine, wait for your name to be called. If you are listening on multiple devices, such as a computer and a phone. Please, mute the extra devices, so we do not experience feedback and we can hear you clearly. When you are finished if the Commission does not have questions for you you will return to your seat in Chambers or be muted on Zoom. You will no longer have the ability to speak and, please, remember we will not call on you again. After all testimony has been heard, the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to questions and concerns, we will close the public hearing and the Commissioners will have the opportunity to discuss and hopefully be able to make final decisions or recommendations to City Council as needed. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] ACTION ITEMS 4. Public Hearing for Cobalt Point Apartments (H-2022-0042) by The Land Group, located on Parcel R7909850396, directly east of the intersection of S. Cobalt Point Way and E. Copper Point Dr. in the Silverstone Business Park A. Request: Conditional Use Permit for a new 264-unit multi-family development on approximately 11.95 acres of land in the C-G zoning district. Seal: At this time I would like to open the public hearing for Item No. H-2022-0042, Cobalt Apartments, in order to accept the application withdrawal for that application. Grace: Mr. Chairman, for a motion I guess? Seal: Yeah. That would be fine. Grace: Mr. Chairman, I would move that we accept the application to withdraw agenda Item 4, File H-2022-0042. Stoddard: Second. Meridian Planning & Zoning Commission December 1, 2022 Page 4 of 35 Seal: It's been moved and seconded to accept the application withdrawal for File No. H- 2022-0042 for Cobalt Point Apartments. All in favor, please, say aye. Okay. No opposed, motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. 5. Public Hearing for Wienerschnitzel Drive-Through (H-2022-0074) by John Day, SU Architecture, located at 3136 W. Quintale Dr., near the northwest corner of Ten Mile and McMillan Rds. Request: Conditional Use Permit for a new approximate 1246 square foot quick serve restaurant with a drive-through located within 300 feet of an existing drive-through. Seal: Now we will open File No. H-2022-0074 for Wienerschnitzel Drive-Through for a continuance to January 19th, 2023. Grace: Mr. Chairman, I would move to continue File No. H-2022-0074 to our scheduled meeting on January 19th, 2023. Stoddard: Second. Seal: It's been moved and seconded to continue File No. H-2022-0074 to the regularly scheduled meeting date of January 19th, 2023. All in favor, please, say aye. No opposed, motion carries. MOTION CARRIED: FIVE AYES. ONE ABSENT. 6. Public Hearing for Sagarra (H-2022-0027) by Accomplice, located at south side of W. Orchard Park Dr., west of N. Fox Run Way and east of N. Linder Rd. A. Request: Preliminary Plat consisting of 114 building lots and 16 common lots (including 3 private street lots) on 17.49 acres in the R- 8 and C-C zoning districts, a Planned Unit Development for a residential community containing a mix of single-family detached, single-family attached, townhome and multifamily units with a reduction to the setback requirements in UDC Table 11-2A-6 and an Alternative Compliance to UDC 11-4-3-27B.3, which requires the provision of 80 square foot private usable open space area for each multifamily unit to allow zero (0) for studio/flat units and two private streets. Seal: All right. So, now at this time I would like to open the public hearing for Item No. H-2022-0027, Sagarra. We will begin with the staff report. Thanks, Bill. Meridian Planning & Zoning Commission December 1, 2022 Page 5 of 35 Parsons: Thank you, Mr. Chairman, Commission -- Commissioner and Commissioners online. Happy to be here tonight. I'm actually filling in for Sonya. She's been taking a much needed vacation this week and part of next week, so I'm -- I'm jealous, to be honest with you. Hopefully -- and she's someplace warm. She's in Vegas. So, I hope she's enjoying the weather down there, because it's a little chilly and wet here. So, the first application before you tonight is the Sagarra project. It's a preliminary plat and a planned unit development, which is something that this Commission doesn't see often and it's not -- not a portion of code that's utilized much, to be honest with you. So, you can see here on the future land use map that the property is encumbered with -- or not encumbered, but it's designated with two land use types, mixed use community on a portion -- western portion of the site and also medium density residential. Before I get into too much of the details of the application I have had a chance to look at the public record this evening and it looks like we had some opposition in this particular application and it appears a couple items are getting blurred tonight. So, what I mean by that is some of the testimony insinuates that the project tonight is going to have over 504 residential units on it and that is not the case. So, I think more than likely what has happened is, if I'm not mistaken, I believe the applicant and developer has had a -- a recent neighborhood meeting and discussed future plans that may come before this body, but the application before you tonight does not include 500 plus units, it is for a planned unit development consisting of 146 residential units, consisting of single family attached, single family detached, townhomes and 38 multi-family units. So, again, it's a substantially smaller project than what I have seen in some of that public testimony. So, just wanted to clear up the record tonight that that will be potentially a future date. Seal: All right. Thank you very much. Appreciate it. Parsons: You're very welcome. So, as -- as we mentioned in the staff report, this property was annexed awhile ago. It actually started with the city in 2017 and it took almost two years to -- to get to the hearing process on this particular project, so there is a lot of history, a lot of -- a lot of work went into making sure that we have a project that meets the community's vision I guess is the best way to say that. And so tonight this is one of a future phase. It was always planned to have some residential component on it. Typically in these situations you will have a development agreement modification that's associated with changes to this property, but based on our analysis of the project we found that it was consistent with the current development agreement that was amended recently in 2021. So, as I mentioned to you, this project does consist of a plat -- so, there is 114 residential lots and 16 common lots and, then, you can see up there in the upper left- hand corner the project is planned to develop in two phases. So, the phase one is the western half, phase two the eastern half. A lot of the analysis for the staff report really went into the PUD. I mean it's easy when you -- and you look at this project you can see that it's pretty clustered, it's a dense development and that's what the PUD process is about. One, it allows you to deviate from the dimensional standards, but it also allows you to have a more unique design for properties that have challenging demographic -- dimensions and this is one of those cases where you have a lot of public streets that surround this property and, then, you add the fact that they have to build more internal public streets makes it a unique piece of property to try to get some reasonable amount Meridian Planning & Zoning Commission December 1, 2022 Page 6 of 35 of density on it, so I would let the Commission know that the staff has met with the applicant over many months to try to fine tune a plan that would work on this particular property and they have elected to go -- allow the R-8 zoning to stay in place as it's currently approved and, then, move forward through that PUD process and that's why you have a multi-family component as part of this as well, because under the UDC in Chapter 2, if you go through a PUD process the applicant can request a multi-family component. So, as I mentioned to you here recently, here is the kind of -- this is less lines on this one, so I figure this would be best to explain the project to everyone. So, you can see here the -- along the periphery of the development the applicant is providing a transition of your typical single family detached homes and as you transition farther north to the commercial development you have that mix of what we call single family attached, the townhomes, and, then, the multi-family itself is internal is located in this area here where you can see my cursor where that larger open space area is. So, that's really -- and because of the uniqueness of this site the PUD allows you to deviate from the setback standards as well and that's what they have done as well. So, in a typical R-8 development you have a ten foot setback to living area, 20 foot to garage, five foot on each side and 12 foot on the rear. In this particular case the applicant is asking to deviate from those standards, which we felt was appropriate given the -- the design or dimensions of this particular property. I know some of the public testimony also had mentioned the density and whether or not the density was appropriate for this site. As this body knows, the comp plan -- majority of the site is medium density residential, which anticipates densities between three to eight dwelling units to the acre. Now, what the comp plan also does -- and this particular project comes in at a gross density of 8.35. In the comp plan it also tells us that when we are either on the lower end or the higher end we should round to the whole -- the nearest whole number. So, this particular number -- density, because it's 8.35, we round it down to eight and, therefore, staff finds that this -- although it's on the higher end of the medium density residential designation, it does meet the density requirements of the land use designation. And, then, also the PUD standards and -- also require a mix of product type. So, that's why you are getting the single family, the townhomes, and the multi-family. So, again, it's a package deal. If you had a chance to look at the staff report you probably noted that staff had concerns with the open space and also the parking and I can't say that the information -- the application wasn't complete enough to share that information with you, but what we -- what we really want the applicant to do is just to prove up a little bit more how they are meeting those requirements. You can see here they have given us an open space exhibit. Some of the areas count, some of them don't. There is certain dimensional standards they have to meet and we explain that in the staff report. I think the -- one of the biggest challenges we have -- and you can see on this plan and I think it's one of the better amenities for this development -- is that pathway along the southern and eastern boundary. That's a great amenity for that development, because not only does it work for this portion of the development, but it's continued throughout the rest of it, too, and connects into Chinden as well. But in this particular case there is a piped irrigation facility in that area and so it's making -- going to make it difficult to put any trees in that area. So, typically when staff is analyzing open space for a project, if it doesn't meet the UDC standards we don't count it, because it doesn't meet all the rules and regulations and so, really, what the applicant needs to do is submit for alternative compliance and do something equal to or better than what's allowed, although we all want Meridian Planning & Zoning Commission December 1, 2022 Page 7 of 35 to see trees. I -- I want more trees, too. I love trees, but at the same time if it's not feasible, they can either plant them elsewhere on the site or come up with an alternative in that area in order for us to count that. So, in my discussions with the applicant I think they are going to reach out to the landscape architect and figure out what areas count, give us a more accurate reading on what that open space is and how they meet that 15 percent compliance that we require. Also because they have a multi-family component they still have to provide that open space based on the number of residential units on the square footage of those residential units. So, it's 15 percent plus whatever that amount is per the 38 multi-family units. Typically the multi-family units are between 500 and 1,200 square feet, so you are looking at 250 square feet times 38, plus the 15 percent. So, I would mention to you I think -- I mean from our perspective it looks like they probably could get there, we just need more information and have them prove it up to us how they are going to get there. The other issue was parking. There wasn't a real detailed graphic showing us how they were meeting the parking standards of the code and I know this body takes that very serious. Some of the public testimony also alluded to concerns with parking. If you look here there is an east-west segment of local street that will be built with this development and you can see in this graphic here that there is a series of chokers or bulb outs for traffic calming, but it also allows for on-street parking. So, in this particular case all of these units, except -- except for the units along the periphery, no other units will have that parking pad, because they are going to be one or two bedroom units, so all they need is a two car garage to -- to satisfy code. So, for example, in this location of the development here you can see these gray areas here will be private streets in the future. They haven't submitted a private street application to us yet, but they have been conditioned to do that as part of their final plat and so these will be private streets and, then, as you can see here none of the units -- and I will quickly go to their parking plan here to show how it works. You can see here they are showing you all of the two car garages for those that do not have parking pads and, then, you can see here the single family homes do have the two car garage and the 20 by 20 parking pad in front of it. So, as I mentioned to you, if it's one or two bedrooms they -- a two car garage can suffice for the required parking. You don’t need a pad. But if it's a three or four bedroom unit, then, you are doing four parking stalls and typically that's a two car garage and a 20 by 20 parking pad. So, again, it's -- it's not a matter of if they have enough parking, it's a matter of giving us the information and proving you have the adequate parking, because if they are truly all one and two bedroom units, then, the two car garages do meet code and, then, you have that additional parking with that more urban street section that they are doing in the center of the development with that on-street parking. So, again, I think -- again I know that a concern of this body when we are talking about parking and so, again, the open space and the parking we have conditioned them to address that prior to City Council. Now, if this body wants that information prior to it moving on to City Council, you can certainly see if the applicant answers your questions adequately tonight, to ask for a continuance and have them work with staff and correct those deficiencies before you move that on. But I just thought I would put that out there for you as well. The other uniqueness about this property is the -- the amount of stub streets that come into this site. So, with the development of Paramount there were three stub streets, one on the east and two on the south boundary. One was extended already, which is Bergman. This was extended with the first phase of the commercial development, so this is all built, including Meridian Planning & Zoning Commission December 1, 2022 Page 8 of 35 the traffic calming that was required and, then, again, this is the new street segment that's going to be constructed with this proposed development. Amenities for the development -- again, that's another critical component of a planned unit development is that they provide us those amenity details. I can let you know here looking on my notes here they are going to have that multi-use pathway along the perimeter and, then, they are going to have a swimming pool, changing rooms, and restrooms, community workshop, dog washing stations, outdoor activity complex, fire pits and barbecue area with tables and shade structures. So, in our mind they are providing adequate amenities as well. So, no concerns from staff as far as that -- that requirement goes. And, then, just because we have common open space requirements, staff did receive an e-mail today about private open space and the PUD standards do require that all of these units have their own private open space either through enclosed yards or 80 square foot patios or front porches. Looking at a lot of the submitted elevations it looks like the applicant -- some of the units meet that requirement, some may not. So, if the applicant can't meet that requirement with some of the units, the -- they do have the ability to go through the alternative compliance process to -- to waive that requirement or include lessor private open space. So, I don't want to get it confused too much between private and public, but, really, the private is just more for the residential units themselves. Another component of the PUD process is site -- site circulation and pedestrian circulation and so this is something that the applicant provided to show you how all of that pedestrian connectivity is going to occur, not only vehicularly, but also pedestrian -- with pedestrians and this was required with their development agreement as well back in 2019 and 2021 and, then, part of -- one of our conditions as well is that the applicant work with ACHD on getting safe crossings across the collector road in these two locations here. So, that's been conditioned as part of the project that they continue to work that out and make sure we have some kind of elevated crossing or something to make sure it's -- it brings the concerns to motorists that vehicle -- pedestrians will be crossing to the mixed use development on the north side of that roadway. And, then, of course, with any PUD or any development applications we do require architectural renderings. Again, further -- further refinement will be needed as they go through -- work with staff they will have to go through that architecture standards manual and comply with those design standards. Like some of the public testimony did -- was around the aesthetics of these buildings, they don't match what's currently constructed in the area. Again, it's a PUD -- design is subjective as you know. It might -- this might look great to the Commission, but maybe somebody thinks they are not that great, but, again, the idea about a PUD is getting some of that cluster development, maximizing the land and preserving some kind of open space as part of the development. So, again, concerns with open space, but just need more information how we get there. But, again, this design aesthetic probably lends itself well with the commercial development more than the residential to the south, but I know working with the -- the developer and the applicant on this site, they do have a very specific vision for this property and that's why they are here tonight to share it with you. So, looking at the public record I did want to make mention to you that, again, there was -- let's see -- one, two, three, four, five, six, seven pieces of testimony in opposition of this project. Again, some of it was kind of misleading or not specific to this project, maybe a neighborhood meeting that occurred, but most of the comments stemmed around the density of the project, the aesthetics of the project. Some of the neighbors were Meridian Planning & Zoning Commission December 1, 2022 Page 9 of 35 concerned that it wasn't compatible with the surrounding developments, which are a lot of the things that you guys take under your purview when you are looking at these applications. But with that I will go ahead and just let you know that staff is recommending approval with the conditions in the staff report and I will stand for any questions you may have. Seal: Thank you very much for all that. Appreciate the extra info on there. So, at this time would the applicant like to come forward? Grace: Mr. Chairman? Seal: Yes, go right ahead. Grace: I apologize. I probably should have done this before our staff report, but I just wanted to disclose and -- for the benefit of the applicant and the folks here who are ready to testify, I'm a homeowner in Paramount. I'm also on the Paramount HOA and so I gave some consideration to whether I should recuse -- recused myself from this agenda item. I did confer with our legal counsel and I was prepared to -- to go forward based on my review of this before the meeting tonight, but I think in the interest of -- of maybe caution, I am going to recuse myself. I don't have any financial interests, which -- which I think is the standard for a conflict of interest. Personally I certainly don't have any, but it is I suppose possible that the -- that the HOA could have some interest in this based on my knowledge of the HOAs authority and scope within that one mile plat. So, it looks like we have a pretty full complement of Commissioners here tonight. I think you guys can handle it. So, I think in the interest of transparency and just out of caution, I'm going to recuse myself from this item. Seal: Okay. Thank you for that. Appreciate it. Okay. Now, would the -- would the applicant like to come forward. Slavin: Two microphones. Do we speak into both of them? Seal: Either one will work. Slavin: All right. Commission, thanks for having me. Commissioner. Pleasure. Thank you so much. Seal: Need your name and address for the record, please. Slavin: Michael Slavin. 424 East Thurman Mill Street, Garden City, Idaho. I'm with the development team. Accomplice is partnering with the landowner, which is High Desert Development. And Bill does such a wonderful job starting out, he's actually going to bring up some slides to aid our presentation. I believe we have ten minutes. We will make it pretty quick. But just to launch in and give you a background, this is stemming from a development agreement that was entered into in 2019. This is an R-8 zoned piece of property, roughly 17.49 acres. We are adhering to the density standards. That was really Meridian Planning & Zoning Commission December 1, 2022 Page 10 of 35 important to us. At the same time this site is a little precarious shape. So, that led us to a little bit more creativity in how -- we actually have a -- what -- a density minimum standard of at least R-6 on this property. So, that was our starting point as a low bar. But thought it would be really interesting to challenge ourselves to -- to really put forth an interesting design that also fulfills the development agreement, being that one of the wishes is there is a natural transition from single family homes from the south to commercial to the north. So, you see more contemporary design, but the main reason for that -- or the driver for that was to create this natural transition zone and so we want to be in -- to be really intellectually honest and you make a site that transitions nicely and is also very walkable to the commercial zone in the hopes that people will use their cars less. So, just running down into the site, I think that -- yeah, I have it up. Thank you so much, Bill. So, this is the vicinity. You are very familiar with this. Of course, zoning, we just covered this piece. Looking at the site this hopefully helps you visually -- or helps us visually demonstrate what we are wanting to accomplish. You will see in the periphery this is a wish of the community, as well as commentary or notes by the planning staff is that there would be single family homes adjacent to the Paramount site, transitioning east -- sorry -- north to the commercial -- or sorry. Orchard Park Drive and also from the east boundary west we wanted to start making the site more dense and more interesting and tapering up to -- a much -- I think there is -- well, we have a 50 foot height provision in the mixed use zone to the north. So, we wanted to create a natural transition to that and so thought that, of course, townhomes would -- would be an interesting way to solve that issue, that it was the wish of the development agreement. Let me see if -- and I want to make a couple other points on this topic is that, you know, one of the other wishes of the development agreement is that we -- we actually offer a mix of housing types that includes, you know, single family detached, attached, multi-family, definitely allowed with certain provisions, and so we went ahead and used the code to find a way to make that happen. Getting into the actual Comprehensive Plan analysis, we wanted to talk on a couple of notes that we thought to be important. Bill already addressed some of the prior notes in his presentation, but we thought it's really important to create this connectivity from the residential to the mixed use to the north. We will work with ACHD, we are happy to, we have received quite a few comments from the neighborhood community and they think they are well-founded comments that we can have, you know, raised street in spots to slow down car traffic. That's a really good idea and something we want to work towards and pursue. You will see that there actually are a couple demonstrated pathways. One kind of north of Bergman. We actually have a flat work area -- I will show in more detail on an amenity plan that sits adjacent to some of the multi-family with outdoor patios and fire pits and outdoor space for the community that we think is pretty cool. We also have an area that leads from a dog park. You can see on the left portion we have two acres. It's a dedicated -- it's not actually part of this application, but I think is important. We have a two acre park that's for community use that we think will be a really great amenity. Thank you, Bill. And you can -- it's going to be most likely an off-leash dog park. Those seem to be pretty rare throughout the entire Treasure Valley and pretty highly sought after. We thought it would be interesting -- the other place that we are really focusing on is a pedestrian connection to the library and so we want to draw a direct connection. We think that's great, a community that we are really proud of and happy with our partnership with the Meridian Library District. Some of the other -- some comments I want to address Meridian Planning & Zoning Commission December 1, 2022 Page 11 of 35 directly, of course, didn't -- we have touched on that. We're falling within our legal bounds for the recent zoning that was applied in 2019 and, then, moving to the preliminary plat I just want to look at the -- these are some of the comments, by the way. It's talking about open space, that that was a great question and thank you for the comments from the planning staff. We have had several conversations. We, of course, relocated a large irrigation canal with -- and the chairman of the irrigation committee -- or the ditch board for this particular ditch, Rod Ragner, he is open to giving us a license agreement to plant -- we can even plant trees, we just need to present certain trees and certain species with shallow root systems that won't intrude the tile ditch that we put in place. So, that's absolutely a possibility. So, we will work really quickly to do that. I know that we have to provide that information before our Council hearing. So, we will move very quickly to rectify any open space questions and we are very excited about that open pathway as well. And, then, speaking of parking, we somewhat have this in our back pocket,. We know it could come up. It comes up into development quite a bit and for good reason and so, Bill, has actually ran the calculations -- I will just go to this parking diagram I have in the back that he had showed earlier and so we are providing, just to be really clear, enough off-street parking for the development to work, you know, and is code compliant. We have a surplus of ten spaces that are off-street for the development and I would also like to point out that each of the single family homes in the periphery were -- were going to the maximum standard of three to four bedrooms, which requires four spaces per spot. Some of those likely could be one or two bedrooms, depending on how -- those are going to be somewhat custom built homes. So, a lot of those could be smaller. These are smaller lots and we see a lot of downsizers and retirees that are very interested in this location, just because it's a very walkable area. So, in addition to that, though, we wanted it to provide in our parking study, so we are overparked off site -- or, sorry, on -- I guess on-site or off-street. On-street we have 122 additional spaces. This diagram -- it's not large enough probably for you to be able to see or appreciate, but we have also discussed with the Meridian Fire Department that we have fire access throughout the site and so we have -- you can see where cars are missing on the street, those are actually for radius turns for fire trucks and fire access. So, we have had them sign off on the site plan as proposed as well. But we feel that the 122 extra spaces would be adequate, in addition to the additional spaces we have on site and that is taking into account the guest parking standards as well for all units. I'm going to jump back up to slide six. Have that in my back pocket. As I said, Bill did such a great job I'm going to be repeating a little bit of this stuff, unfortunately, but things that we thought to be interesting -- so, in talking -- specifically the planned unit development a little -- is a little bit rare. We have done these in other cities. We are happy with that provision. We -- it's something we don't take lightly. We don't abuse. It's not to get extra density. In this particular case you can see on the triangular portion of the site -- we like to consolidate homes when we can to create more open space. So, we wanted to build more of a Gramercy Park style setting. You look at most developments and there is a pool that's infrequently used and usually there is a big wrought iron fence around it and it's in the corner of the development and usually the most undesirable piece of property and in this particular case we wanted to make it the heart of the development where the community can come together. You know, they -- we have a clubhouse, we have a lot of amenities that surround the pool and we find that to be pretty interesting. So, we want to build a community building site and that's, of Meridian Planning & Zoning Commission December 1, 2022 Page 12 of 35 course, one of the tenants of -- of a PUD is it allows for innovative design and it also, you know, creates functionality -- or a functionally integrated development, which we feel this does. Let's see here. And what else do we talk about? Oh. Private patios. That was mentioned briefly. We did leave a comment earlier on the review of our file. We are providing private patio space for all units. And, Bill, maybe I didn't send that in the package, but some of the multi-family units we were counting on public spaces that would satisfy that requirement. We have just added balconies to those different buildings in 80 square feet and above for those units. So, we will go ahead and update that to you as well. But we have addressed that issue. Let me see what else we have. Going specifically to multi-family requirements, which are allowed in a PUD provision. This really just drives home. The biggest requirement that we have -- and I think we have surpassed it based on planning standards -- is it -- for the amount of multi-family units we are providing on the site or are planned on the site, we need to have at least three public community -- what amenities on the site for 38 to I think 50 and so what we have is we have a community -- community house next to a community pool. We also have a tool library. Those have gotten to be pretty popular and people living in more urban settings, they don't need their own, you know, huge garage. We all want them, but sometimes we don't get them, it's a nice place to tinker on bikes and have a little woodshop, things like that and also dog wash stations. So, we can have these nice consolidated resources that the entire neighborhood can enjoy, so we thought it would be pretty interesting and, of course, you know, fire pits and community gathering areas, et cetera. And, then, lastly -- I know my time is probably almost up. The building elevations have been submitted as well. And so -- speaking to parking, Bill -- and I will send this to you. I have a table. So, if you have any specific questions about the count -- we did go through the count last night just to make sure that we are squared away with the parking, that we are satisfying the requirement. Oh, we did it. Seal: Thank you. Do our Commissioners have any questions for the applicant or staff? All right. With that we will open up the -- you can go ahead and take a seat, sir. Yep, We will open up the public hearing portion of this. Do we have anybody signed up? Hall: Doug Jones. Seal: Good evening, sir. Need your name and address for the record and the floor is yours. Jones: Good evening. My name is Doug Jones. 1274 West Barrymore in Paramount. My -- I don't know enough about this to make relevant comments specifically. I did attend the public meeting they had at the clubhouse some months ago. I did express concern about parking at that point. That's come up again tonight. My frustration really -- the developer sent out a letter a month or more back announcing this public hearing. But there was nowhere to get additional information. No website. No QR code. Nothing. And when you Google it you don't get any information. So, other than my memory of what I saw several months ago, that's the only information I was able to draw on about this project and where they are in the development. So, my suggestion to Commission and staff -- and I have talked to the city staff some time ago -- make these developers put in Meridian Planning & Zoning Commission December 1, 2022 Page 13 of 35 a link so you can find out more about the project before you show up here tonight to talk about a public meeting. I'm not necessarily opposed to the project. Somebody needs to put something on it. Multi-family housing done right is a need this community has got, but I sure would like to have known more about it before I got here this evening. So, that would be my comment -- more to you guys than the developer, but for Pete's sake, give us a link, give us where to find more information. I did find some drawings finally going through -- back through. ACHD had some drawings in their link to what was available there. So, that would really be my comment, more to the process than to this specific development, because the more people have information, the better prepared they are to make relevant comments and not make comments to some other part of the -- the development that may not be relevant to what's being talked about here tonight. So, I will follow the process. I want to see what's going to happen. I live pretty close. But that would be my comment. Do your due diligence with staff and with your Planning and Zoning Commission. Be sure it's done right, because it's a lot easier to do it right than to try to change it later. I was skeptical about the canal company allowing him to plant trees over the top of that pipe, but that's my own personal opinion as a farmer and dealing with canal companies, so -- thank you and I would be happy to answer any questions you may have. Seal: Okay. Do you have any questions? All right. Thank you very much. Jones: Thank you. Seal: Appreciate it. Madam Clerk? Hall: Chris Eastman. Seal: Good evening, ma'am. I need your name and address, please. Eastman: Yes. My name is Chris Eastman. I live at 1192 West Bacall Street in Paramount. Well, good evening, Commissioners. I actually wish I was not standing here before you today. This is not my cup of tea. But, unfortunately, I have been in this process since back in 2007. What I would like first to say is, you know, they talk about a lot of the work that went in in 2017 and what was proposed and what we worked so hard to get an agreement was not what you're seeing tonight. Although they can say that's the criteria, the picture that was presented to us back then was two rows of homes and, then, going from there, going into condos, and so there would have been no two extra streets needed. There would have been just one private street, both sides with the homes and, then, slowly going out. So, they have added so much more density than what was initially presented in 2017. So, that's my first comment is I definitely agree that this is -- there is just too much and if you could actually take the time to stand in this area, because it looks lovely in this picture when they try and put it on, but when you stand in front of this area and you try and envision a home, going to a condo, going into a townhouse with no space between the sidewalks, it's pretty hard to see how -- they are going to be packed in there. The second comment I wanted to make -- as I was leaving to work late yesterday, because my daughter was not feeling well, and, thankfully, my patient was -- had to cancel Meridian Planning & Zoning Commission December 1, 2022 Page 14 of 35 because of the snow and I was going out through this jog of the road, which there has already been accidents and concerns with people driving and just turning out at a different time in the morning I was able to see the crazy traffic that came from Rocky. I have never been going out. I normally leave earlier. I helped a teenager who crashed her car into the fire hydrant. She went off the road, crashed in the fire hydrant and was stuck there in a total hysteric. Panicked. Was able to stop and help her for a while and I sat there and watched as teenager after teenager came down that road through this jog, so much through that way to get to Rocky. There were so many near misses, not only to me, this teenager, but on the other side of the road and here we are talking about them adding parking to a street. I mean I'm asking you guys to, please, not only use your brain -- this looks lovely on a picture, but it is not lovely in real life. It needs to have some corrections. I want this developed. I want to have homes behind me. I want it to be switched, but I want it to be done right and that is what I'm asking you guys, to have them do it correctly. It doesn't -- it's not all about -- it doesn't meet exact requirements. Can this be livable? Are we going to protect our community and people's lives? Because what I saw last time was very concerning. So, thank you. Seal: Thank you very much. Hall: Sally Reynolds. Reynolds: Good evening, Commissioners. I have a presentation that was e-mailed in, so I'm going to be using that. But while she looks for it, since it's not quite ready, I'm happy to yield the floor to someone else who doesn't need the presentation. Seal: Okay. That will work. Got somebody else -- Hall: Shane Nye. Seal: Okay. I appreciate that. Good evening, sir. Name and address, please. Nye: My name is -- My name is Shane Nye and I live at 858 West Bacall Street and I appreciate you being here and I'm kind of in the same situation. I didn't have very much access to information before now, so the questions I guess I could have asked during the presentation, but didn't want to interrupt, is the other night they were talking about the million dollar homes and I wish he would point out which ones are the million dollar homes on the diagram. Sorry. I just want you to point out the million dollar homes on your diagram that you were talking about the other night. Seal: I was going to say he will -- when he comes back up he can point those out, so -- Nye: Okay. Seal: We can't have a back and forth dialogue with this. Meridian Planning & Zoning Commission December 1, 2022 Page 15 of 35 Nye: No. I understand. That's fine. I didn't know he would be coming back up, so -- but, yeah, I just didn't have very much information and I would like to know when this was presented to the City of Meridian, because I kind of tried to keep up on this. Is this just now being presented to you or how long have you had the information? Seal: I don't know the exact answer to that, but staff can probably reply to that question. Nye: Okay. At a later time or -- sorry. Seal: Well, I was going to say he is busy right now, so we will -- Nye: Anyway, it's something I have tried to keep up on as much as I could and I made some pretty specific phone calls and this was not presented to me as early as two months ago and so I -- I was just curious about that. Those are the only questions I had. So, thank you, sir. Seal: Thank you very much. Hall: That is all I have signed up at the moment and there is no one online. We are still pulling up her presentation. Seal: You got it? Okay. If you want to come back up. It sounds like we have got it. We will get there. I promise. Reynolds: Oh, no worries. That's fine. I would rather have my words in front of me then. Seal: Understood. Happens to the best of us. If it's okay? Reynolds: Yes. Yeah. Seal: Okay. Yes, ma'am. Come on up, please. Good evening. Name and address, please. Metcalf: Lisa Metcalf. My address is 967 West Barrymore Drive in Paramount and I did have a concern about street parking. I know that the apartments that are in Paramount currently that are kind of close to Meridian Road and by that middle school over there -- I think it's called the Paramount Apartments, but I don't know the name. There is a lot of parking on the street there and I find it dangerous sometimes just trying to get in and out and around. You can't see. And so I was curious, is there going to be no parking allowed at any time on specific streets in this development? Like that -- Seal: I was going to say -- Metcalf: -- it goes like an S kind of. That would be one of my major concerns, because that street already is dangerous. I drive it every -- well, embarrassingly every day when I go to Winco, because I'm not a planner, but if there were cars parked on that street it Meridian Planning & Zoning Commission December 1, 2022 Page 16 of 35 would be an absolute -- completely dangerous. And, then, also on the streets, just near any of like where the major inlets are from the neighborhood, if there is parking allowed on those streets near the inlets it's going to cause a problem as well. So, I would just be concerned about safety. Seal: Right. I think what Bill's pulled up here. The areas -- that are noted in pink on the roads are no parking; is that correct, Bill? That's my understanding of it. I may be understanding that incorrectly, so -- Parsons: Mr. Chair, Members of the Commission, I think those are the parking areas. Seal: Oh, pink is the parking areas? Metcalf: That is parking. Seal: That is parking, yes. Metcalf: Okay. I'm strongly opposed to that and I would ask that you take that into consideration, because that street -- go drive it. Seriously, just go drive that little street right there, so -- Seal: We understand what you are saying and those are public streets. The major streets here are public streets, so -- Metcalf: So, that you don't have -- Seal: That is ACHD all the way, so -- Metcalf: Yikes. Seal: Unfortunately. Metcalf: Okay. Thank you. Seal: You're welcome. Would anybody else like to testify? Ma'am, come on up. Hall: Our internet is not working at the moment. That's why -- Seal: Oh. Okay. Carpenter: Perfect. Thank you. Good evening. My name is Kelly Carpenter. My address is 5991 North Arliss Avenue in the Paramount community. Thank you so much for being here and thank you for hearing us this evening. We appreciate your time as well. If you wouldn't mind, Bill, advancing to the next couple of photos. So, the photos that I brought to you tonight are Bergman, as Lisa was just speaking to, the zigzag street. When this community was being developed we did as a community ask for traffic calming street and Meridian Planning & Zoning Commission December 1, 2022 Page 17 of 35 that's why the zigzag is there and it has already proved massively effective as we have had different people crash into the field because they were out hot rodding. So, what we are showing here today are what is suggested by ACHD is parking on both sides of Bergman, as well as traffic attempting to pass through. So, per the parking plan -- and, again, it is ACHD recommended that they are -- there is parking on both sides of Bergman and so you see one car trying to go through -- and, Bill, can you advance to the next photo, please? And, then, this lovely teenager was attempting to go to Winco for lunch and asked if he could get through, because he really couldn't get through with what potentially would be a car parked on both sides and, then, two way traffic attempting to get through. So, we would really ask that ACHD re-evaluate the streets there and that they do not recommend it. Per the ACHD guidelines, it does suggest a 36 foot street and that street is only 33 feet and that is within guidelines, but, again, I think that extra space really makes a difference. So, yes, as Paramount homeowners we are concerned about the parking. We are also concerned about the density. Yes, the property is zoned R-8, but, please, also consider that Paramount is zoned R-8 and we do have very nice homes that are very nicely spaced and that's really what we're asking of the developer is that he could -- they could go back and look at reducing the number of units to reduce the number of cars, to reduce the amount of parking needed and to remove -- reduce the amount of strain on the community, i.e., the schools and fire department, police department, et cetera. Just like some of the other neighbors got up and spoke about, it is a bit difficult to find the information, unless you know where to look, and I have been in this community since 2016. So, fortunately, I know how to scour the City of Meridian websites and look at all the planning and zoning, but I will tell you after reading everything I feel like I should have a Ph.D. in this. So, really, that's the moral of it is reduce the number of units, that would reduce the need of parking, reduce the strain on the community. Again to the look of the community is extremely modern and our homes are not -- they are not modern. They are more classic traditional and, forgive me, the developer, I forgot his name, but he did speak to Gramercy Park and that is New York. This isn't New York, this is Meridian, Idaho. Three stories is too much. It's too high. We all have two story homes. We have beautiful views of Bogus Basin and we would like to retain that. It really in our mind makes more sense that it would be a two story maximum housing and then -- and, then, on the other side of Orchard Park, then, we can talk about a higher. But, you know, some of those three stories are 39 feet and that is extremely high and extremely blocking to our current views. So, those are the main comments that I have. Seal: Okay. Carpenter: Any questions? Seal: None for me. Any from the other Commissioners? No. All right. Thank you. Carpenter: Thank you so much for your time. We appreciate it. Hall: I think we are good. Seal: Do we have a presentation? Meridian Planning & Zoning Commission December 1, 2022 Page 18 of 35 Hall: We do. Seal: Okay. I'm excited. There has been a lot of hype around this. Reynolds: I know. Now, I can't let you down; right? Thank you so so much for getting that ready. Hold on just a second before I start. Will I be able to control it from here, Bill? Spacebar to -- okay. Could you just go full screen? Maybe -- all right. My name is Sally Reynolds. 1166 West Bacall Street in Meridian, Idaho. I am here to request continuance of this application at the P&Z level due to the staff report not being submitted in a timely manner. The development does not meet the requirements for a PUD. The staff report indicates multiple exhibits that need to be revised, including landscaping, site amenity, parking and open space exhibits. There are outstanding questions regarding the southern fence, street parking, three alternative compliance fulfillments and the irrigation easement. So, Meridian City Code states what a PUD can be used for. This development does not qualify under points one and three and it does not qualify under point two, because the density is just about eight acres and PUDs are supposed to be for greater. The garages actually do all front the streets and just because there are a variety of residential units does not necessarily make it innovative. Those units were selected because that's what maximizes household on this lot without needing a complete rezone to R-15. And as Bill pointed out, allows for the multi-family. It may be argued many rooftops are needed to make the commercial piece economically viable, but there are 1,500 households that can walk to this area without crossing a major road. Plus Tuesday night the neighborhood meeting was held that laid out plans for potentially 500 more units in the northwest corner of this plat. With that said, they are using the PUD to request exactly what Meridian said it should not be used for, to change dimensional standards, and even if it was a PUD and the code -- the code -- well, as you can see this is a chart I wanted to point out. They are asking for basically modifications on almost every single setback for every single building on almost every single lot. But even if it was a PUD, the code still says that the setback around the periphery of the planned development cannot be changed. They are asking for zero feet along the north side behind the townhomes in violation of UDC 11-7-4. PUDs also require 80 feet of private usable space to each unit. I wasn't given an answer until just now, but before neither the application or staff report was clear on how they are tentative -- alternatively complying with the request. Finally, the application does not meet minimum open space requirements, which were supposed to be even more, because three years ago the developer horse traded providing more open space in return for Winco's larger footprint. This parcel should be developed to what was in the current agreement adhering to R-8 zoning. Consequently, the number of units may need to be more around 100 to 120, which would allow for greater compliance with private and overall space requirements, as well as setback dimensions. The two major questions -- Kelly's talked about one -- is the on-street parking of Bergman. Hopefully that will be addressed by ACHD. And, then, also the southern fence is in disrepair from when the canal was rerouted along the residents' back fences. It is 15 years old, but the side fences have not -- have been able to be -- so, in conclusion, my recommendation is that it be reworked. The fence could be repaired. Some lighting to be considered to reduce criminal activity along that corridor and just to continue it, so that it can be completely cleaned up and the exhibits can be finalized before it goes to Council. And I Meridian Planning & Zoning Commission December 1, 2022 Page 19 of 35 -- I would like to add one private -- or one positive note for the developer. I would really like to thank this developer. What we worked with four years ago, they have been much better to work with. They have been better transparency. I do appreciate their attempt to feather the density from, you know, our houses out and so there are some good things that they have done. I just think that it's -- it's pushing the boundaries a little bit too far and we need to watch the code. Thank you. I will stand for any questions. Seal: Any questions? I keep looking over at you and I realize you are not -- you can't, but nobody else is raising their hand, so -- thank you very much. Anybody else want to come up and testify? Sir, come right up. Name and address, please. J.Carpenter: Justin Carpenter. Oops. Sorry. 5991 North Arliss, Paramount Subdivision. Thank you for your guys' time tonight. You know, to Sally and what Kelly said, these guys have been very good about their information that they have been presenting. Not to beat the dead horse about parking and -- and density, but, you know, I just want the -- you know, kind of the greater picture. You know, everybody has talked about R-8 and that this Is R-8. I think there is plenty of examples in the valley where just because you could doesn't mean you should and that's what I ask you guys to look at this, you know, from an objective perspective and, yes, it's -- it's to the guidelines of what R-8 is, but you're just sausage casing so much into just such a tiny area. You know, I went -- you know, if you guys could take a field trip and look at it -- I think it was Sally who even said -- or one of the other testimonies -- just get a feel for what this lot looks like and, then, envision this and I -- I think that if we could get that reduction in units, give these people some more space, we would have a much better, you know, development that is going to be a shining star to Meridian. You know, right now it's just -- it's just too much. That's all I wanted to say. Seal: Thank you, sir. Appreciate it. Questions? Okay. Come on up. Good evening. Just need your name and address for the record. And, please, speak right into the microphone, please. Card: My name is Jennifer Card and I live at 6301 North Booth Avenue in Paramount. We back up -- Seal: Can you come a little closer to -- Card: Sorry. Seal: Yeah. Card: We back up to this development as well. The biggest thing I think is parking. I mean I'm going to beat a dead horse. Parking is a major issue. Parking is going to fall into our neighborhood. Where this curve is is incredible. I walk my dog early in the mornings, generally during the summer. Even -- kids even then are squirrely. That needs to have some stuff worked out and I'm -- ACHD and get a hold of them and write letters and whatever I need to do. But we also have -- there is a traffic flow issue here and there Meridian Planning & Zoning Commission December 1, 2022 Page 20 of 35 is a density. When we walk we walk our dogs around this every single day and like somebody said earlier, I cannot fathom how they can fit all of this in that spot, having open spaces and stuff like that. To be able -- somebody said to be able to count the grass along the sidewalk as an open space, whether that's a fact or not -- I hope is not true and I hope that you -- you guys can see through that. But I hear about responsible growth and we know this is going to be developed. We just want it to be developed the right way. And like somebody else said, once you do it you can't go back. So, we need to do it right the first time and that's really important with the massive growth that's happening here. So, I appreciate the time. Thank you. Seal: Thank you very much. Okay. Come one up. Duran: My name is Julie Duran and I live at 1236 West Bacall Street. Also just backing up to this area. We bought our house in 2018 and at the time the plans for the area, as someone else mentioned, was like two rows of houses with a road in between and not directly behind my house, but to the side there was this big park area that was like a community park for these houses going in that would give them this -- this area that, open space that you were talking about, and now I look in there is -- there is no park. Like you have the triangle area and they said they had like a community pool and stuff in there, but it's -- it's not the same as having like open green area in the community. And so just like the last person mentioned, a little patch of grass next to the sidewalk is not the same as the feeling of having an open park where people can be with their children. Like a dog park is not a children's park; right? Like those are -- those are different spaces. And I just feel like with the library there and all these houses, like you -- you need a park. You need -- you need that green space. So, taking it away or providing a provision that they don't have to do it -- like it's not the same and to have so many people in such a small area without big open areas where -- where people can take their kids to play or just be outside a patio is not the same as green space and I just -- I think that's really important for this development. I also have concerns about density and parking, especially that little lightning bolt S-shape, like that sucker is a mess. Like even if you are driving like 15 miles an hour, like to state -- if you -- there aren't even lines drawn in the middle, because no one would be able to -- like it's -- it's tricky and it's fine now, because there is usually only one car on the road at a time. But if you put 146 units there and, then, you put a big five story thing on the other side, you are going to have people there always and people parking there always and that's -- like it's not safe. Even -- even just two-way traffic, if there is someone coming the other way you have to be very careful and if people are parking on the side, it's -- it's -- it's something for consideration I feel like and that's all I have to say. Seal: Thank you very much. Anybody else wants to testify? Commissioners, do you have any questions for the applicant or staff before he comes back up? I do have one. One question was brought up, which is basically when was this plan presented to staff. I don't know if we have a date on that or not. Parsons: Commission, we started with the applicant months ago. So, it was -- we have been fine tuning this for probably over a good year or more. Meridian Planning & Zoning Commission December 1, 2022 Page 21 of 35 Seal: Okay. Parsons: And I can tell during the many meetings I have had with the applicant and we have talked about getting the neighbors involved and getting buy-in from the community, because that's what transpired four years ago when we went through all of this and we said that would be a huge hurdle they would have to overcome is to get community buy- in and that that would be a big part of their -- their submittal to us and our support and so I think for the most part, in having my meetings with this applicant, and they have reached out and been very open to the community in sharing their ideas with them. So, that's all I can share as far as my interaction with getting this project started. Seal: Thank you. Would the applicant like to come back up? Hall: Mr. Chair, if I may. Seal: Yes, ma'am. Hall: On the city's website we do have underneath -- the application and everything, it was put in -- in October it was available on our website -- the city's website. Seal: Okay. Thank you. Come on up. Slavin: I will try to respond in kind as much as I can. I would like to make a general statement, because there has been quite a few concerns about this north-south street, which we would be happy not to put it in, but we were -- we were actually legally obligated to put it in. We are happy to stand with you and eliminate all parking on that street, by the way. We don't want it. We don't like it. We don't need it for the development. So, there are plenty of other spaces that can be used. So, absolutely. ACHD, as you said, they are their own beast, gotten to know them fairly well. Yeah. Sorry. Sorry about that. But we are -- we are one hundred percent in agreement on the parking and I do apologize. Mr. Jones, very quickly, I'm sorry you weren't able to get more information. I will work with the city in future iterations to make sure you are able to access information. I completely agree with that. To Chris Eastman, as far as the density goes, our traffic study back in 2017 through our traffic engineer was actually for 146 units. It was always planned to be 146 units. So, that's never changed. Nobody's ever been trying to be sneaky or coy at all. It's always been an R-8 development. We have had a traffic study that substantiates that. Eliminate parking. That was another comment I would like to make. To Sally Reynolds, thank you. I love facts. You know code so well. We do have a lot of exhibits that we will be filling in the blanks and we are confident that we are taking the right path. We put a lot of work into this development. Shane Nye, the million dollar homes, they will be the homes in the periphery and that was, you know, maybe a few months ago. There is -- the interest rates are very high. There might be some suppression. But, you know, homes in the valley staggeringly enough are trading at 500 bucks a foot, so it's not hard to get to a million dollar home anymore. A little bit unbelievable to think that five years ago a 200,000 dollar home was a very opulent home and that's why a lot of people moved to Boise. Let me see. Your neighborhood meeting. Meridian Planning & Zoning Commission December 1, 2022 Page 22 of 35 We did have a neighborhood meeting. I'm sorry if you didn't get a letter. That was in February. We actually held a second neighborhood meeting out of courtesy in June. So, we do really take to hear what people have to say. We want to produce a quality development in the neighborhood. The green sweater woman, I don't remember your name. Yes. Parking. We will get rid of it. Those are most of the comments. I think that one of the big ones to Justin Carpenter is that the reason that we are offering this neighborhood is not everybody wants a big home with a yard. You know, some people like to lock and leave. They live here halftime, they live in Florida halftime and this is a unit that isn't really offered in -- in Meridian in any great number and definitely not without walkable amenities. I mean half the vision of this is -- and I'm one of those people that live in Garden City, I love to get on a bike and walk to, you know, restaurant, walk to coffee shops, different lifestyle. Some people want a big family home. They want a big home. Some people want a smaller space. We are trying to fill out a product mix and also trying to fulfill the mixed use spirit of the -- of the future land use map and the Comprehensive Plan, et cetera. So, this, you know, in our view really conforms to the Comprehensive Plan. And Jennifer Card, open space. Yeah, it -- there actually is a park, so we don't want be misleading about that. We didn't include it in the application. There is a two acre park that's dedicated that we can't build on. So, just to let you know there is a two acre park. We might or might not let it be a leash off dog. There is other concerns about that. Some people really want it. That having been said is we are providing a really cool plaza for the library. We are going have so many cool spaces for kids to hang out and, you know, for the library to -- to actually, you know, roll out 3D printers. They have been so wonderful to work with. So, I'm very confident there is going to be a lot of public space for children, for adults, for everybody to enjoy this entire site. Thank you. Seal: Quick -- quick question for you. There was somebody that mentioned that the -- it sounds like the multi-family is going to be three story; is that correct? Slavin: Yeah. Yes, it is. Actually, thank you. I want to speak to the height for a minute. It's -- when you have two story homes next to two story homes, you are not taking views away and in our case we have a lot of flat roof homes versus a gable home. So, when you think about it, if you are standing in perspective, there is -- you know, you're on ground floor and there is a two story home in front of you, you're going to have the same difference in view. It's not going to impede your view any more or less. We do have a height restriction on the site. We are definitely complying with that and so we're really trying to do everything by the book. It's not trying to be cute. These -- these zoning standards are in place for a reason and we are -- we are working within the zoning compliance standards there are. So, I'm sorry, there is not going to be a field there forever. I mean I really am. We all go through changes. It's not fun. But at the end of the day this is going to be probably the highest quality development you could conceivably have in this location, so thank you. Seal: I had another question, but it's eluding me at this point. The rest of our Commissioners are online. Do they have any other questions for the applicant or staff? I'm going to take that as a no. Okay. With that, you can go ahead and take a seat and need a motion to close the public hearing, please. Meridian Planning & Zoning Commission December 1, 2022 Page 23 of 35 Slavin: Thank you. Seal: Thanks you, sir. Sorry, we can't have you come back up. I need one of my Commissioners who are online, please, close the public hearing part of this. Need a motion, please? Don't -- don't worry. Stoddard: Do I have to say something specific or do I just move to close the public -- public hearing? Seal: Just -- just need a motion to close the public hearing. Stoddard: I move we close the public hearing. Yearsley: I will second that. Seal: It's been moved and seconded to close the public hearing for File No. H-2022- 0027. All in favor, please, say aye. Any opposed? Okay. Public hearing is closed. MOTION CARRIED: FOUR AYES. ONE RECUSE. ONE ABSENT. Seal: All right. Who wants to go first? Yearsley: Mr. Chair? Seal: Commissioner Yearsley, please, go ahead. Yearsley: I don't know if I have really have too much to say. This -- this has been planned out from the very beginning of the site plan for Winco and they are just bringing it to fruition. I think it looks good and don't have any issues with it at all. Seal: Okay. Anybody else want to comment? Wheeler: Mr. Chair, this is Commissioner Wheeler. Seal: Go ahead. Wheeler: Yeah. I'm with Commissioner Yearsley. I'm the same way. I just don't know what's -- you know, much more to say. It looks like they have been working on it for a long time. We got a staff recommendation on this. I'm in support of this project. Seal: Well, I will throw my two cents in here. So, I have nothing -- I don't really have any major reservations about it. Parking is a pain. It's a pain everywhere. So, unfortunately, ACHD owns the streets and if they say they can park on them, they can park on them. So, unfortunately, our hands are tied with it. So, what I try to tell people is if you are here for the parking in the streets, you're at the wrong meeting. ACHD controls those. So, by the time we get them we have to go by what their report says and what their findings are, Meridian Planning & Zoning Commission December 1, 2022 Page 24 of 35 unless we want to get lawyers involved. So, I don't think as taxpayers we want to do that on every application. I do agree with some of the testimony that's been provided tonight. I think this is a little bit -- well, I won't say a little bit. I think it's incomplete, so -- I don't have any reservations about it, I just think that better definition of the open space and how that's going to be refined. My opinion is that's going to affect density. I don't think that you can offer the open space that's going to be required without eliminating some of the units that are in here. So, you know, two birds one stone with that one is my opinion. So, I mean you're technically within the density limits, but only because we are rounding down, so -- I mean in the communities that we have let's just try and keep the density where it needs to be. Three to eight. Keep it three to eight, not 8.35. So, I mean that's -- you know, I'm not trying to be cute either, but at the same time, you know, three to eight is three to eight, so -- I would like to see the common open space better defined -- you know, come back with basically -- what I would do at this point is I would -- I would continue this, so that you can come back, have a better defined open space presentation. Better define the parking that's in here. You know, put it in writing what it is. I understand that you brought something tonight, but I didn't -- I wasn't able to read that before tonight. So, I don't know. So, to me it's just incomplete. So, I don't have any reservations about the design of it. In fact, I think it's a good design for where it's at. I mean I kind of -- you know, I would almost look at this as in-fill if it wasn't something that had been planned out for so long. I really like the path that you have done around the perimeter. I'm also -- I like to bike, I like to walk, I talk about it on almost every Planning and Zoning meeting. People probably get tired of hearing it, but I think it's valuable and imperative that we do that. So, you know, as somebody that goes to Eagle a lot to ride their bike, because our community doesn't provide a really good basis for doing that, I can tell you if you want to save public land start putting pads on it. So, I'm -- I'm glad to see that there. The one reservation I do have on it -- or the one question I do have on it -- that was my question. I remember now. The fencing that's along the Paramount properties, since it's not a privacy fence, how will that be handled? Bill? Sorry. Parsons: Chairman, Members of the Commission, it's -- it's existing fencing now. So, it's -- it's whether or not the applicant and the homeowners can -- can work on a solution there. Seal: Okay. It looks like the -- I mean the fencing looks fairly dilapidated. That's not -- in my opinion, that's not something that the applicant should have to single handedly take care of, but I think there is probably agreements that can be made, something amicable. What I'm getting at is generally speaking that would be required to be private -- or, you know, semi-private, semi-open, however you want to say it. You know, basically visible fencing, because that is going to close that area off to make it somewhat of an alleyway type situation. So, I mean to have that open style fencing on both sides would be something that would make that, you know, better for everybody. So, again, I like the fact that it's a pathway. Understand the -- you know, what you are up against as far as having an irrigation canal there and everything. So, I don't think there is anything nefarious going on here. I just think that there is more work that needs to be done and I would rather continue this and have you come back with a complete application that better defines the open space, has a solid plan for what you're going to be able to do with the landscaping Meridian Planning & Zoning Commission December 1, 2022 Page 25 of 35 along the ditch area. What's going to happen with the fencing. You have indicated in here you are more than happy to go in front of ACHD, try to eliminate as much parking as possible and we will give you time to do that as well. So, again, I think there is nothing necessarily wrong with the application that's here. I just think that it can be more complete and more time would allow you to do that. That's my opinion. Stoddard: Mr. Chair? Seal: Commissioner Stoddard, go ahead. Stoddard: Yeah. I actually agree with you that a continuance would be a good idea. I do think that there are some good things with the application, but it does need to be fine tuned a little bit. Seal: Okay. With that I will -- we will need a motion of some type or more conversation from any of the Commissioners. Yearsley: Do we have a date that it needs to be continued to? Seal: That's a great question. I don't know. I mean, honestly the applicant's comment about going to ACHD and talking about this is -- that would probably, in my mind, kick it down the road the furthest. So, I don't know what that would even look, like to be perfectly honest, in reference to time. You know, to be honest, I mean it is -- it is something that is out of everybody's hands in this room. It is something that ACHD would definitely have to take care of, so -- and I -- in my mind they have already written what they are willing to do. That includes the parking, so -- I don't agree with it. I'm in agreement with, you know, most people in this room that, you know, that parking -- parking on a road like that, with that kind of connectivity, is probably going to be an issue. But that's ACHD's purview, so I don't know how long it would take to do that. So, that's a really long way of saying I don't know, Commissioner Yearsley. I would say -- I mean at least a month. So, I mean we are at the first meeting in December, I would say at a minimum the first meeting in January. Yearsley: Oh, I would go probably the first meeting in February, just because you're going to lose a lot of time for the holidays. Seal: That's true. We do have the holidays coming, so -- Hall: Which is February 2nd. Seal: Okay. Starman: Mr. Chairman, can I offer a thought or two? Seal: Absolutely. Always appreciate your input. Meridian Planning & Zoning Commission December 1, 2022 Page 26 of 35 Starman: So, the first thought is with respect to ACHD -- I think a lot of the issues that you mentioned, Mr. Chairman, in terms of open space calculations, more information about parking and so forth, those are all issues that are important for this body's decision making. So, those are very legitimate to ask for a continuance or require a continuance until you have a complete application that -- and you have the answers to your questions, because those are key decision points. They are facts that are necessary for you to make a decision. I would just contrast that with the ACHD topic, which really is not within -- it's not a key decision point for this body in terms of what you're being asked to make a recommendation on. I think it only would come into play is if they can't meet their parking obligations without that on-street parking. So, I think that's the only way you would draw that connection. Otherwise, the ACHD conversation really probably -- it's not critical to your -- make sense? Seal: It does. And that's -- I guess I -- and you have elaborated more on how that ties in as far as the parking piece of it. I mean there is a concern as far as safety, but there is also the concern of will they meet parking. So, again, you know, a better defined devised plan as far as open space parking, density, how that all plays out, so -- Starman: My second thought was you -- this is at the chair's discretion, so you are not required to do this, but we have done this in the past. You may -- if you are inclined to do so, you could ask the applicant if they have a thought about how much time they might need to respond to the items that you have listed. So, you can solicit their input. You don't have to, but we have done that once or twice before. Seal: Okay. I was kind of leaning in that direction. If we are going to look at a continuance we do need to open the public hearing back up. So if -- if that's the direction that we are going I would take a motion to do that. Yearsley: So moved. Stoddard: Second. Seal: It's been moved and seconded to reopen the public hearing for File No. H-2022- 0027. All in favor say aye? Any opposed say nay. All right. The public hearing is open. MOTION CARRIED: FOUR AYES. ONE RECUSED. ONE ABSENT. Seal: Applicant, please come back up. Thank you, sir. Sorry. There is a little bit back and forth here, so -- Slavin: It takes a village. Seal: Yeah. It takes a village. Exactly. So, if you want to give us your best estimation on what can be done and what timeframe we are more than -- more than happy to hear it. Meridian Planning & Zoning Commission December 1, 2022 Page 27 of 35 Slavin: Sure. To the points that are tied to the specific development, the open space calc, which would drive density, of course, and parking, we would be ready by the next Commission hearing with that information. I feel confident in that. ACHD is a different matter and I'm not being cute or nefarious on this either. This -- it takes time with them even to get a meeting and several other instances they take months and months to respond and my -- my view on that is the road is constructed. It's not going to change, the design or construction of the road. The best we can do is in the future have it marked as nonparking and that -- I mean as long as that's done, you know, as soon as we could possibly do it, but I would say that would take three or four months at best to, you know, have the right discussions with the right folks at ACHD and get to some type of conclusion. For them they have a formal process as well, just like any city does. So, I'm sure you are going to go through some bureaucratic steps. We would prefer to go to the next hearing prepared to answer the questions that are germane to our development. Seal: Okay. Do we know in the next hearing how many we have at this point? It seems like we were pretty crowded. Hall: Mr. Chair, we already have five. Seal: We have five. We will probably go one more other than -- Hall: On January 5th we only have one date. Seal: Okay. January 5th we will -- we will shoot for that. Generally speaking if we are going to be for a continuance you would go in at the end and if we have -- we have found that after five applications we get into, you know, 11:00 o'clock at night and, generally, we just continue them anyway, so we don't want to do it to you again. Slavin: I appreciate it. It's a date. Seal: Thank you very much. All right. Sorry, I can't call you back up. If we had a specific question I could call you back up, but we don't. Sorry. Okay. With that can I get a motion to reclose the public hearing for File No. H-2022-0027. Starman: Mr. Chairman -- Yearsley: For a continuance we don't close the public hearing. Seal: Oh, yeah. You're right. Sorry. Okay. With that, if somebody wants to make a motion. Yearsley: So, I didn't hear the date for that continuance. Seal: January 9th, 2020 -- oh. January 5th, 2023. Meridian Planning & Zoning Commission December 1, 2022 Page 28 of 35 Yearsley: Okay. Mr. Chair, I move that we continue File No. H-2022-0027 to the hearing date of January 5th, 2023. Stoddard: Second. Seal: It's been moved and seconded to continue File No. H-2022-0027 for Sagarra to the date of January 5th, 2023. All in favor, please, say aye. Any opposed say nay. Okay. Continuance passes. Thank you very much, everyone. Appreciate it. MOTION CARRIED: FOUR AYES. ONE RECUSED. ONE ABSENT. 7. Public Hearing for West Valley Emergency Center (H-2022-0065) by Fulmer Lucas Engineering, LLC., located at the southwest corner of N. Levi Ln. and N. Rustic Way A. Request: Development Agreement Modification to the existing development agreement for Prescott Ridge (Hospital Portion) (Inst.#2021-132724) to update the phasing plan and modify the provision requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance. B. Request: Conditional Use Permit for a hospital in the C-G zoning district. Seal: Give everybody a second here to clear out and, then, we will start the next one. All right. At this time I would like to open File No. H-2022-0065 for West Valley Emergency Center and we will begin with the staff report. Parsons: Thank you, Mr. Chair, Members of the Commission. The last item on the agenda this evening is the West Valley Emergency Center. As you mentioned, this is a development agreement and a conditional use permit before you this evening. As we typically explained to this Commission, the development agreement -- because the CUP is with -- concurrent with a development agreement modification, both -- you guys are a recommending tonight and that CUP will go up with that DA modification to City Council. Seal: Okay. Parsons: So, the site consists of 16.46 acres of land. It's currently zoned C-G in the city. It's located at the southwest corner of North Levi Lane and North Rustic Oak Way. If you recall, this project was in front of you in 2021 as part of the Prescott Ridge development and so all of that R-15 and R-8 to the south of this property was also annexed in with this particular piece. At the time of that hearing it was disclosed that a future hospital would be located on this site. As part of that process with -- as they went through City Council, Council made a determination -- you know, typically when we look at hospital specific use standards, they typically have access to arterial roadways and we know how constrained Meridian Planning & Zoning Commission December 1, 2022 Page 29 of 35 a corridor that Chinden Boulevard is, but one of the requests that we made of City Council at the time was whether or not this hospital taking access off the collector road would still meet the intent of it -- the collector road tying into the arterial -- the state highway would still meet that intent and they could move forward with that and the Commission -- or, excuse me, the Council did conclude that they could make that finding. So, therefore, we are here tonight to talk about phase one with you. You can see here on the future land use map that there -- again, this property has two designations on it. A mixed use regional and -- and medium density residential and that's how it ended up zoned C-G, because it's predominantly mixed use regional and a hospital tends to have a regional draw. The other issue, if you recall, as part of that application was the hospital was -- or at least the applicant was generous enough to go back and purchase additional property to make sure that we had a cohesive plan as part of their development. So, again, that's why we are here tonight and you can see here they have provided -- so, really, the purpose of the DA mod for City Council is to basically pull this to have them enter into their own DA subject to their own phasing plan and allow them to seek alternative compliance for the noise abatement along Chinden Boulevard. It's interesting that uses other -- you know, typically when we have residential uses along a state highway we have a four foot berm and a sound attenuation wall to mitigate the residential use, but there is also specific uses like hospitals, schools and churches that also have that same requirement and so in this particular case the applicant has submitted an alternative compliance, which has been approved, to present their case that there is not a need for it, because they are set back from the highway and I think from our discussions with the applicant I think they are amenable to doing some type of berming, just not a ten foot tall berm or a fence. Just maybe a four -- three or four foot tall berm, just to kind of screen the parking lot and soften the -- the amount of asphalt that you see from the roadway. But I won't get into too many of those details. As I mentioned to you, staff's already approved that request and, then, ultimately Council has to approve the DA mod to go along with that alternative compliance request. So, you can see here -- here is their phasing plan and so the first portion of their development will be the emergency center. You can see two access points here and, then, the applicant is also proposing to build the 30 foot wide landscape buffer adjacent to those residential uses as well with the first phase. What the ultimate goal of having a secondary access that ties into Serenity Lane here in the northwest corner -- if you had a chance to look at our staff report you realize that there -- there may be some obstacles for that to occur. I think the applicant's working through those details, but if they can't or don't have the right to get an emergency access to that roadway, we have conditioned them to provide that emergency access to this cul-de-sac. Also mention to the Council -- or to the Commission that this phase of the Prescott Ridge Subdivision has been approved or will be approved for final plat and we also condition -- placed that same condition, that if the hospital is not able to obtain the emergency access in the northwest corner, that they work with the hospital in order to facilitate that secondary access through this cul-de-sac here in the southwest corner. So, we have -- I think we have had -- that provision is covered. I know the applicant's aware of that and they are good with that as well. I would also mention to the Commission that because this is not a lot of square footage with this particular phase, secondary access is not required at this time. So, that will happen probably with a later phase, but I just wanted to at least go on the record and share that with you. I would also mention to you that the MOB retails, restaurant building, Meridian Planning & Zoning Commission December 1, 2022 Page 30 of 35 phase two will not require any further refinement or action from the Commission, because that is a principally permitted use, so they will just have to go through staff level approval for that. But because this CUP does not include the third phase, they will have to come back and modify the CUP to -- to construct the third phase and that's been conditioned in the staff report. Here is the landscape plan again. Alternative compliance. That multi- use pathway is occurring. Access, again, is located off the collector roadway. To my knowledge the applicant is in agreement with the conditions in the staff report. I would mention to the Commission that we did receive written testimony from some of the adjacent neighbors in Val Vista I think it was the subdivision, if I -- memory serves -- well, not -- what -- Serenity Lane. And they would prefer that the emergency access go with option two, which is the cul-de-sac in the southwest corner. Again, with that I will conclude my presentation and stand for any additional questions you may have. Seal: Thank you very much. Would the applicant like come forward. Good evening, ma'am. Need your name and address, please. Hunsicker: Betsy Hunsicker. 1717 Arlington Avenue, Caldwell. 83605. I'm the administrator at West Valley Medical Center and with HCA Healthcare. So, good evening and thank you. We have been here -- I feel like -- I feel like I have been here a lot and it looks like we have got a few new faces from maybe the last time we were here. So, thanks for hearing this tonight. We also have several others with us who can speak to any questions you might have about the project, including our architect and our civil engineer, if you have some specific questions. And as Mr. Parsons mentioned, this project was previously approved as part of a master development and we are back today seeking the required conditional use permit, which we knew at the time would be coming back for that and, then, also some development -- development agreement amendments that Mr. Parsons also described. We continue to be really excited about bringing this project to -- to this area of Meridian. You all know better than anyone how quickly -- how fast this area is growing and there are really no healthcare services in this part of the community and, you know, I would like to just give you a little bit about HCA and West Valley, since we do have some new folks here. We are a taxpaying entity. So, unlike some other hospital partners in the area and across the country, this property will generate property taxes and income taxes for the City of Meridian, thereby supporting growth and infrastructure well beyond our own use. West Valley has been the best place for modern healthcare. Over seven times in the last eight years we have received a leapfrog in safety score, which is the highest score possible, 18 periods in a row and we have received the Patient Safety Excellence Award from Health Grades, which puts us in the top ten percent of hospitals across the country for patient safety based on publicly reported data. I'm really proud of who we are and I'm really proud that we are going to be able to bring our people and our culture to this area and provide great patient care for people in this community and, then, I would also mention that HCA has been recognized by Ethisphere as one of the world's most ethical companies for 12 consecutive years. So, I would really like to thank the Planning staff for working with us and all the various recommendations and involvement in this phase of the project. We are comfortable with their recommendations. There was one public comment letter in the packet that he referred to and I was just going to address that as well. We also would prefer to use that Meridian Planning & Zoning Commission December 1, 2022 Page 31 of 35 south emergency access through the cul-de-sac and we have talked to Hubble Homes about that. So, I think that would be our plan of -- kind of our plan moving forward, which addresses the neighbors concerns. You know, that road is I believe required by the city, so if we do need to construct that road at this stage and we would basically barricade it at both ends -- or, you know, block it, not allow use on it. And, then, the other comment was really around the -- the berm wall, the noise abatement, and in the report you will see we did hire a noise engineer to make sure that we were -- that this alternative compliance would meet the requirements and that noise engineer felt that the distance of -- I think it's 400 feet set off the property was an adequate noise abatement, just distance alone. But we do definitely agree with the staff -- staff's recommendation for a three foot berm and, actually, I think that will provide some -- the opportunity to provide a nice landscape and screening and really make that an inviting property for the community. So, with that I will stand for any questions. Which I may need backup on just -- you know, if you get too technical on me. Seal: Commissioners, do we have any questions for the applicant or staff? Hunsicker: Okay. Thank you. Seal: None right now. Thank you very much. Madam Clerk, do we have anybody signed up to testify? Hall: We have a Sharon Kamel or Kamal. How about Cory Coltrin? Seal: Good evening, sir. Name and address, please. Coltrin: Cory Coltrin. 6178 North Serenity Lane. I'm the third lot from Chinden that backs up to the -- to the hospital there and I am here representing the HOA for the Peregrine Heights Subdivision. The -- no one from HOA was able to make it, so they asked if I would come and I just wanted to express our -- our opinion that we are really in favor of that access going out that back cul-de-sac to the south. Serenity Lane is a private lane and we -- we don't plan on -- we -- that -- we not going to -- we don't appreciate a private entity trying to take that over and we would really appreciate if that was -- if this -- we appreciate the staff's opinion on going out the back as a way better alternate -- alternative to kind of hijacking our -- our private neighborhood that we have had for -- I have been there for 22 years. So, appreciate your time. I look forward to being a good neighbor and -- and it's going to be a wonderful facility, we know that, and we just would like to keep our lane to ourselves. Seal: All right. Thank you very much. Hall: Mr. Chair, that is all we have signed up online or in house. Seal: Okay. I only see one other person in Chambers. I don't see a hand popping up. Would any of our Zoom attendees like to raise a hand? If not, the applicant can come back up. Is there anything further you want to add? Meridian Planning & Zoning Commission December 1, 2022 Page 32 of 35 Hunsicker: I just would like to clarify. So, you know, if we all agree to -- that we would prefer to use that south access, what -- maybe, Bill, we just need to clarify what the expectations are for that frontage road, because if we -- you know -- and what the city's expectation is on the construction of that frontage road and maybe that's a separate staff conversation, but I don't know what has to be kind of in the development agreement, because right now the development agreement requires us to build that frontage road. So, that would be I think a question for staff, because we would be fine not even -- we would be fine not constructing the frontage road if we don't have to. Seal: Okay. Quick question on the -- on the berm and everything. Could we do like four foot berm, six foot fence, because that's generally -- there is a lot of that that goes around and that's generally what's worked off of. So, kind of makes it in compliance with everything else and might have a similar look and feel for anything that goes in down the road. Hunsicker: Well, the recommendation from staff was a three foot berm. Seal: I know. I want another foot, Bill. Hunsicker: Without a fence? Seal: No. With a fence. Hunsicker: So, the commercial developments on Chinden do not have a berm and a fence. I mean so from my -- from our perspective as a business that's a real deterrent, because you can't see the business and the only reason that's required is for noise abatement. So, it's not a -- it's not a -- it's not a screen for the property, it's for noise abatement. So, I guess that would be -- that's why we -- that's why -- it's not required for -- I'm looking at the staff. It's not -- my understanding is it's -- the only reason the walls -- or that berm's height is for noise abatement. I mean that's -- for us as the -- as the occupant of that property to be setback 400 feet and, then, have a six foot wall and a four foot berm, you're -- we are -- it needs to be a viable business. Seal: Oh, yeah. Absolutely. I mean that's -- you know, I'm also looking at the restaurant pad that's going to go there and just try to make sure that we get a similar look and feel as we go into this thing. So, I mean whatever is going to go along there, as we stretch down -- further down Chinden Boulevard to the east is -- you know, we want to make sure what -- whatever gets put here is going to set a precedent for whatever goes in. So, if something taller is going to be required further down the road, then, I would think we would want to start here. Hunsicker: I guess I would point out that Costco has zero berm zero landscaping on the Costco lot, which is -- I mean I know it's not a hospital use, but it is a commercial use. And the only reason that is required in our properties is for noise abatement purpose. Seal: Okay. Meridian Planning & Zoning Commission December 1, 2022 Page 33 of 35 Parsons: Mr. Chair, Members of the Commission, just those two points. So, first of all, the director has already approved the alternative compliance, so it's a four foot berm is what we are getting. Certainly if you want Council to take that under consideration they can do that as part of their purview, but right now we have -- the director has approved it and they -- approved that they do at least a minimum four foot tall berm along that. Seal: Okay. Parsons: To the second topic that the applicant's brought up is if the DA requires the road -- and so there is a couple things we have to look out. One is their MDA request does not include that to be modified. Two, the property was mixed use regional at the time that we acted on this application. The way our code reads is when you front of state highway code requires you to build a backage road, because we try to limit accesses on Chinden Boulevard. Typically the code says you do that by building a road 660 feet from the intersection. So, you have adequate light depth to do something in that area. This particular case, given this -- the existing county subdivision, that limited -- that they are walled off and couldn't do that, the concession was made that they would build that road -- that cross-access road across the frontage there, consistent with this plan. So, again, need to look at the DA. I think it's more of a conversation with staff. But, certainly, if that's something they need to address, they should take that up with Council when they do that with a DA modification. Seal: Okay. Thank you much for that. Appreciate it. Okay. If nobody else wants to testify, can I get a motion to close the public hearing for File No. H-2022-0065? Stoddard: So moved. Grace: Second. Seal: It's been moved and seconded to close public hearing for File No. H-2022-0065. All in favor, please, say aye. Any opposed say nay? I'm not sure what that sound was, but I will I take that as an aye and the public hearing is closed for File No. 2022-0065. MOTION CARRIED: FIVE AYES. ONE ABSENT. Seal: Who would like to comment first or we can hear a motion or any of the above. Grace: Mr. Chairman, just a comment that I think it's -- it's a well needed -- well -- much needed service in that area and I -- it seems like there is universal agreement on the -- on the emergency access on the south via the cul-de-sac. So, that would be my recommendation to the City Council to -- to the extent they need it. So I'm in favor of it. Seal: Okay. Other Commissioners want to comment? Wheeler: Mr. Chair, this is Commissioner Wheeler. Meridian Planning & Zoning Commission December 1, 2022 Page 34 of 35 Seal: Go right ahead, Commissioner Wheeler. Wheeler: I really don't see much of the -- the argument for, you know, anything else, but just -- for me it's just in the -- it seems that that's the best use for it. They are seeming to comply with city zoning requirements, access issues. I like the way that the parking space -- spacing is there to where it's not immediate access to any of the facilities, just straight off the highway. So, for me this is something I could support. Seal: Yeah. I'm kind of the same -- on the same page. I mean what's in our purview to speak to you tonight is the CUP really, which has really nothing to do with the -- you know, which road they take at this point in time. So, it sounds like everybody's in agreement as to what they would like to do with this, it's just a matter of working with staff and making sure that that's something that is provided for before you go to City Council. So, you know, the fact that the representative from the HOA is here to now say that this is a beautiful thing, after spending a lot of time with you previously, is a great thing. So, happy to hear that. I mean I'm of the opinion that, you know, this has been hashed out and what's here is -- is going to serve the community well and is a good thing for the community as well. So, I would be more than happy to take a motion on this. Grace: Mr. Chairman? Seal: Go right ahead. Grace: After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of File No. H-2022-0065 as presented in the staff report for the hearing date of December 1st, 2022. Stoddard: Second. Seal: It's been moved and seconded to approve File No. H-2022-0065 for West Valley Emergency Center with no modifications. All in favor, please, say aye. Opposed nay? Motion carries. Thank you very much. Appreciate it. MOTION CARRIED: FIVE AYES. ONE ABSENT. Seal: Okay. Actually, I need to bring up that on our next meeting, if the Commissioners can, please, be here at 5:00 p.m. for some training and we would like everybody -- well, we need to have everybody come on site for that. If that's not going to work for you, please, let Joy know and we will see how many people we are going to have here and we will act accordingly. With that I will take one more motion. Grace: Mr. Chairman, motion to adjourn. Yearsley: Second. Meridian Planning & Zoning Commission December 1, 2022 Page 35 of 35 Seal: It's been moved and seconded to adjourn. All in favor say aye. Thank you. We are adjourned. Thanks. MOTION CARRIED: FIVE AYES. ONE ABSENT. MEETING ADJOURNED AT 7:51 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED _____________________________________ _____|_____|_____ ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: _____________________________________ CHRIS JOHNSON - CITY CLERK    E IDIAN:--- .J A Fi V AGENDA ITEM ITEM TOPIC: Approve Minutes of the November 17, 2022 Planning & Zoning Commission Meeting APPROVED Meridian Planning&Zoning Commission November 17,2022 Page 34 of 34 Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go right ahead. Lorcher: I motion we adjourn. Grace: Second. Seal: It's been moved and seconded that we adjourn. All in favor please say aye. We are adjourned. Thank you. MEETING ADJOURNED AT 7:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED ANDREW SEAL - CHAIRMAN 12-1-2022 ATTEST: CHRIS JOHNSON - CITY CLERK 12-1-2022 E IDIAN:--- .J A Fi V AGENDA ITEM ITEM TOPIC: Findings of Facts and Conclusions of Law for the Conditional Use Permit for Knighthill Center Childcare Facility (H-2022-0070) APPROVED CITY OF MERIDIAN f IDIAN�-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND IDAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit request for a Daycare Facility(more than 12 children)located on approximately 1 acre of land in the C-G zoning district,by Ethan Mansfield,Hawkins Company,Located at 6241 N.Linder Road in the C-G Zoning District. Case No(s).H-2022-0070 For the Planning& Zoning Commission Hearing Date of. November 17,2022(Findings on December 1,2022) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Wighthill Center Childcare Facility(H-2022-0070) Page 1 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 17,2022,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 17,2022, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Wighthill Center Childcare Facility(H-2022-0070) Page 2 G. Attached: Staff Report for the hearing date of November 17,2022. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Wighthill Center Childcare Facility(H-2022-0070) Page 3 By action of the Planning&Zoning Commission at its regular meeting held on the 1 st day of December ,2022. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER STEVEN YEARSLEY VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED Andrew Seal, Chairman 12-1-2022 Attest: Chris Johnson, City Clerk 12-1-2022 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 12-1-2022 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Wighthill Center Childcare Facility(H-2022-0070) Page 4 EXHIBIT A STAFF REPORTC� fE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT I D A H O HEARING 11/17/2022 Legend DATE: Project Location ----T TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner 208-884-5533 SUBJECT: H-2022-0070 Knighthill Center Childcare Facility ®� LOCATION: 6241 N. Linder Road generally located g Y o0 at the southwest corner of N. Linder Road and W. Chinden Boulevard. ®� 4 I. PROJECT DESCRIPTION Conditional Use Permit request for a Daycare Facility(more than 12 children)located on approximately 1 acre of land in the C-G zoning district,by Ethan Mansfield,Hawkins Company. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 1 acre Future Land Use Designation Mixed-use Community Existing Land Use(s) Vacant Proposed Land Use(s) Commercial—Daycare Center Lots(#and type; One(1) existing building lot(existing approvals for a bldg./common) Short Plat to subdivide the property into 2 lots) Neighborhood meeting date July 27, 2022 History(previous approvals) AZ-06-006; PP-13-031; FP-14-020; MDA-13-019 (DA Inst. #114014784); SHP-2022-0006. B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes, staff letter Page 1 Description Details Page • Requires ACHD No Commission Action es/no Access No direct lot access to the public street network. (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Stub Cross-access to adjacent parcels is already in place Street/Interconnectivity/Cross with the commercial subdivision via the shared drive Access aisles and existing cross-access easement. Existing Road Network Yes Fire Service • Distance to Fire Station Within a quarter mile of Station#5, located on Linder Road to the south. • Fire Response Time Within a 5-minute response time goal. Page 2 Ors. 0-7-r CHINDEN --CHINDEN - mnnnu I,nnnn■nnn ��• LU 1 lEmmons KIMmono ;C - Il a onglli>< rrl�r li3O a�,J Emmons ■ Inn■■l1 gnnn■n o �yyy�_�� iililil �.:T :1 - • ! - ,mo■11►�i.A'Af�RtJ won11 1 a .-,� `1 i -- nnunu■ ■�I�� as N llll■ �111 "- £; \ iiii� an annr ��Inn a ml _ , ��,• -,� �� am■ •mnum mn n� ■ fifi . mnnn■r mom■_ s � -- .1� i'y mi. .■aeon iaanON onion irin#�•:�Iu11i■anal•.nu!■■=_• C � t - �,� ` - iaail r rr iaali on Nis rI aaal■ `er ■�■■la■■llll ■allarl■■== ,_ 1 � , 1 • i 1 • 1 1 , i NisCHINDEIN HINDEN - :::: nnnminm mom � * �: � mm�nnun mom- ■n= lan■nu mormomo s = ln,■nu mournr 1 : ■■■ lllll L : I,,,,,,1„■aallllrydl ■rr■rl,l,■ smog LU ■sa■oilr■■n, smog moaunn �, . Z e :u .-ae ■aaaiilR f � ■rrrn,n �■■ '��'�� .u.rAmino.. 1 JJ:��r ►.a nalailli 1 JJ'�r Inlala111� ggllll,ll„ allllll Inlala111� AIg,1,■,,,g■■■,,,la nI Ell allllll Ia11 ww 111,,,1„la� � IlIllaii �w III •L �riiiiii:i =■ iiii '�unrr■all sill r r�,/rlgllllll■- v �� a� ♦ r�lr,gllllll■- ill �� ■1�� r�nnummo- ■1�� ��nnunu■- Iliir � ■�I�� la N nnn� 1 ■���� la �i nnn�� ,r� �111 iip,111 a■i aaala! �1liaai 11 1111 Emmons [,i atria! �1liaai 11 1111 aaai r iaa„aaaaa !!!!■■1 aaai •a■a,■aaaaa moss■■■1,� �_ i■■■■■■■a,f !!!!■■�. . i!llllaaa,f !moss■■. aaai ■I - III aaai - III I■■■■■i i■■■■,l ■■r„ - .w aaalali iaaal,l r•■■r■, --• nnl�I•:�Io11 in,aoi■■n■■!■■s=L iuii�I:• Iuin■unoi■■moss■■■__• • *�i ierii iiiiiaa�iaiiiiii■=L%r roil r ii ii Nos....■= IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 10/5/2021 Radius notification mailed to properties within 500 feet 10/5/2021 Site Posting Date 10/6/2021 NextDoor posting 10/5/2021 V. STAFF ANALYSIS A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Mixed-Use Community(MU-C): The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial-type buildings.Non-residential buildings in these areas tend to be larger than in Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional(MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. The proposed use of a Daycare Center(more than 12 children) is a community-serving commercial use that fits within the future land use designation of MU-C. The proposed use can serve both the immediate area and the nearby community at large. The proposed location is within the center of a relatively small commercial development but very nearby existing residences to the south and southwest. Stafffinds the proposed use will provide a needed use for the nearby community and offer employment opportunities beyond typical retail jobs. The daycare use is a needed use throughout the City and providing it nearby residential meets many of the City's desired outcomes for commercial development. Specific policies are noted and analyzed below but Staff finds the proposed use to be consistent with the future land use designation of Mixed-use Community, especially in combination with the existing commercial uses in the Knighthill Center development.In addition,Staffs access analysis is below in sections V.E& V.G. B. Comprehensive Plan Policies (https://www.meridiancity.or /g compplan): • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work nearby,thereby reducing vehicle trips, and enhancing overall livability and sustainability"(3.06.02B).As noted, the subject area is part of a mixed-use designation on our future land use map. Staff finds adding a daycare use in this location introduces a needed community serving use to the immediate area and is located within walking distance of several existing residences. Further, this property will have convenient pedestrian access to the adjacent subdivision to the south, therefore promoting overall sustainability and the benefits of having a supportive commercial use nearby residential. • "Encourage the development of supportive commercial near employment areas" (3.06.02C). The subject daycare is proposed within an existing commercial development and is also directly west of the Linder Village mixed-use project that includes a new WinCo grocery store and multiple other commercial uses; the WinCo, at a minimum, is Page 4 an employment center. Therefore, the proposed daycare should provide a supportive use to all of the businesses along this Chinden Boulevard frontage. • "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors."(3.07.02B). See above analysis—Staff finds the proposed location and use to be consistent with this policy. • "Require appropriate building design, and landscaping elements to buffer, screen, beautify, and integrate commercial,multifamily, and parking lots into existing neighborhoods."(5.01.02D). The location of the subject daycare is proposed within an existing commercial development with drive aisles to the west, north, and east. The Applicant is required to provide landscaping adjacent to these vehicle-use areas to help beautify the design and also help reduce the area of asphalt or other impermeable surfaces. Between this proposed building an additional commercial building pad site and a 25 foot wide landscape buffer will be constructed to the south providing for additional screening between this commercial development and the existing subdivision to the south. C. Existing Structures/Site Improvements: The subject site has portions of existing shared drive aisles on the subject parcel as it is located centrally within an existing commercial development. Further,the subject site is part of an approved short plat that has subdivided the existing lot into two commercial building lots. A Salon is administratively approved on the building lot to the south but has not received building permit approval. D. Proposed Use Analysis: A Daycare Center(more than 12 children) is listed in UDC Table 11-2A-2 as a conditional use in the C-G zoning district, subject to the specific use standards noted below. See the narrative included in the application for more specific details on the proposed use from the Applicant's perspective. Staffs specific analysis is below. E. Specific Use Standards(UDC 11-4-3): A. General standards for all child daycare and adult care uses, including the classifications of daycare center; daycare,family; and daycare, group: 1. In determining the type of daycare facility,the total number of children at the facility at one time, including the operator's children, is the determining factor.According to the submitted narrative, a maximum of 180 children are expected to be served by this daycare center with a daily average number of children to be 80%of the maximum (approximately 144 children); the number of staff members will be determined by the state required student/staff ratios. In addition, the narrative describes the anticipated ages of the children served to be six weeks to five years old with some after-school care for children up to eight years old. Therefore, the type of daycare facility proposed is a Daycare Center because it is providing care to more than 12 children (UDC 11-IA-1) and subsequently requires a Conditional Use Permit to be approved within the C-G zoning district. 2. On-site vehicle pick-up,parking, and turnaround areas shall be provided to ensure a safe discharge and pick-up of clients. The submitted site plan shows a two-way, 25 foot wide drive aisle along the north side of the new building with parking on the west side of the building as well; the total parking proposed is 46 parking spaces. In addition, the subject site has shared drive aisles to the east and west of the building providing multiple points of ingress and egress for this building and proposed Page 5 use as well as the other commercial uses within the overall development. The building is shown as approximately 10,000 square feet requiring a minimum of 20 parking spaces per code requirements for nonresidential uses (1 space/500 square feet). Therefore, the Applicant is proposing parking over code requirements. The site plan does not show any dedicated pick- up/drop-off location other than the parking spaces and through the narrative, the Applicant describes this design as intentional because their policy is for parents to park their vehicles to drop off and pick up their children. In addition, the Applicant is proposing bollards along the entire east boundary adjacent to the shared drive aisle to help increase the safety of the proposed outdoor play areas along the east side of the building. Staff supports the inclusion of these bollards for the project. 3. The decision-making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval.As discussed above, the submitted narrative states the daycare will serve children from as young as 6 weeks in age to as old as 8 years of age. The building will have multiple rooms for different age groups and expects to serve a maximum of 180 children. However, the narrative also discusses that an average of 80%capacity is the normal operating number of children served. To ensure adequate variation in the number of children at this proposed daycare and to help minimize any potential issues with the proposed use and site, Staff recommends a condition of approval that limits the number of children to 90%of the noted maximum of 180 children, which equates to 162 maximum children at any one time. Staff has written a condition of approval commensurate with this recommendation. Note: State-required child/teacher ratios may limit this capacity further at any one time. 4. The applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11,Idaho Code. Said proof shall be provided before the issuance of a certificate of occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. The Applicant shall comply with this requirement. 5. In residential districts or uses adjoining an adjacent residence,the hours of operation shall be between six o'clock(6:00)A.M. and eleven o'clock(11:00)P.M. This standard may be modified through approval of a conditional use permit. The subject property is zoned C-G and will not be directly adjacent to a residential district once the short plat is finalized. In addition, the overall subdivision approvals require a 25 foot buffer with a berm and trees that touch at maturity. Therefore, Staff finds there will be adequate screening between the two uses, and because of the short plat, the limited hours of operation are not applicable. However, the Applicant has stated their normal operating hours are from 6:30 AM to 6:30 PM which is included as a condition of approval. 6. Before the submittal of an application for an accessory daycare facility in a residential district, the applicant or owner shall hold a neighborhood meeting by subsection 11-5A-4B of this title. Notice of the neighborhood meeting shall be provided to all property owners of record within one hundred feet(100) of the exterior boundary of the subject property. This standard does not apply to this project. B.Additional standards for daycare facilities that serve children: 1.All outdoor play areas shall be completely enclosed by a minimum of six-foot(6)non- scalable fences to secure against exit/entry by small children and to screen abutting properties. The submitted landscape plans show a 6'vinyl privacy fence along the perimeter of the play area on the east side of the building and the south and west sides of the building to screen the play areas and service doors for employees. The applicant complies with this standard. Page 6 2. Outdoor play equipment over six feet(6)high shall not be located in a front yard or within any required yard. There are no required yards within the C-G zoning district where this project is proposed. Further, the proposed play equipment that is taller than 6 feet in height is located on the side of the building and not in the front. 3. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after dusk.Not applicable, C-G zoning district. F. Dimensional Standards(UDC 11-2): The daycare center will be in a new building that requires a Certificate of Zoning Compliance (CZC) and Design Review approval before building permit submittal. All UDC dimensional standards appear to be met(i.e.parking dimensions, drive aisle widths, sidewalk widths, etc.) with the submitted site plan but the Applicant shall comply with the required dimensional standards at the time of CZC submittal. G. Access(UDC 11-3A-3, 11-3H-4): As discussed above,the subject commercial lot is located centrally within a commercial subdivision and does not have any direct lot access to a public street. Instead, access to the nearby public streets(Chinden Boulevard and Linder Road) is via shared commercial drive aisles. Specific to this site, shared drive aisles are located along the west,north, and east property boundaries. There is an existing cross-access easement on each of these drive aisles as depicted on the approved plat for the Knighthill Center Subdivision and the recently approved short plat to subdivide the subject property. Because there is no direct lot access to public roadways and each roadway is constructed to its full anticipated widths,ACHD did not require a Traffic Impact Study nor any road improvements with this application. In addition to the shared drive aisles providing access to the subject lot, the Applicant is proposing a new two-way drive aisle along the north boundary with two rows of parking spaces and a new row of parking spaces along the west boundary for vehicular access to the proposed daycare center. The proposed drive aisle is depicted as 25 feet wide for two-way traffic, consistent with code requirements. Additional analysis is in the Parking section below. H. Parking(UDC 11-3C): The proposed building is shown as approximately 10,000 square feet,requiring a minimum of 20 parking stalls. 46 parking stalls are proposed for the subject daycare center exceeding code requirements by over 200%. The Applicant is also proposing over twice the required amount of parking spaces to meet the specific use standard requirement of providing a safe pick-up and drop-off location for parents and children. According to the operational narrative provided, the business model for the proposed daycare center is for each parent to park and pick up/drop off their children in person inside the building;parents are not allowed to simply drive by to pick up/drop off their children. So long as the future daycare user can maintain this operational standard, Stafffinds the proposed number of parking spaces to be sufficient to meet the specific use standards and exceed the minimum code requirements. Staff notes that all of the parking spaces are shown to be 9 feet wide and 19 feet deep, consistent with code requirements. However, the sidewalk adjacent to the parking along the west side of the proposed building is not at least 7 feet wide so the Applicant is required to place curb stops within all of these spaces to ensure vehicle overhang does not impede safe pedestrian access on the sidewalk. Staff has recommended a condition of approval consistent with this requirement. Page 7 I. Sidewalks(UDC 11-3A-17): There is no existing sidewalk within the subject daycare property. There is a short segment of a 5- foot wide sidewalk near the southeast corner of the larger property that will not be part of this daycare lot after the recordation of the latest short plat. The Applicant is proposing several sidewalks around the proposed daycare building for pedestrian access.A 5-foot wide sidewalk is proposed along the east boundary attached to the existing shared drive aisle.An 8-foot minimum wide sidewalk is proposed along the north side of the building as this is the public entrance for the daycare center. The Applicant is proposing an 11 foot wide sidewalk along the west boundary with five feet of it being enclosed within a fence for employee access around the west and south sides of the building. Lastly, the Applicant is proposing sidewalk ramps at the very northeast corner of the site to satisfy the UDC requirement that new commercial buildings provide 5-foot wide sidewalks from all public entrances to the arterial sidewalks. These ramps set up access to the existing sidewalks within the commercial subdivision that connects to the arterial sidewalks along Linder and Chinden. This pedestrian connection also traverses the new east-west drive aisle proposed with this project but is only depicted with striping. Per UDC 11-3A-19B.4b.pedestrian facilities that traverse vehicle use areas (including drive aisles and parking lots)shall be constructed in a material different from the driving surface to separate the pedestrian facility from the driving surface painted striping does not satisfy this requirement. Therefore, the Staff is recommending a condition of approval to revise the site and landscape plans to show this pedestrian facility to be constructed with stamped or colored concrete, brickpavers, or similar to meet this code requirement. Staff is recommending the site plan and landscape plan are corrected at the time of CZC submittal to show the required sidewalk connections and any revisions to the site plan. J. Landscaping(UDC 11-3B): The proposed site design project requires parking lot landscaping per UDC 11-3B-8 standards. According to the submitted plans,the Applicant complies with these standards except for the required 5 feet of landscaping along the east boundary adjacent to the shared drive aisle. The Applicant depicts the required 5 feet of landscaping, the children's outdoor play area, and proposed bollards between the two for added protection along the drive aisle.According to the Applicant, they do not wish to reduce the play area to accommodate the 5 feet of landscaping and cannot shift the building to the west the full 5 feet either. Staff finds it is feasible to meet this standard in a number several the Applicant is entitled to request Alternative Compliance to these standards. Tentatively, Staff and the Applicant have discussed reducing the sidewalk area on the west side of the building by approximately 2 %feet to shift the entire site to the west this distance and add landscaping behind the proposed sidewalk. 2 Y2 feet will not accommodate the code- required trees but would accommodate the required shrubs and vegetative ground cover and allow for an increased buffer to the shared drive aisle. The Applicant should submit for Alternative Compliance with future administrative approvals to provide an equal or superior means of complying with the UDC 11-3B-8 standards. K. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): All new non-residential buildings require Administrative Design Review(DES)approval before submitting for a building permit. The Applicant has submitted conceptual elevations but did not submit them for concurrent design review; the design review will be completed and reviewed with the CZC application. With the initial review of the submitted elevations, Staff is concerned the depicted elevations do not meet applicable architectural standards. Specifically, Staff is concerned the required Page 8 qualifying wall modulation is not being proposed. Staff does find the proposed elevations to comply with the architectural elevations within the Development Agreement that are also required to be adhered to. Elevations submitted with the administrative design review application should comply with the ASM and the designs included in the recorded DA. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII,per the Findings in Section IX. B. The Meridian Planning&Zoning Commission heard this item on November 17. 2022. At the public hearing.the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: a. In favor: Ethan Mansfield.Applicant b. In opposition:None C. Commenting: Ethan Mansfield d. Written testimony: None e. Staff presenting application: Joseph Dodson,Associate Planner f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission. a. Location of children's play areas on the east side and inclusion of bollards versus landscaping: 4. Commission change(s)to Staff recommendation: a. None Page 9 VII. EXHIBITS A. Site Plan(dated: 8/12/2022): r,.. �..(.T--r I r i r.. ——� -- m --- — 7tr-- ----� --- L———————- N.GEFMEPVCE 229.12-� _ N.GEI7E PL4tF_ — ------------------------------------ --- _ ' Y 5 F4wrr1y I I � E IL I ! No"O11T 96M I I I 17,CRP39 ACCEM EASE" 32'CRCSS tCCE55 Fi5EYEH1 P"eOEQ'TM.$H a I TrI E ENCUMURE JI I I I I I I II I I I I `■ +1W.SED MUM i i I p INFANT C_ PLAYGROUND 24 NQ2 dl RUGER uPR3E4S 3UBMUI04 I I 31 (3DOK%%.PAGE KNI' f•a LOT I.ROCK -I lam r. I w I j I PROPOSED9lfILDING ' FLAW AREA j v I I Ia.CGO F ±5.0m 5F I I Q I PARKING REQUIRED I 20 I PARKING PROVIDED I I q{ :' OLDER RID& PLAYGROUND I I I I I I I I - I � I I I c-G jI RUGER GARDENS SU6'aIYl51OH I I (aDOKKX.PAGE KNI I ' + LOT2,3L0CK1 :Tr--- -- —+L--- Page 10 B. Landscape Plan(8/12/2022): me TREE FER M LE 4 IWES E EWRED {6}TWO PNOMGED N.GER-IE PLACE 1J a O r I t � � I yl,-, I • �I C, r I I I I ' I f I } w4 O I I � I I I ` FLAYGROUND I I I fi�f I x I r: .—,—. 3'RDF'45E6ESIHLpN6 e I I I I I IM1r I , PLAYGMUND '--� I I I I I I ' �i II II n e-CMTS EaSEL.nT K KNGHMLL CaTH I-- __II I ' . -ER E45E18.T INrE no. JnIN'k�4 4, a a_,gP.xu LANDSCAPE PLAN a z,a aG as GIMER LL LANDSCAPE NOTES Page 11 C. Conceptual Building Elevations (NOT APPROVED) .PING ALL HEIGHT31'8" rRo�r To UNITS �rsz L 9 PING' a 818'2� � - I 37I i _ i s., f s a I g= I G HE DER F o,R �LINTaF�Ns/F��R. 40 E I HxEo vnuoows EIF93 EIFE-2 I i �r_�•4 1TMP.L____________________ ______________ FWIIEIOF—INFOLEG OFY— f — Qa MEa II ,,s<I�Eo �E�LLH GHTz . G. grR El- �_LaTla IPLG-�nI — ). _— ��iT 4azz2ffim 1, — V —i �EIPS3 `EIF32 6LL-9 0 r�....._. —L4GEL911➢U1F`L -�>---L P.L------------------G� ---------J �^� — " UIL TY GGMPAnY �Z ILL—HATED — - z� s ITL "I l S CPAK ROV� SIGN Fsrz �� G- P Sir HEIGHT 214- 11 G t 1 A GON�3w,H To_c. EIF3.'! EIFS 1 Y • FLGIX2 CA`�` I1UN rH,N J N'EniHERPR00.. E1f9-t nE�rnw,vfrvP_1 I—,REF.ELEc.E—) aorvn ECTlory �STQRM GRAINAGE5YSlEN�(iYP.liro L, -� - _—_—_— -Y-•_—_—_— -_.1.11N.111 �L P TiI ______ eFST __ _— —__ 0. >� / 11 I I I� I eiPs� elslrsl wlnoowsinPp �slu-s7 - x-RtrcR —­64 c.o LEIx Tr FCRnwT REF.LLEc.owGs.�v: EVTnaE EAaTYP�lary wait TY'R F�ELer,,p',Nos.l rau Aoon­ R IrvraamnTloN nr,o o-�nL_ Page 12 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with all existing conditions of approval and Development Agreement provisions including but not limited to AZ-06-006; PP-13-031; FP-14-020;MDA- 13-019 (DA Inst. #114014784); SHP-2022-0006. 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-9 for Daycare Facilities. 3. The maximum number of allowable clients(children) at the facility at one time shall be limited to one hundred and sixty-two(162)children unless the building/fire code limits this further;the more restrictive number shall apply. 4. The daycare/pre-school shall operate between the hours of 6:00 am and 7:00 pm. 5. The Applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11,Idaho Code before issuance of Certificate of Occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. 6. The site plan and landscape plan shall be revised as follows with the Certificate of Zoning Compliance(CZC) and Design Review(DES)applications: a. Revise the site plan to show compliance with UDC 11-3B-8,Parking Lot Landscaping standards OR apply for Alternative Compliance approval to propose an equal or superior means of compliance. b. In accord with UDC 11-3A-19B.4, show any pedestrian facility that crosses a driving surface to be constructed with stamped or colored concrete,brick pavers,or similar. 7. The Applicant or owner shall comply with all ACHD conditions of approval. 8. Before building permit submittal,the Applicant shall obtain a Certificate of Zoning Compliance and Administrative Design Review approval from the Planning Department. 9. Future development shall be consistent with the Architectural Standards Manual and the elevations contained within the existing Development Agreement(DA Inst. #114014784). 10. Future development shall be consistent with the minimum dimensional standards listed in UDC Table I 1-213-3 for the C-G zoning district. 11. Comply with the outdoor service and equipment area standards as outlined in UDC 11-3A- 12. 12. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as outlined in UDC 11-3B-14. 13. The conditional use approval shall become null and void unless otherwise approved by the City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building permits and commence construction within two years as outlined in UDC 11-5B-6F.1; or 2) obtain approval of a time extension as outlined in UDC 11-5B-6F.4. B. PUBLIC WORKS DEPARTMENT Site-Specific Conditions of Approval Page 13 1. Ensure no sewer services cross infiltration trenches. General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. The minimum cover over sewer mains is three feet,if the cover from the top of the pipe to the subgrade is less than three feet then alternate materials shall be used in conformance with the City of Meridian Public Works Departments Standard Specifications. 2. The applicant shall provide easement(s) for all public water/sewer mains outside of the public right of way(including all water services and hydrants). The easement widths shall be 20 feet wide for a single utility, or 30 feet wide for two. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2" x I I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed, and dated by a Professional Land Surveyor. DO NOT RECORD. 3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas before receiving development plan approval. 4. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to comply with MCC. 5. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing, or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 6. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide a record of their abandonment. 7. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 8. All improvements related to public life, safety, and health shall be completed before occupancy of the structures. 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,before the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. Page 14 14. The applicant's design engineer shall be responsible for the inspection of all irrigation and drainage facility within this project that does not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed by the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 15. After the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved before the issuance of a certification of occupancy for any structures within the project. 16. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for a duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit,or bond. Applicants must apply to the surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. Ada County Highway District(ACHD) hops://weblink.meridiancity.org/WebLink/Doc View.aspx?id=276652&dbid=0&repo=MeridianC ky IX. FINDINGS A. Conditional Use Permit The Commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations in the C-G zoning district for the proposed use and will be verified upon CZC submittal. Commission finds the site is large enough to accommodate the proposed use based on the submitted plans and operational narrative. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Commission finds the proposed daycare center will be harmonious with the Comprehensive Plan in that it will provide a much-needed service for area residents with easy access to and from the site. 3. That the design, construction, operation,and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Commission finds the operation of the proposed daycare should be compatible with the residential and commercial uses in the close vicinity and the existing and intended character of this mixed-use area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. If the proposed daycare complies with the conditions of approval in Section VII as required, Commission finds the proposed use should not adversely affect other properties in the vicinity. Page 15 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water, and sewer. Because the site is already annexed into the City and these services are already being provided to the surrounding buildings, Commission finds the proposed use will be served adequately by all public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Commission finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment, and conditions of operation that will be detrimental to any persons,property, or the general welfare because of excessive production of traffic,noise, smoke, fumes, glare o,r odors. Although traffic may increase in this area due to the proposed use and clients dropping off and picking up children, Staff finds the proposed operational methods and site design mitigate negative outcomes from the proposed use; therefore, Commission finds the proposed daycare should not be detrimental to the general welfare. 8. That the proposed use will not result in the destruction, loss, or damage of a natural, scenic, or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Commission is unaware of any natural, scenic, or historic features in this area and finds the proposed use should not result in damage to any such features. Page 16 E IDIAN:--- .J A Fi V AGENDA ITEM ITEM TOPIC: Finding of Facts and Conclusions of Law for the Conditional Use Permit for Centrepoint Apartments (H-2022-0072) APPROVE CITY OF MERIDIAN f IDIAN�-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND IDAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for 213 multi-family residential units,for Centrepoint Apartments,Located at 3100 N. Centrepoint Way,near the southwest corner of N. Eagle and E.Ustick Roads,on approximately 10 acres in the C-G zoning district,by MGM Meridian LLC. Case No(s).H-2022-0072 For the Planning& Zoning Commission Hearing Date of. November 17,2022(Findings on December 1,2022) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 17, 2022, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 17,2022, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Centrepoint Apartments CUP(H-2022-0072) Page 1 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 17,2022,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 17,2022, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Centrepoint Apartments CUP(H-2022-0072) Page 2 G. Attached: Staff Report for the hearing date of November 17,2022. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Centrepoint Apartments CUP(H-2022-0072) Page 3 By action of the Planning&Zoning Commission at its regular meeting held on the 1 st day of December ,2022. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER STEVEN YEARSLEY VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED Andrew Seal, Chairman 12-1-2022 Attest: Chris Johnson, City Clerk 12-1-2022 Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 12-1-2022 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). Centrepoint Apartments CUP(H-2022-0072) Page 4 EXHIBIT A E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H O HEARING 11/17/2022 Legend DATE: 0 �TO: Planning&Zoning Commission Project Location ®® _ FROM: Joseph Dodson,Associate ®m®m Planner 208-884-5533 SUBJECT: H-2022-0072 - Centrepoint Apartments CUP m - — c � LOCATION: Located at 3100 N. Centrepoint Way,near the southwest corner of N. Eagle and E.Ustick Roads, in the NE 1/4 of the NE 115 of `- Section 5,Township 3N, Range I E. I. PROJECT DESCRIPTION Conditional Use Permit request for 213 multi-family residential units on approximately 10 acres in the C-G zoning district,by MGM Meridian LLC. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 9.97 acres(C-G zoning district) Future Land Use Designation Mixed Use Regional Existing Land Use(s) Vacant Proposed Land Use(s) Multi-Family Residential Lots(#and type;bldg./common) One(1)multi-family residential building lot Number of Residential Units(type 213 multi-family units—One(1)two-story building and five of units) (5)3-story buildings. Density Gross—21.3 du/ac. Open Space(acres,total 6.78 acres(295,401 s.£)of qualified open space proposed [%]/buffer/qualified) according to the open space exhibit(approximately 40%). Amenities At a minimum, 13 amenities are proposed—See the amenity Exhibit in Section VII below. Neighborhood Meeting date August 18,2022 History(previous approvals) H-2018-0121 (Villasport CUP,MDA);H-2022-0035 (MDA, DA Inst.#2022-079000) Page 1 EXHIBIT A B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Not as of Staff Report publishing • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access is proposed via a shared drive aisle connection to Hwy/Local)(Existing and Ustick and a public street connection to Ustick,Centrepoint Proposed) Way Stub Street/Interconnectivity/Cross Interconnectivity is proposed through the existing shared Access drive aisle on the east half of the site and the existing local street on the west half of the site,Centrepoint Way. Existing Road Network Ustic Road and Centrepoint Way are existing. Existing Arterial Sidewalks/ The existing arterial sidewalk along the Ustick frontage is Buffers incomplete;no buffers are existing. Proposed Road Improvements Unknown at this time—Staff does not anticipate additional road improvements because the proposed use of multi-family residential generates fewer vehicle trips than the previously approved use(Villas port,athletic club). Fire Service • Fire Response Time This project lies within the Meridian Fire response time goal of 5 minutes. Wastewater No issues noted. Water No issues noted. Page 2 1 I r • . — . . , IIIIII � � • . — . . , ', I IT Inu■n■■■: o Mi1Nl ::�_■11■C n■n nn■�►�I � � I.'w.ace■r�''r. '=:non. _ �; '• I,� u► �+ K 1lcrrr• IIIIIII IIIIIIIU.JTCK� 1 K �- LLj LU 111111111111111=■�iG�� :''�■� - e • IIII d � YI - � __.1� i . - ��1 rnllhl I1 riii'i: '. _ . ::�= IIIIII■ - • - • � 11 '.k- I .. .- ::■�::::. son AN ..���anm p■ lnml � ■■ �ON; �.n■ 1= � �.nu "noun= ■ . ■1■1 IIIIIIII— ■[ 1!►��nm IlnnnlAa I+� r■ jo' 16167 T:II61 ccl. .III nllllll IIIIII ' ' I1� inJ E Vr m nl + 01 nim°I� 111 W n� m. ynnl■a �� INonsonoi In ��■� fir. 1111111�� �EMU son nz' I� ■ �� �p -u ullll■ . .�I�. .lS�� l■ i�N rum• rum In►= ■rr •■uui■ i:r i EXHIBIT A IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 11/2/2022 Radius notification mailed to properties within 500 feet 10/27/2022 Public hearing notice sign posted 11/4/2022 on site Nextdoor posting 10/28/2022 V. STAFF ANALYSIS A. PROPERTY HISTORY&COMPREHENSIVE PLAN ANALYSIS: The subject property, approximately 10 acres, is part of a larger Mixed-Use Regional (MU-R)— this designation calls for a mix of residential and commercial land uses that are thoughtfully integrated. The subject application encompasses one of two parcels surrounding the southwest corner of N. Eagle Road and E. Ustick Road. These parcels were part of a Development Agreement Modification and Conditional Use Permit(CUP)application in 2019 that removed the subject parcels from an existing Development Agreement(DA)to enter into a new DA(H-2018-0121, DA Inst. #2019-060877)to obtain approval for a new athletic club and spa(indoor recreation facility),Villasport.The CUP approval for the indoor recreation facility has expired, and the property has been sold to the current owner. Earlier this year,the Applicant received DA modification approval(H-2022-0035) from City Council to terminate the old DA and enter into a new agreement with a concept plan depicting multi-family residential on the 10-acre piece and commercial space on the smaller 1-acre piece along Eagle Road. The approved concept plan is more detailed when compared to most concept plans approved with DA Modifications to present a more complete and finished design at the DA stage rather than waiting for future applications— the subject Conditional Use Permit(CUP)application is the next step in establishing the approved use and concept plan and the submitted site plan and elevations are substantially consistent with the approved plans within the newest DA(DA Inst. #2022-079000). The subject site is part of a much larger area of MU-R along the Eagle Road corridor that includes The Village,Regency at River Valley apartments, as well as multiple other commercial users. Specifically,within the MU-R area in this southwest corner of Eagle and Ustick,there is the Jackson Square development and commercial buildings to the south and on the hard corner to the northeast that includes an urgent care and future restaurant uses. To the north are several big box stores(Kohl's,Dick's,and Hobby Lobby) and the new Brickyard vertically integrated development;to the northeast is Lowe's and various other commercial and restaurant buildings; to the east is Trader Joe's,multiple restaurants, and the Verraso townhomes; and to the southeast are traditional garden style apartments,restaurant users, and the Village. In terms of the ratio of commercial to residential uses within this area,there is currently a healthy mix within walking distance of each other but is more commercial than residential by land areas. Through the recent Development Agreement Modification(MDA)application for this site, Staff found the proposed project and additional multi-family units to be generally consistent with the MU-R designation because the subject MU-R area currently consists of several retail,restaurant, office,and residential uses available to the region and the addition of these units would not over-saturate this area with residential. City Council approved the subject MDA in July 2022 with a reduction in units from what was originally submitted. Page 4 EXHIBIT A The main points of discussion through the MDA process were regarding traffic,parking, and the proposed building heights. The Applicant did an abbreviated traffic study to obtain updated traffic generation counts. ACHD did not require a Traffic Impact Study(TIS)because the proposed project generates less than 40%of the anticipated vehicle trips from the previously approved use, Villasport(3,213 trips compared to 1,249 trips). This is a significant reduction in vehicle trips for the adjacent local and private streets as well as to the intersection of Eagle and Ustick. In addition,parking for the units was heavily discussed by City Council. City Council required each "area"of the project to be self-parked so that residents would not have to cross any drive aisle or Centrepoint Way to get to their assigned parking space. This issue coincided with the proposed building height being 4-story units upon application submittal. Through the public hearing process,the Applicant reduced the building height to 3-story for the three largest buildings within the center of the development and proposed a new 2-story building along the west boundary. Following the changes to the building height and unit count,the Applicant was able to self-park each area of the site as directed by City Council. The submitted site plan continues compliance with these DA provisions from Council. Based on the analysis above and that within the approved DA Modification(H-2022-0035) with the addition of the noted comprehensive plan policies with the Applicant's Narrative, Staff finds the proposed CUP to be generally consistent with the vision of the Comprehensive Plan for this area regarding land use, density,and transportation. Specific code analysis is below. B. UNIFIED DEVELOPMENT CODE(UDC)ANALYSIS Conditional Use Permit(CUP)—Multi-family Development(UDC 11-4-3-2n Specific Use Standards: A. Purpose. 1. To implement the goals and policies of the Comprehensive Plan: a. Plan for safe,attractive,and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. b. Require the design and construction of pathways connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities as part of new multi-family residential and mixed-use developments. 2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. a. To create quality buildings and designs for multi-family development that enhance the visual character of the community. b. To create building and site design in multi-family development that is sensitive to and well-integrated with the surrounding neighborhood. c. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings,and provide safe,interesting outdoor spaces for residents. B. Site design. 1. Buildings shall provide a minimum setback of ten (10) feet unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches,and patios,and how they impact adjacent properties. Page 5 EXHIBIT A The Applicant is proposing a total of six (6) buildings within three (3) distinct areas for the Centrepoint Apartments. The west area (west of Centrepoint Way) includes Building F, two stories tall (30 foot building height to the roofs peak). The central area includes the three largest buildings,Buildings A,B, &C, and are 41 feet tall to the roofpeak.East of the shared drive aisle that connects Cajun Lane to Ustick Road, two 3-story buildings are shown closest to the approved drive-thru along Eagle Road. Based on the submitted Site Plan, this requirement is met because no two buildings are proposed closer than approximately 15 feet and at least 25 feet from any property boundary. 2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The Applicant shall comply with this standard. However, there are existing transformer and utility vaults along Ustick Road that were in place before this owner obtained the property. Staff does not find it prudent or feasible to require these vaults to be relocated as they are previously existing and the proposed landscaping will beautify these structures along the street frontage for added screening. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards.Landscaping,entryway,and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standards would create an inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as outlined in section 11-5B-5 of this title. The submitted elevations depict several outdoor patios and balconies that may qualify for the requirement However, without floor plans, Staff cannot verify if each unit is proposed with the minimum required area. Compliance with this standard will occur with the future Certificate of Zoning Compliance (CZC) application; the Applicant is required to comply with this requirement or obtain Alternative Compliance. 4. For this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space.None of these areas were used in the open space calculation. 5. No recreational vehicles, snowmobiles,boats, or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall adhere to this standard. 6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all districts", of this title. See the parking section in the general analysis below. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. C. A central mailbox location, including provisions for parcel mail, that provides safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. The Applicant is proposing more than 20 units (213 units)so the Applicant is required to provide the items above in compliance with this standard. The submitted plans do not Page 6 EXHIBIT A depict the location of these items. With the future CZC application, the Applicant should revise the site plan to show these items. C. Common open space design requirements. 1. The total baseline land area of all qualified common open spaces shall equal or exceed ten (10)percent of the gross land area for multi-family developments of five (5) acres or more. The multi family area is greater than 5 acres in size, approximately 10 acres. According to the submitted open space exhibit, the Applicant is proposing open space over this standard. See the open space section below for more specific analysis. 2. All common open spaces shall meet the following standards: a. The development plan shall demonstrate that the open space has been integrated into the development as a priority and not for land use after all other development elements have been designed.Open space areas that have been given priority in the development design have: (1) Direct pedestrian access; (2) High visibility; (3) Comply with Crime Prevention through Environmental Design(CTED) standards; and (4) Support a range of leisure and play activities and uses. b. Open space shall be accessible and well-connected throughout the development. This quality can be shown with open spaces that are centrally located within the development, accessible by pathway and visually accessible along collector streets or as a terminal view from a street. c. The open space promotes the health and well-being of its residents. Open space shall support active and passive uses for recreation, social gathering, and relaxation to serve the development. Staff finds the proposed open space areas comply with these standards by providing open space that is well connected, highly visible, and promotes health and well-being by supporting a range of leisure and play activities with the proposed amenities and general design of the open space. See the submitted landscape plan and rendering for a visual of compliance with this standard. 3. All multi-family projects over twenty(20)units shall provide at least one(1)common grassy area integrated into the site design allowing for general activities by all ages. This area may be included in the minimum required open space total. Projects that provide safe access to adjacent public parks or parks under a common HOA,without crossing an arterial roadway, are exempt from this standard. a. Minimum size of the common grassy area shall be at least five thousand(5,000) square feet in area. This area shall increase proportionately as the number of units increase and shall be commensurate to the size of the multi-family development as determined by the decision-making body. Where this area cannot be increased due to site constraints, it may be included elsewhere in the development. b. Alternative compliance is available for these standards if a project has a unique targeted demographic; utilizes other place-making design elements in Old-Town or mixed-use future land-use designations with collectively integrated and shared open space areas. Page 7 EXHIBIT A The submitted plans depict one open common grassy area of approximately 4,000 square feet,below the noted 5,000 square foot minimum.However,due to an existing irrigation facility that bisects the site along the north boundary, the site could not be shifted north to accommodate a larger area;the Applicant is also providing amenities above code requirements within this central open space area instead of onlyproviding a common grassy area. Furthermore,several linear open space areas are larger than the 5,000 square foot area required but are not open areas. Staff finds the proposed open space complies with this standard through the proposed site design. 4. In addition to the baseline open space requirement,a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer square feet of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500)square feet and up to one thousand two hundred(1,200)square feet of living area. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. Per the property size and the unit counts and their sizes, the minimum open space required to be provided is 97,385 square feet(approximately 2.23 acres). According to the submitted open space exhibit and landscape plans, Staff finds the project to comply with this standard by providing 110,169 square feet (approximately Z53 acres) of qualified open space. This equates to approximately 25% of the property being open space. The submitted open space exhibit also includes 50% of the arterial street buffer to Ustick Road as part of the open space calculation amounting to approximately 9,854 square feet;Staff did not include this into the qualifying area as it is not allowed to count towards the common open space area with the old open space code(updated October 2022) unless it is separated from the street by a berm or constructed barrier(see requirement#7 below). This buffer area is shown to include the required detached sidewalk along Ustick Road which will likely be heavily used by future and existing residences.As noted, the buffer area is not needed to meet the minimum qualified open space requirement but if Commission determines this area should count towards the qualified open space, the Applicant's proposed open space would further exceed the minimum requirement. 5. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty(20) feet.Applicant complies. 6. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units.Staff is not aware of any phasing for the proposed project. 7. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to a collector or arterial streets unless separated from the street by a berm or constructed barrier at least four (4) feet in height, with breaks in the berm or barrier to allow for pedestrian access. See the analysis above. D. Site development amenities. 1. All multifamily developments shall provide for quality of life, open space, and recreation amenities to meet the particular needs of the residents as follows: Page 8 EXHIBIT A a. Quality of life. (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with a waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage b. Open space. (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches, landscaping, and a structure for shade. c. Recreation. (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards. (1) Bicycle repair station. (2) Park and ride lot. (3) Sheltered transit stop. (4) Charging stations for electric vehicles. 2. The number of amenities shall depend on the size of the multifamily development as follows: a. For multifamily developments with less than twenty(20)units,two(2) amenities shall be provided from two(2)separate categories. b. For multifamily development between twenty (20) and seventy-five (75) units, three (3) amenities shall be provided,with one(1) from each category. c. For multifamily development with seventy-five (75) units or more, four(4) amenities shall be provided,with at least one(1)from each category. d. For multifamily developments with more than one hundred (100) units, the decision- making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection (D), provided that these improvements provide a similar level of amenity. Page 9 EXHIBIT A For the 213 multi family units proposed, a minimum of four(4)amenities, one from each category, should be provided to satisfy the specific use standards, and Planning and Zoning Commission is authorized to require more through this process. According to the submitted plans and narrative, nine(9) qualifying amenities are proposed with amenities from each category. The proposed amenities include a clubhouse with a business lounge, plaza areas, a swimming pool, a fitness facility, an outdoor kitchen, a dog run, a micro- path system,sports courts,and a bicycle repair room.All of the proposed amenities except the proposed dog run are located within the central open space area or part of the three (3) central buildings. These buildings are the largest and would contain the largest number of residents so Staff supports the location of the amenities being centrally located within the overall project.In addition, the Applicant has included a gathering area at the very northwest corner of the property for residents of the western building to enjoy. Furthermore, the residents within the western building have a direct path across Centrepoint Way to the central amenities area via 5-foot wide sidewalks. The Applicant is proposing to choke this crossing down to reduce the width of the public street and act as a traffic calming mechanism for safer pedestrian access east-west through the site. This is consistent with a provision within the new DA to include traffic calming along Centrepoint Way for these residents as well as existing residents to the south. Overall, Staff supports the proposed amenities for this project. E. Landscaping requirements. 1. Development shall meet the minimum landscaping requirements by chapter 3, "regulations applying to all districts", of this title. 2. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three(3)feet wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four(24)inches shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. According to the submitted landscape plans, the Applicant is showing compliance with this standard. F. Maintenance and ownership responsibilities. All multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall comply with this requirement and provide said document at the time of CZC submittal. Code Analysis— Dimensional Standards (UDC 11-2A): The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district and those within the specific use standards for Multi- family Development discussed above(UDC 11-4-3-27). The submitted plans show compliance with all dimensional and specific use standards, including but not limited to, building height, setbacks, accesses, and required parking spaces. Page 10 EXHIBIT A Access(UDC 11-3A-31: Access for this development is proposed via a shared drive aisle connection to Ustick and a public street connection to Ustick,N. Centrepoint Way. Both the shared drive aisle and public street are existing. The shared drive aisle connects from N. Cajun Lane to the south(a private street)up to Ustick Road. This drive aisle was previously required with the previous Villasport approvals and the Wadsworth site on the hard corner for cross-access and interconnectivity to and from Ustick Road. In addition,the Bienville Square plat depicts cross-access over Cajun Lane and out to Eagle Road furthering the previous anticipation that some traffic would flow through this area.N. Centrepoint Way is an existing local street that connects the Bienville Square Subdivision (Jackson Square)and this site to Ustick Road via a public road and is signalized at the intersection of Ustick and Centrepoint. As discussed above, ACHD did not require a new TIS with this application due to the anticipated trip generation being less than 40%of the previously approved trip generation with the Villasport approvals. Furthermore, the required shared drive aisle and the right-turn lane from Ustick onto this drive aisle have already been constructed per the previous approvals and required traffic mitigation. Despite not yet receiving a formal staff report from ACHD, Staff does not anticipate additional road improvements will be required for this project. Specific to the proposed use and submitted site design, access to the required parking and the proposed units is via drive aisle connections to Centrepoint Way and the shared drive aisle on the east half of the site. The Applicant is proposing two connections, one on each side, to Centrepoint Way in alignment with each other and at least 150 feet south of the signal at Ustick; the Applicant is also proposing an additional drive aisle connection to Centrepoint approximately 125 feet south of those already noted. Staff is not sure if this southern connection will meet ACHD offset requirements but the future ACHD staff report will verify this. Should this connection be required to be closed, Staff does not anticipate its closure to inflict a measurable impact on the overall traffic patterns within the site. The Applicant is proposing three connections to the shared drive aisle on the east half of the site all in alignment with each other or an existing approach. For example, the Applicant is proposing two connections near the south end of the drive aisle, one for access from the central area on the west side of this drive aisle and one on the east side for access to the two smallest buildings and the future commercial site along Eagle. In addition, the Applicant is proposing another access on the west side of this drive aisle closer to Ustick in alignment with the existing connection from the commercial development to the east located on the hard corner. Based on the submitted plans, the existing access improvements, and discussions with ACHD, Staff supports the proposed accesses for the subject development. Road Improvements: By the previous approvals,ACHD required a drive aisle connection from Ustick Road to Cajun Lane to the south and required a right-turn lane from Ustick onto this shared drive aisle. Both the drive aisle and the turn lane have been constructed. As discussed, Staff has not received an ACHD staff report and any additional road improvements would be noted within that report. Off-street Parking(UDC 11-3C-6): Off-street parking for multi-family developments is required to be provided per the table in UDC 11-3C-6 based on the number of bedrooms per unit. The Applicant is proposing 213 units consisting of 24 studios, 86 1-bedroom units, 80 2-bedroom units, and 23 3-bedroom units. In addition,one(1) guest space for every 10 units is required and the leasing&clubhouse areas must comply with the commercial parking standards(1 space per 500 square feet). Page 11 EXHIBIT A Based on the total number of units proposed and their bedroom count distribution, a minimum of 380 parking spaces, with a minimum of 189 of these spaces to be covered in a garage or by a carport. Further, the leasing office and clubhouse require an additional 6 spaces for a total requirement of 386 parking spaces. According to the submitted site plan, the Applicant is proposing 449 spaces with 205 of these spaces to be covered by a carport or located within a garage (12 spaces are in attached garages for Buildings D&E). The proposed parking exceeds minimum code requirements by 63 spaces. In addition to meeting the minimum off-street parking amount, the current DA requires that each area of the site be self-parked in that all of the required parking be located within each respective area for those buildings.According to the submitted plans, the Applicant is compliant with this DA requirement by providing parking in each area as required. Based on the site design and building distribution, Staff supports the proposed parking number and locations consistent with the requirements of the approved DA. Sidewalks(UDC 11-3A-1 and Pathways: Detached sidewalks are existing along both sides of N. Centrepoint Way and one segment of the attached sidewalk is located along Ustick,west of Centrepoint way;the remaining Ustick Road frontage does not have any existing sidewalk. The Applicant is proposing ing 5-foot wide detached sidewalk along Ustick and the shared drive aisle and is also proposing 5-foot wide micro-pathways throughout the development. As noted above, the Applicant is proposing to construct the missing segment of sidewalk along Ustick Road with a 5-foot wide detached sidewalk, consistent with code requirements. Further, the Applicant is proposing to continue the existing sidewalk along the east side of the shared drive aisle and install a new sidewalk along its west side. The Applicant is proposing 5-foot wide micro paths throughout the development including within linear open space along the south boundary. Staff supports the proposed sidewalk and micro path network except for the lack of connectivity to the southern micro path near the southeast corner of the central area (see snip). There is no internal connection to this micro path and it also does ° 4 not connect to any sidewalk along the shared drive aisle. So, there is minimal opportunity to access this desirable micro pathway from within the site. Therefore,per the red markup to the left, Staff is �o recommending a loss of one parking space left of the planter island and the addition of more 5-foot wide a s sidewalk/pathway in the general location depicted to increase the pedestrian connectivity and further ------ activate the micro path along the south boundary. _1T I In addition, Stafffinds that safer pedestrian crossings can be installed consistent with UDC 11-3A-19B across many internal drive aisles that connect internal sidewalks to the perimeter sidewalks. Specifically,per UDC 11-3A-19B.4, the crossings should be constructed with a different material than the driving surface (i.e. brick,pavers, colored or stamped concrete, etc) and be located at any crossing from the main drive aisle connections to Centrepoint or the shared drive aisle on the east side of the site. Landscaping(UDC 11_3B): The Applicant is required to construct street buffers along Ustick Road, an arterial street, and along Centrepoint Way, a local street. In addition,per UDC 11-3B-8, at least 5 feet of landscaping is required along the perimeter of vehicle use areas(i.e. drive aisles) and landscaping is also required along the base of the multi-family building elevations facing any public street. Page 12 EXHIBIT A According to the submitted landscape plans, all required landscaping appears to be shown including the required number of trees adjacent to the micro path along the south boundary. Staff notes the Applicant is proposing a 25 foot wide linear open space along the entire southern boundary and west boundary for added transition and separation between the proposed multi- family use and the existing single-family residential to the south and west. The Applicant is depicting dense vegetation over code requirements with some of the proposed trees to be an evergreen variety for year-round screening between uses. Because the Applicant is complying or excels with ding code requirements in all landscape areas, Staff supports the proposed landscaping for this development. Fencing(UDC 11-3A-6,11-3A-�• All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. No fencing is shown on the submitted plans except for a new privacy wall along the west boundary, as required by the DA. The Applicant should include an exhibit of the proposed privacy wall for Staff review with the future Certificate of Zoning Compliance(CZC) application. In addition, the Applicant should include any fencing proposed for the noted dog run along the existing shared north-south drive aisle. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Administrative Design Review(DES)approval is required before building permit submittal for multi-family residential dwellings. The Applicant did not submit for DES approval concurrent with the subject CUP application so the submitted elevations will be fully analyzed with that future application. Further, an application for a Certificate of Zoning Compliance(CZC)will also be required to be submitted for this entire development before the building permit submission. An initial review of the submitted elevations against the Architectural Standards Manual finds the submitted elevations to be generally compliant. To help the future administrative approval process, Staff is recommending the Applicant ensure compliance with specific standards as noted below: 1. R1.2A, 3.2D, &5.2A—additional color combinations or materials are needed to better differentiate the proposed buildings; 2. R5.2D—A qualifying material along the base of the buildings is needed(i.e. masonry); Page 13 EXHIBIT A VI. DECISION A. Staff: Staff recommends approval of the requested Conditional Use Permit per the conditions of approval included in Section VIII in accord accordance with Findings in Section IX. B. The Meridian Planning&Zoning Commission heard this item on November 17, 2022. At the public hearing.the Commission moved to approve the subject Conditional Use Permit request. 1. Summary of the Commission public hearing: a. In favor: Mike Maffia,Applicant/Owner: Elizabeth Koeckeritz.Applicant Representative b. In opposition: Steve Grant.neighbor: Janet Bailey.neighbor. C. Commenting: Mike Maffia: Elizabeth Koeckeritz: Jared Schofield.neighbor: Steve Grant:Janet Bailey. d. Written testimony: Two(21 pieces submitted from nearby neighbors—concerns with privacy and security along shared west boundary with apartments looking into the backyards of adjacent homes and the overall increase in traffic with more residential specifically at the peak AM and PM hours. e. Staff presenting application: Joseph Dodson,Associate Planner f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Privacy and security concerns with proposed two-story building along west boundary that could look down into the backyards of adjacent R-21ots: b. Desire for proposed masonry wall to continue on the same plane as the existin wg all to the south(previously approved to place wall closer to property line by City Councill: C. Concerns with increase in traffic in the neighborhood to the south and the speed of traffic: 3. Key issue(s)of discussion by Commission: a. Height of buildings specifically the west building along the west boundary: b. Proposed screening along west boundary and the types of vegetation that could be used to help screen the second story decks from viewing adjacent R-2 properties; c. Placement of the required screen wall along west boundary: d. Traffic movements through site and anticipated striping and width of Centrepoint Wav: 4. Commission change(s)to Staff recommendation: a. No new condition but Commission reiterated within their motion for Staff and the Applicant to continue working together to help provide adequate privacy and security for adjacent neighbors. Page 14 EXHIBIT A VII. EXHIBITS A. Site Plan(dated: September 19,2022): � o j - E R. j jI c n m. G• A 3 L _k m m I I _ , 0 Z IV I, ji j IIV �P'I n � ffIIrrI�I �JL f �v D JIB - I zi - I I -N 1 Z pq Ll Vt _ _ I fG • Z E Page 15 EXHIBIT A SITE INFORMATION 7 121 I Li 'Jd LEGEND L 'o '4i All CONCEPT SITE PLAN - CENTREPOINT Eagle&Ustick Meridian,ID September 19.2022 Kimleyl)Horn Page 16 EXHIBIT A B. Landscape Plan(dated: September 19,2022): CONCEPT PLGMT SCXEGUUE -- • .2. Y4 —1 .. maux 1 r e —J LANDSCAPE REQUIREMENTS 1 �E� .Fa.x zRA,m a Mx. Es CONCEPT LANSCAPE EXHIBIT-CENTREPOINT Eagle&Wstick Meridian,ID Kimley))Horn---,) Page 17 EXHIBIT A C. Open Space and Amenity Exhibits (dated: September 19, 2022): OPEN SPACE CALCULATIONS vsr _T'Z BF FDR EA JAT ��'�FR �F 94 UNIT8) 1� F �71 sF E111''�'T`R`—-�XS'�IEE`UFFER EUFFERI. 1 *1 ,ro s. I F I I Fi I T- L A L :8 Iti id 777 -7 OPEN SPACE F— I_" T I., Lj CONCEPT OPEN SPACE EXHIBIT CENTREPOINT 1.-T� Eagle&Ustick Meridian,ID SEPTEMBER 19,202:1 Kirnlep)Horn Page 18 EXHIBIT A D. Conceptual Building Elevations d. 12022) :u n m �• r1 ` ■r m �� r, ��� � 11 111! � BUILDING A-EAST ELEVATION 4 BUILDING A-wEsT ELEVATION 3 a■1 11 �In@ i11 .. 111 �1�1� 111 111 lu Ilr 111 111 ill 1 O _�.. ul WOW 11 11 i■ 111 111 'I�II11�11�■■■� 111 111 �r 1 111 111 U 11 Au 1 BUILDINGBUILDING A NORTH ELEVATION • -1 1 ■ UM EXHIBIT A 1--l-ER—F �wEa xocc 30- - -- BUILDING D-WEST ELEVATION 4 BUILDING D-NORTH ELEVATION 2 lll" I-T — — — -- h --W — lC� r Tl ;Cij ,.l}�n — o BUILDING D-EAST ELEVATION 3 BUILDING D-SOUTH ELEVATION II ins°=r-a• vis°=v-0° BUILDING E ELEVATIONS AP0.34 2223—BUILDING E BOISE,ID 0913GI2022 Page 20 EXHIBIT A jp— - oN — BUILDING F-NORTH ELEVATION 4 BUILDING F-WEST ELEVATION 2 BUILDING F-80UTH ELEVATION 3 BUILDING F-EAST ELEVATION _ BUILDING F-ELEVATIONS - APO.35 E3=� 2223-BUILDING F BOISE,ID os�aonozz Page 21 EXHIBIT A VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit: 1. Future development of the site shall be substantially compliant with the approved site plan,landscape plan, open space exhibit,and conceptual building elevations attached in Section VII of this report and shall comply with all previous conditions of approval associated with the site: H-2022-0035(DA Inst.#2022-079000). 2. With the future CZC application,the site plan included in Section VII.A, shall be revised as follows: a. Show any pedestrian facility that crosses the main drive aisle entrances into a respective area to be constructed in accord with UDC 11-3A-19B.4(i.e. brick,pavers, stamped/colored concrete). b. Depict the four(4)required items noted in the specific use standards(UDC 11-4-3- 27B.7)to include:property management office,maintenance storage area,central mailbox location,and the location of the directory and map for the complex at all necessary locations. c. Add a pedestrian connection from the micro-pathway along the south boundary north to an existing sidewalk near the southeast corner of the site, generally consistent with the exhibit within the Staff Analysis section above(Section V.B). 3. With the future CZC application,the landscape plan included in Section VII.B shall be revised as follows: a. Revise the plans to reflect Staff s recommended changes above. b. Add any proposed fencing to the Landscape Plan legend(i.e. fencing proposed for the fenced dog park). c. Provide an exhibit within the landscape plan that depicts the type of privacy fencing proposed along the west boundary. 4. The Applicant shall comply with all specific use standards for the proposed use of Multi- family Residential Development(UDC 11-4-3-27). 5. The Applicant shall obtain a Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES) approvals before submitting for any building permit within this development. 6. At the time of Design Review submittal,the Applicant should address compliance with architectural standards R1.2A, 3.21), 5.2A, & 5.21)per the analysis in Section V.B. 7. At the time of Certificate of Zoning Compliance submittal,the Applicant shall submit a recorded and legally binding document(s)that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features,per UDC 11-4-3-27F standards. Page 22 EXHIBIT A 8. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-213-3-7 for the C-G zoning district. 9. Off-street parking is required to be provided by both the standards listed in UDC Table I I- 3C-6 for multi-family dwellings based on the number of bedrooms per unit. 10. The Applicant shall comply with all ACHD conditions of approval. 11. Provide a pressurized irrigation system consistent with the standards as outlined in UDC 11- 3A-15,UDC 11-3B-6, and MCC 9-1-28. 12. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as outlined in UDC 11-3B-14. 14. The conditional use approval shall become null and void unless otherwise approved by the City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building permits and commence construction within two years as outlined in UDC 11-513-6F.1; or 2) obtain approval of a time extension as outlined in UDC 11-5B-6F.4. B. PUBLIC WORKS Site-Specific Conditions of Approval 1. Unused sewer stubs must be abandoned per City standards. 2. Sewer/water easement varies depending on sewer depth. Sewers 0-20 ft deep requires a 30 ft easement,20-25 ft a 40 ft easement, and 25-30 ft a 45 ft easement. Adjust easements accordingly. General Conditions of Approval I. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. The minimum cover over sewer mains is three feet if the over or the on top of the pipe to subgrade is less than three feet then alternate materials shall be used in conformance with the City of Meridian Public Works Departments Standard Specifications. 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. The applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public water/sewer mains outside of the public right of way(including all water services and hydrants). The easement widths shall be 20 feet wide for a single utility, or 30 feet wide for two. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed, and dated by a Professional Land Surveyor.DO NOT RECORD. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is Page 23 EXHIBIT A utilized,the developer will be responsible for the payment of assessments for the common areas prior before development plan approval. 5. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to comply with MCC. 6. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing, or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide a record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. All improvements related to public life, safety, and health shall be completed before occupancy of the structures. 10. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,before the issuance of a plan approval letter. 11. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 15. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3 feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicant's design engineer shall be responsible for the inspection of all irrigation and image facilities within this project that does not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. The applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved before receiving a certificate of occupancy for any structure within the project. 18. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at hqq://www.meridiancioy.oMlpublic_works.aspx?id=272. Page 24 EXHIBIT A 19. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit, or bond. Applicants must apply to the surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. ADA COUNTY HIGHWAY DISTRICT(ACHD) rr reper4 t this tin https:llweblink.meridianciN.ofglWebLinkIDocView.aspx?id=281918&dbid=0&repo=MeridianC ky D. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciN.orglWebLink/DocView.aspx?id=278468&dbid=0&r0o=MeridianC E. MERIDIAN POLICE DEPARTMENT(MPD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=277982&dbid=0&repo=MeridianC iv F. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:11weblink.meridianciN.org/WebLink/DocView.aspx?id=280510&dbid=0&r0o=MeridianC i &cr=1 IX. FINDINGS A. Conditional Use Permit Findings (UDC 11-5B-6D: The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Commission finds the submitted site plan shows compliance with all dimensional and development regulations in the C-G zoning district in which it resides. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. If all conditions of approval are met, Commission finds the proposed site design and use of multi family residential are harmonious with the comprehensive plan designation ofMixed- Use Regional and the requirements of this title when included in the overall MU-R designated area. 3. That the design, construction,operation,and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Despite the proposed use being different from the residential uses to the west and south, Commission finds the site design, construction, and proposed operation and maintenance will Page 25 EXHIBIT A be compatible with other uses in the general neighborhood and should not adversely change the essential character of the same area, so long as the Applicant constructs the site as proposed. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Commission finds the proposed use, if it complies with all conditions of approval imposed, will not adversely affect other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks,police and fire protection,drainage structures,refuse disposal,water,and sewer. Commission finds the proposed use will be served adequately by essential public facilities and services because all services are readily available and both ACHD and ITD have reviewed and approved the proposed layout and traffic generation. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. All public facilities and services are readily available for the subject site so Commission finds that the proposed use will not be detrimental to the economic welfare of the community or create excessive additional costs for public facilities and services. 7. That the proposed use will not involve activities or processes,materials,equipment, and conditions of operation that will be detrimental to any persons,property,or the general welfare because of excessive production of traffic,noise,smoke,fumes,glare,or odors. Although traffic is sure to increase in the vicinity with the addition of more residential units, this area of the City is underdeveloped in that it is existing zoning within a mixed-use area planned for residential uses at higher densities than what exists to the west and south. Therefore, Commission finds the proposed use will not be detrimental to any persons, property, or the general welfare. 8. That the proposed use will not result in the destruction,loss,or damage of a natural, scenic, or historic feature considered to be of major importance. (Ord. 05-1170, 8-30- 2005,eff. 9-15-2005). Commission is unaware of any natural, scenic, or historic features within the development area, therefore, Stafffinds the proposed use should not result in damage to any such features. Page 26 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda:  Item #4: Cobalt Point Apartments (H-2022-0042) – Applicant requests withdrawal of application.  Item #5: Wienerschnitzel Drive-Through (H-2022-0074) – Applicant requests continuance Item #6: Sagarra (H-2022-0027) Application(s):  Preliminary Plat  Planned Unit Development Size of property, existing zoning, and location: This site consists of 17.49 acres of land, zoned R-8 and C-C, located at on the south side of W. Orchard Park Dr., west of N. Fox Run Way and east of N. Linder Rd. History: This property was annexed in 2019 with the requirement of a DA, which was later modified in 2021. Comprehensive Plan FLUM Designation: Mostly MDR with some MU-C on the west end Summary of Request: A preliminary plat is proposed consisting of 114 building lots & 16 common lots (including 3 private street lots) on 17.49 acres in the R-8 & C-C zoning districts. A Planned Unit Development (PUD) for a residential community containing a mix of SFR detached, SFR attached, townhome and multi-family units with a reduction to the setback requirements in UDC Table 11-2A-6. The Applicant proposes to develop the site with a mix of residential uses consisting of single-family detached and attached homes, townhomes, and multi-family apartments/condos at a gross density of 8.35 units per acre consistent with the density desired in MDR and MU-C designated areas and in the development agreement. Written Testimony: Michael & Linda Arnold – request for denial of the project as currently submitted due to the following reasons: 1) project isn’t consistent with the MDR FLUM designation and would be more appropriate in the MHDR designation; 2) the proposed parking isn’t sufficient for the proposed development and will result in substantial on-street parking that will contribute to congestion and make traveling through the community difficult; 3) the proposed contemporary modern design of the single-family homes are not harmonious with the design of existing single-family homes in the adjacent Paramount subdivision; 4) on-street parking along Bergman should not be allowed due to the curvature of the street which will not allow two vehicles traveling in opposite directions to easily pass one another if there are cars parked on either side if the road on the curve; and 5) belief that too many residential units are proposed in this area, which will not compliment the existing neighborhood and will negatively impact the community’s livability. Staff Recommendation: Approval per the conditions in the staff report Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2022-0027, as presented in the staff report for the hearing date of December 1, 2022, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2022- 0027, as presented during the hearing on December 1, 2022, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0027 to the hearing date of __________ for the following reason(s): (You should state specific reason(s) for continuance) Item #7: West Valley Emergency Center (H-2022-0065) Application(s):  Development Agreement Modification (doesn’t require Commission action)  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 16.46 acres of land, zoned C-G, located at the SWC of N. Levi Ln./N. Rustic Oak Way. History: This property was annexed in 2021 with Prescott Ridge Subdivision with the requirement of a DA. Comprehensive Plan FLUM Designation: MU-R & MDR Summary of Request: Modification to the existing Development Agreement for Prescott Ridge (Hospital Portion) to update the phasing plan and modify the provision requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance – this application does not require action from the Commission. A CUP is requested for a 11,241 s.f. emergency medical facility on 2.4 acres of land, ultimately planned to be part of a hospital campus, on a total of 16.46 acres of land in the C-G district. A modification to the CUP will be required with future development of the hospital in Phase 3. The City Council previously deemed the access for the emergency room via Rustic Oak, a collector street, meets the intent of the specific use standard that requires hospitals that provide emergency care to have direct access on an arterial street, as noted in the DA. Access is proposed from two (2) access driveways via Rustic Oak Way, a future collector street along the east boundary of the site; an emergency only access driveway is proposed from the west via Serenity Ln., a private street. Direct access via Chinden Blvd./SH 20- 26 is prohibited. An access easement is required to be obtained for the emergency access via Serenity Ln.; if not attained, emergency access shall be provided from the south from the cul-de-sac (N. Backcountry Pl.) between Lot 5 & 7, Block 12 in Prescott Ridge #3 & a barrier prohibiting access shall be erected at the west end of the frontage road. The emergency access is not required with the emergency center; however, it will be required with the hospital if the overall area of the building exceeds 124,000 square feet or 3+ stories in height. Note: The Peregrine Heights subdivision plat note #6 states all lots except Lots 18 and 19 have an interest in Lot 10, the private street lot for Serenity Ln.; note #7 states direct access to W. Chinden Blvd. is limited to Lots 18 and 19 – therefore, the subject property has no interest or right to access Serenity Ln. unless an access easement is obtained. A 35’ wide landscaped street buffer is required along US 20-26. A request for alternative compliance to UDC 11-3H-4D, which requires noise abatement to be provided for residential and other noise sensitive uses, including hospitals, adjoining state highways, was approved by the Director based on the noise study submitted by the applicant. A condition was added for a 3’ tall berm to be provided within the street buffer for aesthetic reasons. The building will be located 400+’ to the south of US 20-26. A 25-foot wide buffer is required to adjacent residential uses to the west and south, landscaped per the standards listed in UDC 11-3B- 9C as proposed. A 30-foot wide buffer is proposed with an 8-foot tall wall, landscaped with a mix of evergreen and deciduous trees, shrubs and lawn, which should result in a barrier that allows trees to touch at the time of maturity. Parking is proposed in excess of UDC standards; 22 spaces are required, 47 are proposed. Conceptual building elevations were submitted for the proposed structure as shown. Building materials consist of EIFS, thin stone veneer and corrugated roof screen wall panels. Final design is required to comply with the design standards in the Architectural Standards Manual. Written Testimony: Val Stack & Paul Hoyer – Request for emergency access to be provided from the south from the cul-de-sac in Prescott Ridge Subdivision because the applicant doesn’t have an access easement to use Serenity Ln., a private street; and request for noise abatement to be provided along US 20-26 in accord with UDC standards. Staff Recommendation: Approval w/conditions Notes: Planning and Zoning Commission Meeting December 1, 2022 Item #6: Sagarra AERIAL MAPZONING MAPFUTURE LAND USE MAP Preliminary Plat & Planned Unit Development– LegendLegendLegend \[\[\[ Project LocationProject LocationProject Location RUT R-8 C-CC-3 R-4R1 CHINDEN CHINDENCHINDEN MUMU C-N C-C R-15 C-G MU-C C-C LINDER LINDER LINDER OfficeMedium Density RUT R-4 R-8 L-OResidential MU-N RUT Civic Preliminary Plat Landscape Plan Common Open Space Exhibit NOT APPROVED– Site Amenity Exhibit Proposed Reductions to R8 Setbacks- Parking Diagram NOT APPROVED– Vehicular & Pedestrian Circulation Plan Conceptual Building Elevations SingleTownhomesFamily Attached - MultiFamily/Condos-MultiFamily- Amenity Buildings WorkshopCommunity ClubhouseCommunity Item #7: West Valley Emergency Center AERIAL MAPZONING MAPFUTURE LAND USE MAP(Development Agreement Modification and) Conditional Use Permit LegendLegendLegend \[\[\[ Project LocationProject LocationProject Location RUT R-3 RUT 66 Low Density R-4 11 Residential YY R1 R-8 WW HH M1 R-15 MU-C C-G R1 C-C C2 Mixed Use - CHINDENCHINDEN CHINDEN Interchange L-O MU-RG T RUT T R-15 O RUT R-8 M R-8 R BLACK CAT R-4 BLACK CAT R-4 E MCDERMOTT D R-15 Medium Density C MCDERMOTT R-8 R-8 M R-4 Residential R-8 R-4 R-15 R-8 R-15 R-15 RUT Existing Phasing Planfor Hospital/Medical Center SiteProposed Phasing Plan Site PlanLandscape Plan Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2022-0065, as presented in the staff report for the hearing date of December 1, 2022, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2022- 0065, as presented during the hearing on December 1, 2022, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2022-0065 to the hearing date of __________ for the following reason(s): (You should state specific reason(s) for continuance) E IDIAN:--- .J A Fi V AGENDA ITEM ITEM TOPIC: Public Hearing for Sagarra (H-2022-0027) by Accomplice, located at south side of W. Orchard Park Dr., west of N. Fox Run Way and east of N. Linder Rd. Application Materials: https:Hbit.ly/H-2022-0027 A. Request: Preliminary Plat consisting of 114 building lots and 16 common lots (including 3 private street lots) on 17.49 acres in the R-8 and C-C zoning districts, a Planned Unit Development for a residential community containing a mix of single-family detached, single- family attached, townhome and multi-family units with a reduction to the setback requirements in UDC Table 11-2A-6 and an Alternative Compliance to UDC 11-4-3-27B.3, which requires the provision of 80 square foot private usable open space area for each multi-family unit to allow zero (0) for studio/flat units and two private streets. PUBLIC HEARING SIGN IN SHEET DATE: December 1, 2022 ITEM # ON AGENDA: 6 PROJECT NAME: Sagarra (H-2022-0027) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name (04 1 � A Y 2 Le- 0_ /4 3 9 z.to w. E,a S 7 9 11140 W cad���— 10 11 "/' 12 T 0t� 5 13 14 N W� 6031 N i&+k Ave , 1 0 1'a;" Z b E3 h v/zS /�le�r'�✓%a� i/J O SAP�� STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT I D A H O HEARING December 1,2022 Legend o � DATE: 0 ElProject Location TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 � SUBJECT: H-2022-0027 / [� —PUD,PP Sagarra (aka Linder Village) ®® LOCATION: South side of W. Orchard Park Dr.,west _ of N. Fox Run Way, east of N. Linder Zz—D= i e Rd.,in the NW 1/4 and NE 1/4 of Sectio �' ° 25,TAN.,R.1W. (Parcels � #R5262501800,R5262502100 & #R6905540100) I. PROJECT DESCRIPTION Preliminary plat(PP) consisting of 114 building lots and 16 common lots(including 3 private street lots) on 17.49 acres in the R-8 and C-C zoning districts; and a Planned Unit Development(PUD)for a residential community containing a mix of single-family detached, single-family attached,townhome and multi-family units with a reduction to the setback requirements in UDC Table 11-2A-6. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 17.49-acres Existing Zoning R-8(Medium-Density Residential)&C-C(Community Business) Future Land Use Designation Mixed Use—Community(MU-C)&Medium Density Residential(MDR) Existing Land Use(s) Vacant/undeveloped land Proposed Land Use(s) Single-family residential(attached&detached units)(SFR)&multi- family residential(MFR) Lots(#and type;bldg./common) 114 buildable lots& 16 common lots(including 3 private street lots) Phasing Plan(#of phases) 2 phases Number of Residential Units(type 146 units(32 SFR detached units,38 SFR attached,38 townhomes&38 of units) MFR units) Density(gross/net) 8.35(gross)/16.30(net) Common Open Space(acres/% 4.34 acres(24.8%) Site Amenities 12'wide multi-use pathway along the south&east boundaries of the site, a swimming pool with changing rooms&restrooms,tool Page 1 Description Details library/community workshop,dog washing stations,outdoor activity complex,fire pits,BBQ area with tables and shade structures Physical Features(waterways, The North Slough crosses this property. hazards,flood plain,hillside) Neighborhood meeting date 1/27/22 History(previous approvals) H-2017-0088(AZ,PP,VAR)(Development Agreement Inst.#2019- 02837 ;H-2021-0034(MDA,Inst.#2021-102392);FP-2020-0004 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action A Traffic Impact Study(TIS)was prepared by Kittleson&Associates,Inc. in es/no 2017. Access Access is proposed via the extension of existing local streets,which connect to (Arterial/Collectors/State W. Orchard Park Dr.,a collector street;private streets are planned for internal Hwy/Local)(Existing and access to some of the units. Proposed) Traffic Level of Service Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification Traffic Count Level of Service "SH-20126 0-feet Expressway 1,406 N/A Chinden Boulevard Linder Road 0-feet Principal 924 Better than"E" Arterial Fox Run Way 0-feet Collector 105 Better than"D" Orchard Park Drive 1,935-feet Collector NIA Better than"D" ••Arliss Ave 50-feet Local NIA NIA "Bergman Ave 960-feet Local NIA NIA ""Director Street 52-feet Local 65 NIA Acceptable level of service for a five-lane principal arterial is"E"(1,780 VPH). Acceptable level of service for a two-lane collector is"D"(425 VPH). ""ACHD does not set level of service thresholds for State Highways or Local Roadways. Stub N.Arliss Ave.,W.Director St.and N.Bergman Ave.,existing local streets,stub Street/Interconnectivity/Cros to this site from the south and east and will be extended with development. s Access Existing Road Network W. Orchard Park Dr.,a collector street,exists between N.Linder Rd.,an arterial street,and N.Fox Run Way,a collector street. Existing Arterial Sidewalks/ There are no arterial streets that abut this site. Buffers Proposed Road Capital Improvements Plan(CIP)l Integrated Five Year Work Plan(IFYWP): Improvements Linder Road is scheduled in the IFYWP to be widened to 5-lanes and enhanced with pedestrian and bicycle improvements from Chinden Boulevard to State Street in the future. • Linder Road is scheduled in the CIP to be widened to 7-lanes from Chinden Boulevard to State Street between 2026 to 2030. • Linder Road is scheduled in the IFYWP to receive three bridge replacements over the Boise River,Eureka Canal,and the Phillis Canal in the future. • Fox Run Way is scheduled in the IFYWP to receive bicycle corridor improvements from Pine Ave to Temple Drive in the future. • Cayuse Creek Drive is scheduled in the IFYWP to receive bikeway signage in 2026. Page 2 Description Details West Ada School District No comments were received from WASD • Distance(elem,ms,hs) • Capacity of Schools • #of Students Enrolled • Predicted#of students generated from proposed development Police Service • Distance to Police 5.6 miles Station • Police Response Time 4:37 minutes in an emergency(meets the goal of 3-5 minutes) • Calls for Service 2,465 within a mile of the site between 5/1/20 and 4/30/22 • Accessibility If climate controlled hallways are proposed in multi-family structures,PD requests further discussions with developer on plans for emergency police access. • Specialty/resource needs None—MPD can service this development&already serves this area. • Crimes 330 within a mile of the site between 5/1/20 and 4/30/22 • Crashes 128 within a mile of the site between 5/1/20 and 5/30/22 • Other For more info, see Section VIILD Wastewater • Distance to Sewer Services • Sewer Shed • Estimated Project Sewer See application ERU's • WRRF Declining Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/concerns Water • Distance to Water Services • Pressure Zone • Estimated Project Water See application ERU's • Water Quality Concerns • Project Consistent with Yes Water Master Plan • Impacts/Concerns Page 3 i Ilr►i, ���llp Islala►���f MEN �� IIIIIIIIrr. ■�,��. - -. ..- a �- Ir��_wl _ � _Illllllllll_ •�. j IIIIIIIIIII\, - � `-!_ - �'a�■1�:t` ���i■■�*■ —■��■ C DEN IN ; - - - +,♦♦+�♦��-ice ':■. 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NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in 11/16/2022 newspaper Notification mailed to property owners within 300 feet 11/10/2022 Applicant posted public hearing notice on site 11/2/2022 Nextdoor posting 11/10/2022 IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates the majority of this site as Medium Density Residential(MDR)with some Mixed Use—Community(MU-C) on the west end. The MDR designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school,or land dedicated for public services. The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional(MU-R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. Transportation: ACHD's Master Street Map doesn't depict any collector streets planned across this site. Valley Connect 2.0 identifies a future express bus route on Chinden Blvd. and secondary bus route on Linder Rd. The higher density is supportive of future transit service. A Traffic Impact Study(TIS)was prepared by Kittleson&Associates,Inc. in 2017. Proposed Development: The Applicant proposes to develop the site with a mix of residential uses consisting of single-family detached and attached homes,townhomes, and multi-family apartments/condos at a gross density of 8.35 units per acre consistent with the density desired in MDR and MU-C designated areas and in the development agreement. Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this development: • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. Urban services are available to be provided upon development. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land."(3.07.00) The proposed residential development should be compatible with existing adjacent residential uses. The proposed site design, which provides a transition in density and single-family detached homes with a 35 foot wide linear common area between the proposed development and the existing development with single-family detached homes, should minimize conflicts. Page 5 • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.0213) The proposed development will provide housing in close proximity to the MU-C designated area to the north where a mix of uses are planned, which will reduce vehicle trips and enhance overall livability and sustainability. • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments."(3.07.02A) The proposed site plan depicts a linear common area with a pedestrian pathway along the south and east perimeter boundaries of the site, which will connect with pedestrian facilities to the north in the mixed-use development. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems; services are required to be provided to and though this development in accord with current City plans. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available to this site and can be extended by the developer with development in accord with UDC 11-3A-21. The emergency response times for Police and Fire Dept. fall within established response time goals. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities." (2.02.01A) Safe pathway connections should be provided from the proposed development to the mixed-use development to the north. Usable open space and quality amenities are proposed. • "Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown,near employment, large shopping centers,public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map."(2.02.01E) The proposed residential development is located in close proximity to employment, shopping, restaurant and civic uses to the north and near US 20-26/Chinden Blvd., a major transportation corridor. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban infrastructure as noted is required to be provided with development in accord with UDC standards. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan for this area per the analysis above and with the existing development agreement for this site. Page 6 V. UNIFIED DEVELOPMENT CODE ANALYSIS UD A. Preliminary Plat: The proposed preliminary plat is a re-subdivision of Lot 2,Block 2 and Lot 1,Block 3,Linder Village Subdivision and Lot 1,Block 2,Paramount Point Subdivision. The plat consists of 114 building lots and 16 common lots(including 3 lots for private streets)on 17.49 acres of land in the R-8 and C-C zoning districts. Note:ACHD has provided written consent for the right-of-way for N. Bergman Ave. to be included in the proposed plat. The Applicant proposes to develop the project in two(2)phases with the western portion of the site first, followed by the eastern portion of the site, as shown on the phasing plan in Section VII.A. Existing Structures/Site Improvements: There is an existing street buffer along W. Orchard Park Dr. on this site consisting of an 8-foot wide parkway and 5-foot wide detached sidewalk with grass on the back side of the sidewalk; street trees are provided within the buffer. The C-C zoned lot(Lot 8,Block 4)was fully landscaped with Paramount Point Subdivision(SHP-2020-0082),the commercial development to the north. North Bergman Ave.has been extended through this site. There are no existing structures on the site.Note: The Applicant's narrative incorrectly states a 10 foot wide multi-use pathway exists along W. Orchard Park Dr. Dimensional Standards: Development of the proposed lots is required to comply with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 district.A reduction to the setback requirements in UDC Table 11-2A-6 is requested with the PUD request(see below). The final plat should graphically depict zero(0) lot lines on internal lot lines where single-family attached and townhome structures are proposed(i.e. where structures will span across lot lines). Subdivision Design and Improvement Standards(UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3 unless otherwise modified through the proposed PUD. Access(UDC 11-3A-3): Access is proposed via the extension of two existing local public streets,N. Arliss Ave. and W. Director St., and N. Bergman Ave. Two(2)local public street accesses(i.e.N. Bergman Ave. and N.Arctic Fox Way) are proposed via W. Orchard Park, a collector street. Private streets are planned for internal access off the public streets; an application for such will be submitted with the final plat application. All private streets shall comply with the standards listed in UDC 11-3F-4. The Applicant should work with ACHD and the Fire Dept. on traffic calming measures to slow traffic on Bergman Ave. and W.Bacall St. as noted in the Development Agreement.Details of such should be included with and depicted on the final plat. Pathways(UDC 11-3A-8): The Pathways Master Plan doesn't depict any pathways across this site.A 12-foot wide asphalt access road/pathway is proposed within the linear common area along the south and east boundaries of the site in accord with the development agreement. Several micro-paths are proposed for internal connectivity and access to the sidewalk along Orchard Park Dr. and to the pathway along the south and east boundaries of the site; micro-paths on private building lots should be depicted in public use easements on the plat.Internal pedestrian pathways are also proposed within the multi-family portion of the development. The Applicant plans to propose two(2)crossings across Orchard Park Dr. for connectivity between the proposed residential development and the mixed-use development to the north with one or both being Page 7 smartwalks. The first is proposed just south of the library and the second just west of Bergman with the intention of connecting the residential development to a pathway to the east of The Barn and to the west of the live/work units to create an animated north/south pathway bringing life to the live/work units as well as a connection to the promenade connecting The Collection Library plaza,north promenade of The Barn and continuing through the east 13.7 acre proposed mixed use site (see pedestrian connectivity exhibit in Section VII.G). The Applicant should work with ACHD on the location and design of these crossings. Sidewalks(UDC 11-3A-17): A detached 5-foot wide sidewalk exists along W. Orchard Park Dr., a collector street, along the northern boundary of the site.Attached sidewalks are proposed along local streets. Landscaping(UDC 11-3B): A street buffer exists along W. Orchard Park Dr., a collector street,that includes an 8-foot wide parkway, detached 5-foot wide sidewalk and landscaping on the back side of the sidewalk with street trees. Enhanced landscaping should be provided within the buffer in accord with the updated standards listed in UDC 11-3B-7C and additional area added if needed to provide a minimum 20-foot wide buffer. Street buffers are required to be maintained by the property owner or business owners' association. Landscaping is required to be installed along all pathways in accord with the standards listed in UDC I I- 3B-12C. Landscaping is required in common open space areas in accord with the updated standards listed in UDC 11-3G-5B.3,which requires a minimum of one deciduous shade tree for every 5,000 square feet of area with a variety of trees, shrubs, lawn or other vegetative groundcover. The Landscape Requirements table on the landscape plan and the Site Amenity Plan should be updated to reflect compliance with the updated standard. There are no existing trees on the site to be removed or that require mitigation. Common Open Space(UDC 11-3G-3B): A minimum of 15%qualified open space is required in the R-8 district to be provided within the development per UDC Table 11-3G-3 that meets the quality standards listed in UDC 11-3G-3A.2. Based on 16.79 acres,which excludes the 0.70-acre C-C zoned common lot(Lot 8,Block 4), a minimum of 2.52- acres of qualified open space is required. A total of 4.34 acres of open space is depicted on the open space exhibit included in Section VII.C; however, some of these areas(lots-blocks) do not qualify toward the minimum standards as follows: • 1-1, 1-3 and 2-4(multi-use pathways 11-3G-3B.3b): The referenced code section pertains to buffers along collector and arterial streets—these common area lots are along the south&east perimeter boundaries and are not street buffers. The correct code section is 11-3G-3B.Ie(linear open space), which requires the area to be landscaped per the standards in UDC 11-3B in order to qualify.No trees are allowed within this area due to the irrigation easement that encompasses the area. In order for this area to qualify, an additional 5-feet would need to be provided outside of the easement area for trees and shrubs would also need to be provided in accord with the standards listed in UDC 11-3B-12C. This isn't feasible due to an IPCO easement that runs alongside the irrigation easement,which also presumably doesn't allow trees. This area cannot be counted unless otherwise approved through alternative compliance. * 9-1, 39-5, 26-2, 28-2, 10-5, 11-5, 18-5 and 19-5 (micro-pathway&landscaping): 26-2 doesn't have a minimum width of 20-feet,therefore,it doesn't qualify; 10-5, 11-5,28-2, 18-5 and 19-5 are all private building lots,which don't qualify—the pathways should be placed in public pedestrian easements and should be a minimum width of 20-feet in order to qualify. (only 0.071-acre qualifies: 9-1 &39-5) • 1-2, 2-5 and 1-4(landscape buffer along collector road): the collector street buffer can only be counted if it meets all of the enhanced buffer requirements listed in UDC 11-3G-3B.3; otherwise it Page 8 does not qualify. A 5-foot wide detached sidewalk was constructed in the buffer—unless this is replaced with a 10-foot wide pathway and enhanced landscaping and amenities are provided per the aforementioned standards,this area cannot be counted. • 8-4 (landscape common lot greater than 50' x 100' in area): This area is not integrated into the development, therefore,it doesn't qualify. * 7-2 (micro-path connection): this 0.04-acre area qualifies. * 3-5 (parking): the parking area does not qualify but the tool share/bike station/dog wash does qualify. • 24-5 (clubhouse/pool/grass play area/parking): this 0.48-acre area qualifies. The common open space exhibit is not approved as submitted and should be revised to comply with the common open space standards prior to the City Council hearing; or an application for alternative compliance to these standards may be submitted if the proposed design includes innovative design features based on"new urbanism", "neotraditional design", or other architectural and/or site designs that promote walkable and mixed use neighborhoods (see UDC 11-5B-5 for more information). Site Amenities(UDC 11-3G-4)• A minimum of three (3)points of site amenities are required based on 17.49-acres of development area from the Site Amenities and Point Value Table 11-3G-4. A linear open space area is proposed along the south and east boundaries of the site with a 2,309-foot long multi-use pathway(4 points),which meets the minimum standards. Other site amenities are proposed within the multi family development(see analysis in Section V.B below). Storm Drainage(UDC 11-3A-I8): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical En ing eering Report for the subdivision. Stormwater integration is required in accord with the standards listed in UDC 11-3B-I I C. Pressure Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided for each and every lot in the subdivision as required in UDC 11-3A-15. This property lies within the Settler's Irrigation District boundary. Utilities (UDC 11-3A-21): Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Street lights shall be installed in accord with the City's adopted standards, specifications and ordinances/ Waterways(UDC 11-3A-6): The North Slough crosses this site and was relocated and piped along the south and east boundaries of the site;the easement for such is depicted on the plat. All waterways on this site shall be piped as set forth in UDC 11-3A-6B.3,unless otherwise waived by City Council. This project is not within the floodplain. Fencing(UDC 11-3A-6 and 11-3A-7)• All fencing is required to comply with the standards listed in UDC 11-3A-7. There is an existing wood fence around the perimeter of the development that is proposed to remain; this fence should be protected during construction. B. Planned Unit Development(PUD): A Planned Unit Development(PUD)is proposed for a residential community consisting of a total of 146 dwelling units on 17.5 acres of land in the R-8 zoning district. Page 9 A request for a reduction to the setback requirements for the R-8 zoning district in UDC Table 11-2A-6 is included with the PUD application(see table below and full exhibit in Section VILE). Dimensions listed as minimum;however,the typical dimension will be greater. Deviations to the setbacks may be approved with the exception that along the periphery of the development,the applicable setbacks as established by the district shall not be reduced per UDC 11-74A.1.Because common lots are proposed around the periphery of the development, deviations from setbacks are allowed for adjacent building lots. SETBACK INFORMATION e.-e it,o -n rvW- alaeox TowxuoH¢s ININ �MIN s 1 ..1. a.m AA_-cI—.AOTIT T WIN wuicuRm FaoM aacHo£cuRa - In oolfrvcirv[xr­IwN[s s aWIH Fula 1 m01 iuiN sTxFr sof strencN rrtaAf ututr[t�arm'arsm£fr is nwcn[[rrm - B9YkYiH RATS' i'I"NIN 'q, 6'WIN — 6'I- A 6' T' tC TN£A£ARFSGARAGfSPACf£A£iNF NGOWAT£A CPNOG LOCHTNJN%5'S£!&VCK - SINGLE FAMIiY IIHITb 1P ]0' 6 a iP The uses within the PUD are proposed to be interconnected through a system of local and private streets and pedestrian pathways as desired in UDC 11-7-4A.3 (see preliminary plat in Section VII.A and pedestrian connectivity exhibit in Section VII.G). Buildings are clustered to consolidate small open spaces into larger,more usable areas for common use and enjoyment in accord with UDC 11-7-4A.4. Private Open Space(UDC 11-7-4B : In addition to the common open space and site amenity standards in UDC 11-3G-3, a minimum of eighty(80) square feet of private,usable open space shall be provided for each residential unit.This requirement can be satisfied through porches,patios,decks, and enclosed yards. Landscaping, entryway and other accessways do not count toward this requirement. Residential Use Standards (UDC 11-7-4C1: Typically,the UDC does not allow multi-family developments in the R-8 zoning district; however,multi-family dwellings may be allowed in the R-8 district when included in a PUD per UDC Table 11-2A-2,note#2 and UDC 11-7-4C.1. Single-family detached/attached and townhomes are listed as principal permitted uses in the R-8 district. A variety of housing types are proposed,including single-family detached(32 units), single-family attached (38 units),townhome(38 units) and multi-family(38 units)units. The gross density of the proposed development is 8.35 units per acre;the net density is 16.3 units per acre. A density bonus is not requested or approved; dedication of land for public use is not proposed. If some of the multi-family units are proposed to be condominiumized, a short plat shall be submitted where all buildings are constructed or have received building permits for construction as set forth in UDC I1-6B-5 Specific Use Standards (UDC 11-4-3-27): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios, and how they impact adjacent properties.Lesser setbacks are proposed with the PUD(see Section VII.E for more information). 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully Page 10 screened from view from a public street. The plans submitted with the Certificate of Zoning Compliance application should demonstrate compliance with this standard. 3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. Compliance with this standard is required. 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space.Some of the parking areas in the multi family development were included in the common open space calculations and should be removed from the calculations and not be counted. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant should comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 shown below. Staff recommends the parking exhibit in Section VILF is revised prior to the City Council hearing to demonstrate compliance with the following standards: Use And Form N umber of Bedrooms(Per Unit) Required Parking spaces' Dwelling.duplex and dwelling,single-family(detached,attached,townhouse) 112 2 per dwelling unit at least 1 in an enclosed garage,other space may be enclosed or minimum 10-foot by 2D-foot parking pad 314 4 per dwelling unit'at least 2 in an enclosed garage,other spares may be enclosed or a minimum 1 afoot by 20 featparking pad S. 6 per dwelling unit at least 3 in an enclosed garage,other spaces may be enclosed or a minimum 10-foot by 21)foot parking pad Studio 1 per dwelling unit dwelling.multifamily 3 ttriplez fourplex,apartments,etc.) 1 1.5 per dwelling unit:at least 1 in a twered carport or garage 13 2 per dwelling unit at least 1 in a covered carport or garage per dwelling unit'at least 2 in a covered carport or garage Guest spaces 1 per in dwelling units Notes: ' Thesixe ofthegarage or carport required for dwelling units shall be measured by exterior dimensions and shall beat leastten(101 feet byfwenty(20)feet for a one-spacegarage or carport and 20 feet by20feet fora two-spacegarage or carport. The parking pad shall be measured from edge af,,d,—Ik or edge of pal travel lane(publir street,private street,or,li y)wh,r,no sidewalk exists.Far alley acce—d properties the parking pad is not required in hunt m the garage if the garage is located at the five-foot setback to the rear property line;the required parking pad must be provided along the side of the garage unless equivalent off-street parking as determined by the Director,is proNded in accord with Section 11-3C-S Table 11-3C-5 of this Article. 3 For ccntlominfur,protects,the requiretl numberof parking spaces shall be determined bythe mrector based on the proposed development lfthe proposed developmentis s-l—,a single-family developl-1 such standards shall apply.Ifthe proposed development is s im,llo.a multifamily apartment complex,such stantlartls shall apply. 4 The required number of parkingspaces ter the residential port—of avercully integrated projectshall bem addition to that rNmi far nonresidential uses as listed in subsection Bof this sedan. Staff is unable to determine compliance with the minimum standards until a revisedparking exhibit is submitted. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The site amenity plan included in Section VILD does not depict these items;a revised plan should be submitted with the Certificate of Zoning Compliance application that includes these items. Page 11 Common Open Space Design Requirements (UDC 11-4-3-27C): The total baseline land area of all qualified common open space shall equal or exceed 10%of the gross land area for multi-family developments of 5 acres of more. The proposed development is exempt from this standard because a single-family development is concurrently proposed, which requires compliance with the minimum open space standards in UDC 11-3G-3 (see above analysis in Section VA). Common open space areas are also required to comply with the standards listed in UDC 11-4-3- 27C.2,which state that open space areas must be integrated into the development as a priority and not for the use of land after all other elements of the development have been designed. These areas should have direct pedestrian access,be highly visible,comply with CPTED standards and support a range of leisure and play activities and uses—irregular shaped,disconnected or isolated open spaces do not meet the standard. Open space areas should be accessible and well connected throughout the development(i.e. centrally located,accessible by pathway and visually accessible along collector streets or as a terminal view from a street). Open space areas should promote the health and well- being of its residents and support active and passive uses for recreation, social gathering and relaxation to serve the development. The proposed common open space meets these standards. All multi-family projects over 20 units are required to provide at least one (1)common grassy area of at least 5,000 s.f. in area that's integrated into the site design allowing for general activities by all ages,which may be included in the minimum required open space. The area shall increase proportionately as the number of units increase and shall be commensurate to the size of the development as determined by the decision-making body. The Applicant proposes one (1) common open space area (Lot 8, Block 4) at the northeast corner of the development consisting of 30,384 sf. that meets the size requirement but is not integrated into the site design.Although the area is included in the proposed plat, it was developed with and appears to be part of the adjacent commercial development(Paramount Point subdivision). Therefore,Staff recommends a minimum 5,000 square foot common area is proposed that complies with this standard. In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square feet of living area.All multi family units contain more than 500 square feet(sf.) of living area. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area.A total of 38 units contain between 500 and 1,200 sf of living area; therefore, a minimum of 9,500 sf. (or 0.22-acre) of common open space is required. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area.None of the units contain more than 1,200 sf of living area. At a minimum, a total of 9,500 sf. (or 0.22-acre) of qualified outdoor common open space is required to be provided per this standard. This is in addition to the requirements in UDC 11-3G- 3C. Overall, a minimum of 2.74-acres of qualified open space is required that complies with the standards in UDC 11-3G-3B and 11-4-3-27C.A total of 4.34-acres of qualified open space is depicted on the qualified open space exhibit;however, some of these areas do not qualify as noted in Section VA above. The open space exhibit should be revised prior to the City Council hearing to only include qualified open space that complies with the aforementioned standards. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20'). The open space exhibit should be revised Page 12 to exclude areas that are not a minimum of 400 sf. and that don't meet the dimensional width and length standard. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. An exhibit shall be submitted demonstrating compliance with this standard for each phase of development prior to the City Council hearing.If changes are necessary to the phasing plan to comply with this standard, a revised phasing plan should be submitted. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4) in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff.retroactive to 2-4-2009) The street buffer along W. Orchard Park Dr., a collector street, was constructed with the previous subdivision (Linder Village) and does not include a berm; the buffer is included in the common open space calculations. Staff recommends the buffer is allowed to count toward the minimum standards if enhanced landscaping is provided per the standards listed in UDC 11-3G-3B.3 as recommended. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. (5) Dog park with waste station. (6) Commercial outdoor kitchen. (7) Fitness course. (8) Enclosed storage. b. Open space: (1) Community garden. (2) Ponds or water features. (3) Plaza. (4) Picnic area including tables,benches, landscaping and a structure for shade. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. d. Multi-modal amenity standards: (1) Bicycle repair station. Page 13 (2) Park and ride lot. (3) Sheltered transit stop (4) Charging stations for electric vehicles 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty(20) and seventy-five(75)units,three(3) amenities shall be provided,with one from each category. c. For multi-family development with seventy-five(75)units or more, four(4)amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision-making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) A total of 38 multi family units are proposed; therefore, a minimum of three (3)site amenities are required, one from each category. Proposed site amenities consist of a swimming pool with changing rooms and restrooms; walking trails/pathways; a community workshop building that will allow for bicycle repair, woodworking, etc.; a dog wash station and related amenities for pet care; a BBQ area with tables and a shade structure; a dedicated open space area around the pool area for fire pits; and another dedicated open space area for bike parking, bench seating, tables, moveable planters and string lights, which exceeds the minimum standards. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(Y)wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty-four inches (24")shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should depict landscaping in accord with these standards. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features. The Applicant shall comply with this requirement. Landscaping(UDC 11-3B): Street buffer landscaping is required to be installed with the subdivision plat as noted above in Section V.A. Landscaping is required to be installed along all pathways in accord with the standards listed in UDC 11- 3B-12C. The common area lot along the south and east boundaries of the site where a 12-foot wide access Page 14 road/multi-use pathway is proposed is encompassed by an irrigation easement that prohibits trees within the easement. Prior to the City Council hearing,an Alternative Compliance application should be submitted to relocate the trees required in this area to along micro-paths within the development, as proposed; shrubs and other plantings should be provided within this area if allowed by the easement holder in accord with UDC 11-3B-12C.2. Landscaping is required in common open space areas in accord with the updated standards listed in UDC 11-3G-5B.3,which requires a minimum of one deciduous shade tree for every 5,000 square feet of area with a variety of trees, shrubs, lawn or other vegetative groundcover. The Landscape Requirements table on the landscape plan and the Site Amenity Plan should be updated to reflect compliance with the updated standard. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. A 5-foot tall fence is proposed around the swimming pool; the fence is required to comply with the building code requirements for such. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed residential structures,included in Section VII.H. A mix of 1-, 2-and 3-story structures are proposed in a variety of construction materials and styles. To ensure quality of design for an exemplary development, Staff recommends final design of all structures comply with the design standards in the Architectural Standards Manual,unless otherwise approved through a design standard exception. The Applicant's narrative includes a request for exceptions to design standards#R3.IE and#R3.1F in the Architectural Standards Manual;these exceptions should be included with the Design Review application and are not approved with this application. A Design Review application is required to be submitted for approval of all structures.A Certificate of Zoning Compliance(CZC) application is required to be submitted for the multi-family structures along with the Design Review application; one(1)CZC may be submitted for the overall multi-family development if desired. In approving the planned development,the Council may prescribe appropriate conditions, additional conditions,bonds,and safeguards in conformity with this title that: 1. Minimize adverse impact of the use on other property. 2. Control the sequence and timing of the use. 3. Control the duration of the use. 4. Assure that the use and the property in which the use is located is maintained properly. 5. Designate the exact location and nature of the use and the property development. 6. Require the provision for on site or off-site public facilities or services. 7. Require more restrictive standards than those generally required in this title. 8. Require mitigation of adverse impacts of the proposed development upon service delivery by any political subdivision, including school districts,which provides services within the city. Because like uses (i.e. single-family detached homes) are proposed to existing abutting single-family detached homes in Paramount Subdivision and a transition in housing types and density is proposed along with a 35 foot wide linear common open space area as a separation and buffer, Staff is not recommending any additional conditions to minimize any adverse impacts of the use on adjacent properties. Page 15 VI. DECISION A. Staff: Staff recommends approval of the requested preliminary plat and planned unit development with the conditions noted in Section VIII,per the Findings in Section IX. Page 16 VII. EXHIBITS A. Preliminary Plat(dated: 9/19/22)&Phasing Plan PRELIMINARY PLAT FOR SAGARRA SLI601VISION A wEV FwT of FOTa s_a of sFocK a.wNo Fors�-a os w�ocH 3,u,,,oEw v,FFn�E 9a.an N191pN e n Mou HT r+oINT a�rao,v,a,oH srYuaTEo IN THE HW}ANOFNE$PF SE.-^PION xs.TOWH RTH,r3PkGe 1 wEST. sa,aE M�.ylrslsH,Aon coYHTv.efow,,o 0 om__ Legend Notes _— _ v ....��.^...�:... 3W4T Standard Lo [Street VRM h'Map ® 25'Private Street(Phase 1) 26'Private Street(Phase 2)� 7M i 1 II! — I- gl I PRELIMINARY PLAT-PNASE 7 PP.1 717 33 . Phasing Plan r Paroels Included _- ... I :I sc-'.s=�� � -� .ma,.�e.,�..,�;fi � + { - I _ •i- ,ill �� - 19� '- PRELIMINARYPLAT-PHASES PP.2 sw i Page 17 PNORTH PARCEL#6 PARCEL#5 � I PARCEL#4 PARCEL#2 PARCEL#3 PARCEL#1 jtTrLLLL (INCLUDES EXISTING N.BERGMAN AVE. ROW) r� DEVELOPER RESERVES THE RIGHT TO MODIFY THE PHASING PLAN BASED ON MARKET CONDITIONS Page 18 B. Landscape Plan(dated: 3/22/2022)—full plan se LANDSCAPE NOTES LANDSCAPE REOUIREMENTS ITACK 80(k MZ I 9 n L LANDSCAPE PLAN OVERALL N:u------------ ------ z LANDSCAPE PLAN „Z�LANDSC LXN LANDSCAPE PLAN�PLE"� i — -T---- 0,V 898- Go LANDSCAPE PLAN LANDSCAPE PLAN LAN LAND�CAPE PLAN 1—L_ LE"P 3DOCO a_" aaq 1-7 LI,7 o LANDSCAPE OD PLAN-OVERALL Ll 00 iu I Page 19 C. Common Open Space Exhibit(dated: 3/22/2022)—NOT APPROVED nuc mu OPEN SPACE SUMMARY: .0®u IE PATHWAY LEGEND o. ------------------------- - - - OPEN SPACE EXHIBIT f7 C Ll L�1 EX-1 Page 20 D. Site Amenity Exhibit LANDSCAPE REQUIREMENTS OPEN SPACE SUMMARY. co EEwpa�cr esm xeaiwwcm.uz �„a,,,.r raee,amma.n.we •�,••,"`•.,`A"`°® ao .o-,G. p If 11 mu xEo.,euesrnwmecn,u.Mso anm. �, ..„,,..�,....� ®• �:�..G LANDSCAPE MATERIALS LEGEND' i 3 — — O' a ml o a n R . R P PUD SITE AMENITY --71 PLAN T7 fZl—L�� b L160 Page 21 E. Proposed Reductions to R-8 Setbacks Exhibit G 1 « �1 PNIISE 1 PH11SE II I — 1 I _ j I 1 7" -- Development setback Diagram A\ rrwexwroneunoH is e���o��n - acuwcaFwrn�«cMEs a•xm run„ ®nw �r a�. e�n�r, � - coum�+�w�anow.rca wrvooa : ru< e « +o wcac.wrsa+w.um.c�.r.we�wow<.ea cwwomca+rok wre u*a+c� � coN r—T. IN —...o 1—Il„—I o 01 Page 22 F. Parking Diagram—NOT APPROVED I PXI18E1 PRASE II a �, " 1 I I 1 r. _ y !1 rJn'I � I , Residential Parking Diagram RESIDENTIAL PARKING INFOR—M so.�o��om�ma.ueRiouncircooe w .Ex,s.�...�E��e�,.�E,�� ,�s�_cruur„o,¢sxnvEw z GA�w.� - 01 Page 23 G. Vehicular&Pedestrian Circulation Plan HIGH DESERT DEVELOPMENT I 28 NOVEMBER,2022 •i I �I �� a -- a , CHINDEN IMPROVEMENTS PER STARS AGREEMENT— - — �IIHIIIIIIII�11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111� _ ..---- -- ----- ------ J -- - - - o _ �Nln Ifl!-_ rem IJ �....,� 411111 irltl ll Illllllllli Il llllll111111I1�lillllllllllll lillllilll uully[fll iii InN�f ll'l�iil T = FUTURE OFFICE/RETA LI _ = MULTI FAMILY DEVELOPMENT c H 4 _ _ 1 II e I Z Z e ? +0++JOI,p NHH..... L,f it ni (IIIIIII IIIIIIIIIIRiI�I11HI RDnownv ADJACETIONPO TO p EEEEEE �IIIIIIIIIIIIIIIIIIIIIIIIIIIS' = ABJACENT PARCEL UJ _ 8. _ p Lu 9 r Lor z 4:== z D_ L win IIIIIII II; •_ \\\+\\1IIl II II IIIII II IIIIII1141l1\P\\+++++++ - '� 1113HfIPll_mw�niuTu�w�nuu ullllllllllllllllll lllll IIIIIII HlllQ\ _ � - `✓\\N\NI�H 1�lN lu lu[ 4 Nullll� FUTURE RESIDENTIAL ` FUTURE RESIDENTIAL + J+ININHIl� EXISTING _ +++ DEVELOPMENT DEVELOPMENT EXTENSION _ , - \\\+\+\+++ �I2\1I +4411111111I II I II I III I II I II I II I II I II I III I II II I III I II I II I II I II I II I III I II I II I II I I'=_—111111111111I II I II I II II 11111111I1111 II 1\;ti CONNECTIO N POINT T11............. 111111.....11......l ADACENT I.......HN SUBDIVISION H IIIIIIHHHH1511 O \7 r - = I -- ''T- c[t C..�unnunnunuunnnnunuunuununnnnnununnuW. � .IIIHII11111IIIUIIIIIIIII11111111I IIIIIIIIII IIIIIIIINIIIIIII WREET PER \_EXNTING ROAOWAVEXTENSIONCONNECTION LEGEND ACHD STANDARDS POINT TO ADJACENT SUBDIVISION 111111111111 NEW VEHINIAR ROnDs 111111111111 PEDESTR€ANPATPSISIDE— �11111>--NG VEHICU W2 ROA0.+ Scale:1:100 CIRCULATION PLAN MDA I pg.2 Page 24 H. Coneeptual BuildingElevations Concept Elevations for Single Family Homes 'e � �" Wit: '",� �►�. ".,' Building • • ■ 1 1 ' I ■ � � LI � — -- _ L � ���If-rNl •.. -_ f � G'• -p Page 25 Ilfllllllll ■,�Mm WE I, Egg _o I'lilIIIIIIIIIIIIIII�-=_=___= ' -_--- 1 _ IIIIIII NIIIII IIIIIII IIIIIII ll - =_=_ 'illllllllllllllll .1 --� Il ,;���1 luuuluup lluul?` ==�=❑�=_=-,� IIIIIII DLLI �L� - �■-■.L= ■■ ■ ■■ ■■� a=_I �: WM_ _ - IIII i ■ R P A Building Lj �■ IL " , - - _- BuildingHOD HOD 0 u Li - L:1 Building"F"Concept: Ire Building"G"Concept: tin 7MJ I- 77T7 Page 28 _e=�_�==11111111111111111111111111111111111111111 �� 3 ____=__==___a=___e—===s=== - : == - �.r 5s J a pii oo F Ow i O eg C 11 �n :Y i • 13 Qlou 4 �g D O Two Pack Tawnhpmea Lxation Uaprdm.a.v:rviti Type'A'-Two Pack Townh-.r:-...i.. Ty 'B'-Two Pack T.hppw,... Two Pack T—nhom 717 o. :u LLLl M rpaxrurvnnox L i IPIe e B MT TT � 0 ' Two PaW TownM1...Ty,A-Concop[ Oafw Page 30 rL y `���� �.,e f� ���., f ' s ` ,•� Orel Ike •Q �/`,/►ire �ri e I■ r ■I � � ■I I�1 1■ ■ �� ■II■I■GU■11 ■I■11 r rL L s - W � . ��' ►r, li' it � n All .t 0 . a • ���� mom ---, . .�,- a 11 �■ n � 1 n I � ' ­SFp y gg- r \ v�•� /� � i ec tip .!IV IM Fill O J Z .tiI .:: �■ � ■ ■ of rp �� F" — O p arz amonitya�il��.a�atian.s�..s s, ,� / a o _ 0 0 Community Wctkzhop.n..s Community Clubhouse s::::.:.i.. p a i4i �Lt I jz�-, Community Waxkzhap-Cenaap!Elavalianz su�c.��r-xs Community CWbhnuzs-Concept Elavadanz un�e ya'-rs 09 Page 33 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION At least 15 days prior to the City Council hearing,Staff recommends the Applicant complete the following: • Submit an application for Alternative Compliance to UDC 11-311-12C,which requires a minimum of one(1)tree per 100 linear feet of pathway,to relocate the trees required in the common lot along the south and east boundaries of the site to along micro-paths within the development as proposed on the landscape plan. • Submit a revised off-street parking exhibit that demonstrates compliance with the minimum standards listed in UDC Table 11-3C-6. • Submit a revised qualified open space exhibit that demonstrates compliance with the minimum open space standards in UDC 11-3G-3B and 11-4-3-27C.Overall,a minimum of 2.74-acres of qualified open space is required to be provided.Areas that don't meet the minimum qualifications should be removed from the plan. The scale bar depicted on the plan should also be corrected.An application for alternative compliance to these standards may be submitted if the proposed design includes innovative design features based on"new urbanism","neotraditional design",or other architectural and/or site designs that promote walkable and mixed-use neighborhoods(see UDC 11-513-5 for more information). • In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. An exhibit shall be submitted demonstrating compliance with this standard for each phase of development.If changes are necessary to the phasing plan to comply with this standard, a revised phasing plan should be submitted. Preliminary Plat: 1. The final plat shall include the following revisions: a. Graphically depict zero(0) lot lines on internal lot lines where single-family attached and townhome structures are proposed(i.e. where structures will span across lot lines). b. Depict traffic calming measures to slow traffic on Bergman Ave. and W. Bacall St. as allowed by ACHD and the Fire Dept. in accord with the Development Agreement. c. Graphically depict public use easements for the micro-paths that cross private/townhome building lots. 2. The landscape plan submitted with the final plat shall be revised as follows: a. Depict landscaping along all pathways as set forth in UDC 11-3B-12C.A mix of trees, shrubs, lawn and/or other vegetative groundcover is required. b. Depict additional/enhanced landscaping within the 20-foot wide street buffer along W. Orchard Park Dr. in accord with the updated standards in UDC 11-3B-7C.3 and 11-3G-3B.3. c. Update the Landscape Requirements table to reflect compliance with the updated common open space standards in 11-3G-5B.3,which requires a minimum of one deciduous shade tree for every 5,000 square feet of area with a variety of trees, shrubs, lawn or other vegetative groundcover; shrubs and other plantings shall be depicted on the plan as required. 3. Future development shall comply with the minimum dimensional standards for the R-8 zoning district listed in UDC Table 11-2A-6 or as otherwise approved with the Planned Unit Development. Page 34 4. All waterways on this site shall be piped as set forth in UDC 11-3A-6B,unless otherwise waived by City Council. 5. A private street application shall be submitted with the final plat application for the proposed private streets within the development.All private streets shall comply with the standards listed in UDC 11-3F- 4. 6. Approval of a preliminary plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if signed by the city engineer within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filing by the applicant prior to the termination of the period in accord with subsections (A) and(B) of this section, the director may authorize a single extension of time to obtain the city engineer's signature on the final plat not to exceed two (2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted.With all extensions,the director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of this title. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again (UDC 11-6B- 7) Conditional Use Permit/Planned Unit Development: 7. Compliance with the specific use standards listed in UDC 11-4-3-27: Multi-Family Development and the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district is required,unless otherwise approved through the Planned Unit Development(see deviations to setbacks approved in Section VII.E). 8. The site/landscape plans included in Section VII shall be revised as follows: a. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. b. Depict the location of the property management office;maintenance storage area; central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access; and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-2 7B.7. c. Depict landscaping along all the foundation of all street facing elevations in accord with the standards listed in UDC 11-4-3-27E. d. Depict shrubs and other plantings adjacent to the pathway along the south and east boundaries of the site in accord with UDC 11-3B-12C as allowed by the Irrigation District within their easement. e. Update the Landscape Requirements table to reflect compliance with the updated common open space standards in 11-3G-513.3,which requires a minimum of one deciduous shade tree for every 5,000 square feet of area with a variety of trees, shrubs, lawn or other vegetative groundcover; shrubs and other plantings shall be depicted on the plan as required. f. Depict a minimum 5,000 square foot common grassy area integrated into the site design that allows for general activities by all ages that complies with the standard listed in UDC 11-4-3-27C.3. Page 35 g. Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C.A mix of trees, shrubs, lawn and/or other vegetative ground cover with a minimum of one (1) tree per 100 linear feet of pathway. h. Provide bicycle parking spaces per the standards listed in UDC 11-3C-6G; bicycle parking facilities shall comply with the standards listed in UDC 11-3C-5C. Bike racks should be provided in central locations for each multi-family building and the amenity buildings. i. Provide off-street parking spaces for the development in accord with the standards listed in UDC Table 11-3C-6 and 11-3C-6B.1 per the analysis in Section VI. j. At a minimum, depict site amenities consistent with those proposed with the subject application. k. Minimum 7-foot wide sidewalks shall be provided where parking abuts sidewalks if wheel stops aren't proposed to prevent vehicle overhang in accord with UDC 11-3C-5B4; if 7-foot sidewalks are proposed,the length of the stall may be reduced to 17 feet. 1. A detail shall be included of the fencing proposed around the swimming pool that complies with building code requirements for such. 9. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area as set forth in UDC 11-4-3-27B.5. 10. All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of the document shall be submitted prior to issuance of the first Certificate of Occupancy for the development. 11. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units in accord with UDC 11-4-3- 27C.6. 12. A minimum of eighty(80)square feet of private,usable open space shall be provided for each residential unit per UDC 11-74B. This requirement can be satisfied through porches,patios, decks, and enclosed yards. Landscaping, entryway and other accessways do not count toward this requirement. 13. The Applicant shall coordinate with ACHD on the location and design of the proposed crosswalks across W. Orchard Park Dr. 14. If some of the multi-family units are proposed to be condominiumized, a short plat shall be submitted where all buildings are constructed or have received building permits for construction as set forth in UDC 11-6B-5. 15. Future development shall comply with the vehicular and pedestrian circulation plan in Section VII.G. 16. A Design Review application shall be submitted for all structures within the development to ensure quality of design for an exemplary development. All structures shall comply with the design standards in the Architectural Standards Manual unless otherwise approved through a design standard exception. 17. A Certificate of Zoning Compliance(CZC) application shall be submitted for the multi-family structures concurrent with the Design Review application; one (1)CZC may be submitted for the overall multi-family development if desired. 18. A conditional use permit/planned unit development,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the city. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the Page 36 conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits/planned unit developments that also require platting,the final plat must be signed by the city engineer within this two-year period. Upon written request and filing by the applicant prior to the termination of the period in accord with subsection(F)(1)of this section,the director may authorize a single extension of time to commence the use not to exceed one (1)two-year period. Additional time extensions up to two(2)years as determined and approved by the commission may be granted. With all extensions,the director or commission may require the conditional use comply with the current provisions of this chapter(UDC 11-5B-6fl. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 No permanent structures (trees,bushes,buildings, carports,trash receptacle walls,fences,infiltration trenches, light poles, etc.) are to be built within the utility easement. See "WW Comments - Sagarra" for details. 1.2 Must provide access path per City requirements to existing manhole located on western end of site (Sheet CE.1) and existing sewer just south of Orchard Park Dr. (left side of Sheet CE.2). 1.3 SSMH-4E is outside the easement. Easement needs to by 20'and extend 10'beyond the manhole. Also need access path up to manhole per City requirements. 1.4 Do not have sewer services pass through infiltration trenches. This comment was made during the preapp also. There are a few areas that this is occurring. Ensure that this is corrected in future submittals. See "WW Comments -Sagarra" for details. 1.5 Sewer services must be installed at 90 degrees to a sewer main or connected to a manhole. See "WW Comments - Sagarra" for details. 1.6 Provide 10'separation between sewer main and infiltration trench. 1.7 To and through required to parcel R5262501200. 1.8 Flow is committed. 1.9 There is a gap in the water line along road 4. This needs to connect. 1.10 Have callout to remove blow-off valves. 1.11 Add valve on existing water line in Bergman Ave for a total of 3 valves on the crossing. 1.12 Add valve on existing water line in Road-1 for a total of 2 valves at the tee. 1.13 See Change Marks on"Public Utility Plan"pdf for additional details. 1.14 Streetlight plan will be required at time of development. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. Page 37 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. Page 38 2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.17 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.19 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=277043&dbid=0&repo=MeridianCi1y D. POLICE DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=277044&dbid=0&repo=MeridianCi1y E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=278542&dbid=0&repo=MeridianCi1y F. SETTLER'S IRRIGATION DISTRICT(SID) https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=277091&dbid=0&repo=MeridianQE G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=278840&dbid=0&repo=MeridianCiiy Page 39 H. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=282445&dbid=0&repo=Meridian City 1. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=276873&dbid=0&repo=MeridianCiU IX. FINDINGS A. Preliminary Plat: In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision- making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Stafffinds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive Plan Policies in, Section IV of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Stafffinds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section VIII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. B. Planned Unit Development(UDC 11-7-5) Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant a planned development request,the council shall make the following findings: A. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous,visually related and functionally linked patterns of development, street and pathway layout,and building design. Page 40 Stafffinds the proposed development demonstrates an exceptional high quality of design through the provision of integrated cohesive development that is linked together by vehicular and pedestrian connections. B. The planned unit development preserves the significant natural, scenic and/or historic features. Staff is unaware of any significant natural, scenic and/or historic features that exist on this site. If any such features do exist, Staff recommends they be preserved. C. The arrangement of uses and/or structures in the development does not cause damage,hazard, or nuisance to persons or property in the vicinity. Stafffinds the proposed arrangement and/or structures in the development does not cause damage, hazard or nuisance to persons or property in the vicinity. The Commission and Council should rely on public testimony to determine this finding. D. The internal street,bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles,bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development,nor place an undue burden upon existing transportation and other public services in the surrounding area. Stafffinds the proposed internal vehicular and pedestrian plan will provide a safe flow of vehicles, bicyclists andpedestrians without an undue burden on existing transportation in the surrounding area. E. Community facilities, such as a park,recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. Stafffinds the proposed open space areas are accessible to all residents via proposed pathways. F. The proposal complies with the density and use standards requirements in accord with chapter 2, "district regulations", of this title. Stafffinds the proposal complies with the density and use standards of the R-8 zoning district in UDC Table 11-2A-6. G. The amenities provided are appropriate in number and scale to the proposed development. Stafffinds the proposed amenities are appropriate for the proposed development. H. The planned unit development is in conformance with the comprehensive plan. Stafffinds the proposed PUD is in conformance with the Comprehensive Plan per the analysis in Section IV. Page 41 C E IDIAN�-- Public Presentation(s) Sagarra in Orchard Park PUD, PP0027-2022-H Request Continuance at the P&Z Level Lighting on easementf.correct southern easement?–No agency comments from Settlers’ Irrigation e.landscaping and open space-Applicant must file two alternative compliance requests d.(Staff Report p.10)4B) been met? -7-Has the Private Open Space required (UDC 11c.is width of streets-Meridian Fire Department/ACHD b.Fence Repair due to canal relocationa.Outstanding questions:4.13 )-(Staff Report p. 8 t Open space exhibi d.(Staff Report p.11)Parking Exhibit c.(Staff Report p.11)Site Amenity Plan b.(Staff Report p.8 and p.15)Landscaping Plan a.Staff report indicates multiple exhibits to be revised; including the:3.2.Staff report not submitted to the public in a timely manner1. Not a Planned Unit Development 2007)-10-1325, 7-2005)(Ord. 07-15-2005, eff. 9-30-1170, 8-(Ord. 05 the dimensional standards in the district.B. It is NOT the intent that the PUD process be used solely for the purposes of deviation from provision of public services.effective -3. Creates functionality integrated development that allows for a more efficient and costdoors are generally not fronting the street; andeight (8) units per acre where design guidelines are in place for development and where garage development (including, but not limited to, residential development at densities greater than 2. Allows for innovative design that creates visually appealing and cohesive patterns of 1. Preserves natural, scenic, and historic features of major importance.for exemplary site development that meets the following objectives:The purpose of the planned unit development (PUD) requirements is to provide an opportunity A.Purpose-1. -7-11PLANNED UNIT DEVELOPMENTS-Chapter 7 Not a Planned Unit Development 2007)-10-1325, 7-2005)(Ord. 07-15-2005, eff. 9-30-1170, 8-(Ord. 05.the dimensional standards in the districtB. It is NOT the intent that the PUD process be used solely for the purposes of deviation from provision of public services.effective -3. Creates functionality integrated development that allows for a more efficient and cost; anddoors are generally not fronting the streeteight (8) units per acre where design guidelines are in place for development and where garage residential development at densities greater than development (including, but not limited to, 2. Allows for innovative design that creates visually appealing and cohesive patterns of 1. Preserves natural, scenic, and historic features of major importance.for exemplary site development that meets the following objectives:The purpose of the planned unit development (PUD) requirements is to provide an opportunity A.Purpose-1. -7-11PLANNED UNIT DEVELOPMENTS-Chapter 7 Setback Request other accessways do not count toward this requirement.d an residential unit. This requirement can be satisfied through porches, patios, decks, and enclosed yards. Landscaping, entrywayshall be provided for each a minimum of eighty (80) square feet of private, usable open space applying to all districts", of this title, as set forth in chapter 3, "regulations In addition to the common open space and site amenity requirements Private open space.B. B.of the planned development, the applicable setbacks as established by the district shall not be reduced.ery iphdistrict in accord with chapter 2, "district regulations", of this title may be approved. The exception is that along the perDeviations from the development standards and/or area requirements of the Deviations from underlying district requirements.1. A.4 Standards of Planned Unit Developments-7-UDC 11 Units Exceed Approved Plat Concept Maps 028376, pages 47 and 48-Development Agreement 2019 Parking on Bergman/Arliss/Director East Side Exposed Side Yard not compromised Staff Report p.9-during construction."fence should be protectedproposed to remain; this of the development that is fence around the perimeter There is an existing wood 7. -3A-listed in UDC 11comply with the standards "All fencing is required to West Side Lighting on Easement Request Continuance at the P&Z Level Lighting on easementf.correct southern easement?–No agency comments from Settlers’ Irrigation e.landscaping and open space-Applicant must file two alternative compliance requests d.(Staff Report p.10)4B) been met? -7-Has the Private Open Space required (UDC 11c.is width of streets-Meridian Fire Department/ACHD b.Fence Repair due to canal relocationa.Outstanding questions:4.13 )-(Staff Report p. 8 t Open space exhibi d.(Staff Report p.11)Parking Exhibit c.(Staff Report p.11)Site Amenity Plan b.(Staff Report p.8 and p.15)Landscaping Plan a.Staff report indicates multiple exhibits to be revised; including the:3.2.Staff report not submitted to the public in a timely manner1. E IDIAN:--- .J A Fi V AGENDA ITEM ITEM TOPIC: Public Hearing for West Valley Emergency Center (H-2022-0065) by Fulmer Lucas Engineering, LLC., located at the southwest corner of N. Levi Ln. and N. Rustic Way Application Materials: https://bit.ly/H-2022-0065 A. Request: Development Agreement Modification to the existing development agreement for Prescott Ridge (Hospital Portion) (Inst.#2021-132724) to update the phasing plan and modify the provision requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance.B. Request: Conditional Use Permit for a hospital in the C-G zoning district. PUBLIC HEARING SIGN IN SHEET DATE: December 1, 2022 ITEM # ON AGENDA: 7 PROJECT NAME: West Valley Emergency Center (H-2022-0065) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name I 1 11 t1 P�\, fiw � i bt �5(�-- -✓ � ����t ��.�- . 2 sdltp �I• � 1isS c� G Iii��. Krlcl (ama 3 ( ? `�, Sece�ti t Y V" Lai 5 ,!1(r 6 k 7 8 9 10 11 12 13 14 STAFF REPORT E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H O HEARING December 1,2022 Legend DATE: Project Location TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2022-0065—West Valley Emergency Center—MDA, CUP,ALT ' o LOCATION: Southwest corner of N. Levi Ln./N. _ EF Rustic Oak Way, in the NW 1/4 of Section - 28,Township 4N.,Range 1 W. (Parcel -- #R6991222250) EH Fin I. PROJECT DESCRIPTION Modification to the existing Development Agreement for Prescott Ridge(Hospital Portion) (Inst. #2021- 132724)to update the phasing plan and modify the provision requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance; and conditional use permit for a hospital in the C-G zoning district. Alternative compliance is requested to UDC 11-3H-4D,which requires noise abatement to be provided for residential and other noise sensitive uses,including hospitals,adjoining state highways. Alternative compliance is also requested to UDC 11-3B-7C,which requires trees to be planted within the required 35-foot wide street buffer along W. Chinden Blvd., an entryway corridor. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 16.46 Future Land Use Designation Mixed Use—Regional(MU-R)&Medium Density Residential(MDR) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Hospital with an emergency center Current Zoning General Retail&Service Commercial(C-G) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 7/11/2022 attendees: Pagel History(previous approvals) H-2022-0047(DA Inst.#2021-132724);PBA-2022-0024 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study No es/no Access Access is proposed from Rustic Oak Way via W. Chinden Blvd. at the east boundary of (Arterial/Collectors/State the site.An emergency access is proposed from N. Serenity Ln.via W. Chinden Blvd. at Hwy/Local)(Existing the northwest corner of the site. and Proposed) Trip Generation 279 additional vehicle trips per day& 17 additional vehicle trips per hour in the PM peak hour(estimate) Wastewater • Distance to Sewer Sewer will come from the Prescott Ridge Development to the South. Services • Sewer Shed • Estimated Project See Application Sewer ERU's • WRRF Declining Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns Water • Distance to Water Services • Pressure Zone • Estimated Project See application Water ERU's • Water Quality Page 2 1 1 1 1 1. • 1 1 1 �s�l�-__� :nul t 1`Rnn 1 Il•�p= a nuR�-� - • - �ACH�INh�^��- - f --' lll��tlI-- � : �.1 dal�' rM•au r j-. Neill ,7, 411111 •IIII 1"r�V- 1111 nu1 - • , - '.�NF 141I. �,111 n /yl� WAlll1gym' IN. zI'.- 1.11111-r.��r-_ �Illlll�palall•IIIIIII 11111 R.• __ ♦li 1 N.y ^ n y111111}I 111} 1111 WIIR,._ n y'd111111i.M •IIIIIINt� - �IIIIIflH Jlla +► -1111'lllllll-=,liiii�ii iiliir"'= fd,Illlnlr+lhPl id uuunw��n Tun unw __? ^ ,Ih�,_RIUN�inllnl mmiii���illl a! ur'li�n uu}n Iluum- __= ^yl II.rR,I iniiium�imnn�m un nuullnnl i,,,,,,,,,,,,,,, -illlllllllllll lllllle 5 II IIIIIIIIn= _ 1 1 1 1 1 1 1 l l 1 _ 1_ ■ �.. d•1• u- La a•1 yr - � to{l/i 1 �. .•� �r.�t nNil _ �y{/{�,' ! �•nl �fu-- �irq�ria`i y� �� ��1I��I RI'I'�.I�u,�. niii�rrlii �- �Lllllllllil• E � CHIND'FJ ., ��i 'a r_urluq s. TA �� •�,_^ �l`�4�i� L II'I�il;ri il'�I y=Pii y���� ��H•- 1 11111 1 • alRllll �1111111111111111�-�-w-� U I I IIIIIIIII I III Ill 11•In1��/� y11�ti� ��� rllll:-.. 1liiii iiiiii��Ih��� l uu' �I��nau'n r.w:- yuu6 nuulnRm ���. llii u "G.nu na..��.- � linuu.na 4ouuuS L:•II�I'I�� _ =��=1�-^'u�� nnul un t -• - Ilnun-_ � I �-�r=1=1I- :�i •. _ �IIIInU nn luml i IIIIInP •u iiii mml 7:�i� l�I�f- Ilfllll•O �n-nu now :/1�moor+Ihm unw luuuu-�,���;; �_ ___ -::�J'„un1111111 41111111�1111111111111111111n1_ IlLv.=-- Illlln•�tln 1Y11a11111n1a - _ _unn ��• �:�:_ �=IIIIIIIIIlI�IIIIIII�II1111111 lIIIIIIIIRI -- 0.1.31111- 1111111111�_� m _ IIIry111111 IIIIII= c 111111 1111111111 � I- III. APPLICANT INFORMATION A. Applicant: Hugh Lucas,Fulmer Lucas Engineering,LLC—2002 Richard Jones Rd., Ste. B200,Nashville, TN 37215 B. Owner: West Valley Medical Center, Inc. —c/o HCA Healthcare, Inc. —One Park Plaza,Nashville,TN 37203 C. Agent/Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 11/16/2022 Radius notification mailed to properties within 300 feet 11/10/2022 Public hearing notice sign posted 11/18/2022 on site Nextdoor posting 11/10/2022 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORG/COMPPLAN): Land Use: This property is designated Mixed Use—Regional(MU-R) on the Future Land Use Map(FLUM). The purpose of the MU-R designation is to provide a mix of employment,retail,and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D(pg. 3-17). The Appliant proposes to develop a hospital with an emergency room and medical offices on this site. This use was conceptually approved with the annexation for Prescott Ridge subdivision. This site is located near a major arterial intersection,W. Chinden Blvd. and N. McDermott Rd. and the future SH- 16/Chinden Blvd. interchange. Transportation: ACHD's Master Street Map (MSM) depicts a residential collector street along the eastern boundary of this.A collector street(Rustic Oak Way) is planned with development along the east boundary consistent with the MSM. COMPREHENSIVE PLAN POLICIES(https:llwww.meridiancity.or /�compplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) Page 4 City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Ensure that quality fire protection,rescue and emergency medical services are provided within Meridian."(4.11.03) The proposed hospital with an emergency room and medical offices will provide much needed medical services in north Meridian. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) The proposed development incorporates an 8-foot tall solid CMU wall and a 30 foot wide densely landscaped buffer along the west property boundary adjacent to existing residential uses to assist in screening and buffering the proposed use. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed emergency room associated with the hospital is located approximately 460 feet away from the residential neighborhood to the west, which should minimize conflicts between land uses. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are required to be provided to and though this development in accord with current City plans. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with development as proposed. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits." (4.05.03B) Development of the subject vacant land, currently in the City limits, is encouraged over parcels on the fringe of the City. The development of this property will result in better provision of City services. VI. STAFF ANALYSIS A. DEVELOPMENT AGREEMENT MODIFICATION(MDA) A modification to the existing Development Agreement(DA) (Prescott Ridge—Hospital Portion H— 2022-0047,Inst. #2021-132724))is proposed to to update the phasing plan and modify the provision requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance. The existing phasing plan is for the overall Prescott Ridge development,which is being developed separately from the proposed development.A phasing plan for the subject property is proposed to replace the existing plan. The emergency room and perimeter buffers along the north,west and south boundaries of the site are proposed to develop with the first phase; the medical office building with retail and restaurant uses is proposed to develop with the second phase; and the hospital is proposed to develop with the third and final phase of development. The collector street(Rustic Oak Way)and associated street buffer will be constructed by the developer of Prescott Ridge Subdivision with their first phase of development. See phasing plans in Sections V111.A &B. Staff is supportive of the proposed change to the Page 5 phasing plan that includes more detailed phasing for the subject property and separation from the residential portion of the development under separate development. DA provision#5.1.3 states, "Noise abatement shall be provided in the form of a berm or a berm and wall combination parallel to W. Chinden Blvd./SH 2O-26 constructed in accord with the standards listed in UDC 11-3H-4D."The Applicant proposes a modification to the provision as follows, "Noise abatement shall be provided in the form of a berm or a berm and wall combination parallel to W. Chinden Blvd./SH 20-26 constructed in accord with the standards listed in UDC 11-3H-4D or by an alternative compliance proposal as defined in UDC 11-3H-4D.4."Staff is amenable to the proposed change as UDC 11-3H- 4D.4 states, "The Director may approve alternative compliance as set forth in Chapter 5, "Administration", of this title where the Applicant has a substitute noise abatement proposal in accord with ITD standards and prepared by a qualified sound engineer." B. CONDITIONAL USE PERMIT(CUP) A CUP is proposed for an 11,241 square foot emergency medical facility on 2.4-acres of land,ultimately planned to be part of a hospital campus, on a total of 16.46-acres of land in the C-G zoning district as required by UDC Table 11-2B-2. The emergency facility is proposed in Phase 1 and the hospital is proposed in Phase 3,per the phasing plan in Section VIII.B. An application for a modification to the CUP will be required to be submitted for approval of the hospital. Dimensional standards: Compliance with the dimensional standards listed in UDC Table 11-2B-3 is required. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the specific use standards listed in UDC 11-4-3-22,as follows: Staff's comments in italics. A. If the hospital provides emergency care,the location shall have direct access on an arterial street. The City Council previously deemed the access for the emergency room via Rustic Oak, a collector street, meets the intent of this standard as noted in the DA (provision#5.1.10). B. Accessory retail uses including,but not limited to,retail shops, food or beverage service, and personal service shops,may be allowed if designed to serve patrons of the hospital and their visitors only. C. No hospital shall be located within one thousand(1,000)feet of the following uses: Explosive manufacturing or storage, flammable substance storage, foundry, freight and truck terminal, manufacture or processing of hazardous chemicals,power plant, food product storage and processing plant. Access: Access is proposed from two (2) access driveways via Rustic Oak Way, a future collector street along the east boundary of the site; an emergency only access driveway is proposed from the west via Serenity Ln., a private street. Direct access via Chinden Blvd./SH 2O-26 is prohibited. Sidewalks: A detached sidewalk is required along W. Chinden Blvd.per UDC 11-3A-17. Because the Pathways Master Plan depicts a 10-foot wide pathway along Chinden, Staff recommends a 10-foot wide detached pathway is provided within the street buffer in lieu of a sidewalk. Pathways: Ten-foot(10')wide pathways are proposed within the street buffer along Chinden and within the land use buffers to residential uses along the west and south boundaries of the site in accord with the Pathways Master Plan. These pathways are required to be placed in a 14-foot wide public pedestrian easement.An easement for such should be submitted to the Planning Division for Council approval and recordation prior to issuance of Certificate of Occupancy for the proposed use. Page 6 Landscaping: A 35-foot wide street buffer is required to be provided on this site along W. Chinden Blvd./SH 2O-26, an entryway corridor, landscaped per the standards listed in UDC 11-3B-7C. The street buffer is measured from the back of curb;where the transportation authority is anticipating future widening of the street,the width of the buffer is measured from the ultimate curb location. There is a large expanse of land within the right-of-way along Chinden that can be counted toward the street buffer requirement if landscaped per the standards in UDC 11-3B-7C.3; landscaping may be allowed through a license agreement with ITD. Because this is an entryway corridor, enhanced landscaping should be installed in accord with the standards listed in UDC 11-3B-7C.3.A revised landscape plan should be submitted with the Certificate of Zoning Compliance application that reflects compliance with standards listed in UDC 11-3B-7C,including enhanced landscaping along the entryway corridor (i.e.Chinden Blvd). Alternative Compliance is requested to the landscape standards in UDC 11-3B-7C.3,which require a minimum density of one(1)tree per 35 linear feet along with shrubs,lawn or other vegetative groundcover,to be installed within the street buffer along W. Chinden Blvd. On the western portion of the site,the buffer area is constrained where the emergency access road is proposed to the north of Peregrine Heights Subdivision. In this area,the trees are proposed on the south side of the driveway. Because driveways are an allowed impervious surface in street buffers and the required number of trees are proposed on the south side of the driveway, Staff sees no purpose for the request as the proposed landscaping appears to meet UDC standards; thus, Staff recommends denial of the request. A 25-foot wide buffer is required to adjacent residential uses to the west and south, landscaped per the standards listed in UDC 11-3B-9C as proposed. A 30-foot wide buffer is proposed with an 8-foot tall wall, landscaped with a mix of evergreen and deciduous trees, shrubs and lawn,which should result in a barrier that allows trees to touch at the time of maturity. Irrigation: All landscape areas shall be served with an automatic underground irrigation system that complies with the performance specifications listed in UDC 11-3B-6B(this includes the native dryland seeded areas within the right-of-way along Chinden Blvd.). Noise Abatement: Because a noise sensitive use(i.e. a hospital) is proposed adjacent to W. Chinden Blvd./State Highway(SH)20-26,noise abatement in the form of a berm or a berm and wall combination is required to be provided within the street buffer along the state highway in accord with the standards listed in UDC 11-3H-4D. The top of the berm or berm/wall is required to be a minimum of 10-feet higher than the elevation at the centerline of the highway. The Applicant requests alternative compliance to this standard to not provide noise abatment along the entire frontage of the site adjacent to the state highway.Per UDC 11-3H-4D.4, the Director may approve alternative compliance as setforth in UDC 11-5 where the Applicant has a substitute noise abatement proposal in accord with ITD standards and prepared by a qualified sound engineer. The Applicant states that strict conformance to these standards is not possible due to physical constraints present on the property. The emergency vehicle access from Serenity Lane via W. Chinden Blvd./SH 20- 26 from the west is required to be a minimum of 20-feet wide—at its narrowest point it's only 20.9-feet wide,which is not sufficient to accommodate construction of the emergency access and a berm or berm/wall combination,as required. There is room for landscaping within ITD's right-of-way(ROW) along Chinden Blvd./SH 2O-26 with a license agreement; however,ITD does not allow walls within their ROW. Additionally,the first 20-feet of the property south of the northern property boundary is encumbered with a 20-foot wide ITD easement(Inst. #2015-010191)which further constrains the property. The Applicant states this is an irrigation easement for a waste ditch that served this site; if no longer needed,the Applicant should pursue abandonment of this easement. To mitigate the noise impacts to the building/use,the structure is proposed to be set back over 400-feet south of the northern right-of-way line along the state highway. The Applicant states this setback provides significant reduction in noise levels (even when accounting for future traffic growth)and brings the noise levels to Page 7 within national hospital design standards which require no noise abatement and meets the UDC requirements' intended purpose. A Site Noise Study and Barrier Wall Evaluation was performed by a licensed acoustical engineer and submitted with this application. Their findings state that the current and predicted future noise levels at the site meet the 2018 FGI Minimal category at both the proposed hospital fagade and outdoor use area. The Minimal category indicates that mitigation is not needed at outdoor patient seating areas and that the fagade could be constructed using typical means and materials with mechanical ventilation. Staff is amenable to the Applicant's proposal to located the building 400+feet to the south of the state highway to lessen the noise impacts as proposed,however,Staff recommends a minimum 3-foot tall berm with no less than 4:1 slope is provided within the street buffer for aesthetic reasons(i.e. to screen the parking area) since the site is located along an entryway corridor into the City, consistent with UDC 11-3B-7C.3f. Parking: Off-street vehicle parking is required per the standards listed in UDC 11-3C-6B.1. Based on the 11,241 square foot facility, a minimum of 22 parking spaces are required. A total of 47 spaces are poposed, in excess of UDC standards. Bicycle parking is required per the standards listed in UDC 11-3C-6G. Based on 47 vehicle parking spaces, a minimum of two(2)bicycle spaces are required. A total of three(3) spaces are proposed, in excess of UDC standards. Bicycle parking facilities should comply with the location and design standards listed in UDC 11-3C-5C. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VIII.E. Building materials consist of EIFS,thin stone veneer and corrugated roof screen wall panels. Final design is required to comply with the design standards in the Architectural Standards Manual. VII. DECISION A. Staff: Staff recommends approval of the proposed modification to the existing Development Agreement and Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. The Director has conditionally approved the request for Alternative Compliance to the noise abatement standards listed in UDC 11-3H-4D; and denied the request for Alternative Compliance to the landscape standards listed in UDC 11-3B-7C for the reasons noted above in Section VI,per the Findings in Section X. Page 8 VIII. EXHIBITS A. Existing Phasing Plan for Overall Development(Prescott Ridge) PHASE BUILDABLE r y..1 Cr R E' - ♦ `V .i _ LOTS � 44 3 41 a 4 43 N g 41 8 37 S PHASE 1 39 If = S 46 = w 9 14 x TOTAL s I BUILDABLE 37C _ I , LOTS a I t � HHAS- i h7n .oQ gg g ENGINEERING .' oa PHASE 3 QZr' 1 OF 1,<,IE Page 9 B. Proposed Phasing Plan for Hospital/Medical Center Site W.CIIIMUfN BLVD. -u„ �Ifllllllll�lllllfllll �IIII IIIIII nFc rcc[ssyI PRAS ore aumrnrm — — RMEsrALPME7A11! � nlx�urc — P _ a 11 Amce.MEE - LILL Uy�l1lJ1Lv11I:.....J llr �! II.I I1f 1IlJ1Ll11L.. — - < a PHh3E 1 FSERANb *{ TWrsl�clir 0 ¢ • �" 9E R—ER BUFFERS = _� RUSTIC OAYWAYANDMJACFNT' �cc LANGSOAPING TO BE CONSTRUCTED EY — — = nvr mr sxnm o noron..en �;s�• QIkEF.fiS ASPART.9,ESEPA9hFEP1hLL. II.IIILL1 R1fTlllll IfI111Tll��ll[III ll IF nE3ceniw CexnFtncn�nl� e Rx EX.2.0 `LJ Pllanan 450 Stele:1'_]M]Sf1' Page 10 C. Site Plan(dated: 9/29/2022) ------------ --------------------------- - - ------------ ---------------——------- --4--- -------- FULMUR LUCAS13 WEST VALLEY EFZ MERIDI:��-HCA--TV -5-TCHINDEM- 4 f ----------- ----------- -- ___ ------------------------ ---------------------------- ----- - ---------------------------- ---------------------------- PA-GLE-D LAYOUT PLAN L c-1-o Page 11 D. Landscape Plan(dated: 7/22/2022)—full plan set —. o_ t , !" WEST CHINDEN BLVD.-- 17 ; J " ■ 1 0 1 ooaooflfl0000da000000©floo w 1 ' -- 770 z g 1 1 1 VICINITY MAP 7 6` 1 1 O- �, 6$HEET L1.1 1 SHEET L1.2 1 d DEVELOPMENT FEATURES vimm $ 1 1 SHEET L1.3 I �w ----�,- ------.L. -� ---------------'-- - -------------- - �y= z LANDSCAPING INFORMATION 1 _ C, �. ��arawEa ' 1 O---� - 1 P W A rA /SZH, EETL1.4 4 }---SHEET L1.5 --' -SHEET L1_6- m I -----1-*---------- - - +----------------- ----------------- c� ¢C?ti a� P h A fQ� iSHEET L1.7 i ' i l SHEET L1.8 i SHEET L1.9 1 1 i z d � 0 a --------� 1 ----1------ ---------------- I W 1 Q-GQ0 - ----i-------------------------------------- 0 (bOVERALL LANDSCAPE PLAN DISCLAIMER: 0 LANDSCAPE SET SHEET INDEX SHEETS L1-7-L'I 4 DETAILED LANDSCAPE PLANS - SHEET L2.0 LANDSCAPE NOTES AND DETAILS. A B C E F G H J K L M N 0 P Page 12 E. Elevations(date: 4/27/2022) ■ O EASTP ELEVATION m g. ---_-_-_ _-_-._-_-.-._-_-_---1_- PRELIMINARY NOTEOR CONSTRUCTION - - - - - - - - - - - WESTVALLEYER- ��..,.®..�.,.�w.,a,���,.,a. Un SOVT,ELEVATION �..��w nTI_ (YID W EST ELEVATION �- y EXTERIOR ELE4ATIONSoID 4 4 I U NORTH ELEVATION moo, A201 Page 13 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Development Agreement Modification: 1. The phasing plan included in Section VIII.B shall replace the original phasing plan in the existing Development Agreement(DA)(Inst. #2021-132724). 2. Provision#5.1.3 in the existing agreement shall be modified as follows, "Noise abatement shall be provided in the form of a berm or a berm and wall combination parallel to W. Chinden Blvd./SH 20- 26 constructed in accord with the standards listed in UDC 11-3H-41)or by an alternative compliance proposal as defined in UDC 11-31-14DA." The amended DA shall be signed by the property owners) and returned to the City within six (6) months of City Council granting the subject modification. Conditional Use Permit: 3. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict the location and a detail of the bicycle rack that complies with the location and design standards listed in UDC 11-3C-5C. b. Depict a minimum 35-foot wide street buffer along W. Chinden Blvd.with landscaping in accord with the updated standards listed in UDC 11-3B-7C.3. Enhanced landscape design features shall be provided within the street buffer along Chinden Blvd., an entryway corridor, in accord with UDC 11-3B-7C.3f, including a minimum 3-foot tall berm with no less than 4:1 slope to screen the parking area. Include calculations that demonstrate compliance with the standards. Landscaping may be allowed within the right-of-way along Chinden Blvd. with a license agreement with ITD. 4. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the proposed multi-use pathways within the site along the north,west and south property boundaries, prior to issuance of Certificate of Occupancy for the proposed use. 5. The Applicant should pursue abandonment of the 20-foot wide ITD easement(Inst. #2015-010191) that runs along the northern boundary of this site and constrains the property if the easement is no longer needed. 6. All landscape areas shall be served with an automatic underground irrigation system that complies with the performance specifications listed in UDC 11-3B-6B(this includes the native dryland seeded areas within the right-of-way along Chinden Blvd.). 7. Comply with the standards listed in UDC 11-4-3-22 for hospitals. 8. The Applicant's request for Alternative Compliance to the noise abatement standards listed in UDC 11-3H-4D was approved by the Director with the condition a minimum 4-foot tall berm is installed within the street buffer along W. Chinden Blvd. 9. An application for a modification to the Conditional Use Permit shall be submitted for approval of the hospital prior to the third phase of development. 10. Certificate of Zoning Compliance and Administrative Design Review applications shall be submitted and approved for the proposed use prior to submittal of a building permit application. 11. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord Page 14 with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-513- 6F. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Extend 8" water main to area of hydrant and then install the 6" lateral and hydrant. See mark up on sheet C-3.0. This would also allot the fire line and water meter runs to be shorter. 1.2 Both the fire hydrant lateral and the Fire line are called out as "Fire Lines". Call them out differently as the fire hydrant lateral is public and requires an easement where the fire line is private and does not require an easement. 1.3 The fire hydrant lateral has a tee.No other item can connect to an 6" fire hydrant lateral except a single hydrant. So tee would not be allowed. 1.4 Provide a 20'easement for the water line, fire hydrant lateral, and service up to the meter. Extend easement 10'beyond the hydrant and water meter. 1.5 Subject to the Oaks Lift Station and Pressure Sewer reimbursement agreement. 1.6 Sewer will come from the Prescott Ridge Development to the South. 1.7 Ensure no sewer services cross infiltration trenches. 1.8 To and through must be brought to parcels SO428120750, SO428120715, and S0428120651. 1.9 Any unused stubs must be abandoned per City requirements. 1.10 A future install agreement for Chinden Blvd will be required for the development of this property in the amount of$140,000.00. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B)for Page 15 review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. Page 16 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT No comments were submitted. D. POLICE DEPARTMENT No comments were submitted. E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) hgps://weblink.meridiancity.org/WebLink/Doc View.asp x?id=278539&dbid=0&repo=MeridianCiiy F. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=276952&dbid=0&repo=MeridianCiiy X. FINDINGS A. Conditional Use Permit(UDC 11-513-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: Page 17 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G district(see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds that the proposed use is consistent with the Comprehensive Plan and is allowed as a conditional use per UDC Table I1-2B-2 in the C-G zoning district. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for and existing in this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use should not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. Staff finds that essential public services are available to this property and that the use will be adequately served by these facilities. B. Alternative Compliance(UDC 11-513-5): In order to grant approval of an alternative compliance application,the Director shall determine the following: In regard to the request for alternative compliance to the standards listed in UDC 11-3H-4D: 1. Strict adherence or application of the requirements is not feasible; OR The Director finds strict adherence to the standards listed in UDC 11-3H-4D is not feasible for the western portion of the site where site constraints exist north of Peregrine Heights Subdivision; however, the Director finds it would be feasible on the eastern portion of the site outside of the ITD easement area. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative means of compliance ofproviding a building setback of over 400 feet from the state highway provides an equal means for meeting the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. Page 18 The Director finds that the proposed alternative means will not be detrimental to the public welfare or impair the intended use%haracter of the surrounding properties. In regard to the request for alternative compliance to the standards listed in UDC 11-3B-7C: 1. Strict adherence or application of the requirements is not feasible; OR The Director finds strict adherence to the standards listed in UDC 11-3B-7C is feasible. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative means of compliance of providing trees on the south side of the emergency access driveway does not conflict with the required landscape standards; therefore, alterative compliance is not needed. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative means complies with UDC standards as-is— alternative compliance is not needed. Page 19 E IDIAN;--- Applicant Presentation PROJECT NAME: MERIDIAN FSER ZONING: CURRENT ZONING: RUT, PROPOSED ZONING: (C-G) SURROUNDING ZONING:RUT(EAST),R-15(SOUTH), R-8(EAST AND SOUTH), _ _ _ C-G(NORTH) - - - - USE PLANNED USE HOSPITAL NORTH AND SOUTH-VACANT LOT, Devenne SURROUNDING USES EAST AND WEST-SINGLE-FAMILY RESIDENTIAL y Group Ltd., Architects !N. Ch1nd017 B/11d./HlNY20126(Pub/ic) 0 0_ SITE CRITERIA 201 W. Indian School Road w w Phoenix, Arizona 85013 UO LL TOTAL PARCEL: 16.46 AC (-717,000 SF) a0 m r �— PHASE 1: 2.4 AC T: 602.943.8950 SECURITY GATE d chi I I I I III RIGHT-OF-WAY AREA 0 SF F: 602.943.7645 /L BUILDING FOOTPRINT AREA 11,241S.F. www.devenneygroup.com - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - . . LANDSCAPE AREA (87%) ———— — — f NUMBER OF PARKING SPACES PROVIDED(23 REQ.) 57(53 STANDARD,4 ACCESSIBLE) Cn I NUMBER OF BICYCLE PARKING SPACES PROVIDED F _ 3 SPACES REQ. 3 Consultant: —— — —— —— ———— ———— — ———— ——— ———— —— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ( ) — - ---- ---- ---- ---- ---- - I I — - -- -- -- -- - - - - - - - - - - - - - - - - - t — :I III a REPAIR 10' PATHWAY WHERE 11I � T I I I F U L M E R L U C A S o DRIVEWAY ACCESS REMOVED DER I W o �� — NOTES: I OP�0 0�051 / I W= II jj�II I I 11. CONTRACTOR SHALL CHECK ALL FINISHED GRADES AND DIMENSION IN 2002 RICHARD JONES RD-SUITE B200 ZO TPE g09 I ° I THE FIELD AND REPORT ANY DISCREPANCIES TO THE OWNER'S NASHVILLE,TENNESSEE 37215 Eso g5055 I o z �� — LI I I I III REPRESENTATIVE PRIOR TO BEGINNING WORK. INFO@FULMERLUCAS.COM-(615)345-3770 �' I IDAHO FIRM LICENSE#C-4369 10'MIXED-USE PATHWAY i I.11 I I 2. THE CONTRACTOR SHALL VERIFY THE EXACT LOCATION AND INVERT OF FILE JOB NUMBER 1242-04 ALL EXISTING UTILITIES AND STORM DRAINAGE. TAKE CARE TO PROTECT UTILITIES THAT ARE TO REMAIN. REPAIR CONTRACTOR CAUSED DAMAGE 0 0 i I I .II III ACCORDING TO LOCAL STANDARDS AND AT THE CONTRACTOR'S II EXPENSE. COORDINATE ALL CONSTRUCTION WITH THE APPROPRIATE Z I I L II I I UTILITY COMPANY. II I I I I 3. THE CONTRACTOR SHALL CONFORM TO ALL LOCAL CODES AND OBTAIN S\0 NA L z m V I I III I I II ALL PERMITS PRIOR TO BEGINNING WORK. IFS F�/Y o ENS E4. PROVIDE A SMOOTH TRANSITION BETWEEN EXISTING PAVEMENT ANDCID Z I PER/NSTRUr NEW PAVEMENT. FIELD ADJUSTMENT OF FINAL GRADES MAYBE No.202» I I I NECESSARY. INSTALL ALL UTILITIES PRIOR TO INSTALLATION OF FINAL 20811 PAVEMENT. PRELIMI y NOT FOR CON T CTION LP 5. CONCRETE WALKS AND PADS SHALL HAVE A BROOM FINISH. ALL G�9TE OF�oP CO CONCRETE SHALL BE CLASS"A"(4,000 PSI) UNLESS OTHERWISE NOTED. ti RO SS I m I IMPROVED RUSTIC OAK WAY(BY OTHERS) I I l 6. ALL DAMAGE TO EXISTING ASPHALT PAVEMENT TO REMAIN WHICH I� I I I` II III RESULTS FROM NEW CONSTRUCTION SHALL BE REPLACED WITH LIKE MATERIALS AT THE CONTRACTORS EXPENSE. V I I II 7. DIMENSIONS ARE TO THE FACE OF CURBS, EDGE OF CONCRETE, OR TO IF THESE PLANS DO NOT BEAR THE SEAL OF A REGISTRANT,THEY ARE TO � I I BE CONSIDERED"PRELIMINARY"AND ARE NOT TO BE USED FOR THE FACE OF BUILDING, UNLESS OTHERWISE NOTED. CONSTRUCTION OR RECORDING. THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN"ARCHITECTURAL WORK" II I I I'I 8. ALL CURB TURNOUT, EDGE OF PAVEMENT,AND STRIPING RADII ARE FOUR UNDER SEC.102 OF THE COPYRIGHT ACT,17 U.S.O.AS AMENDED DECEMBER I I I II II I FEET(4')UNLESS OTHERWISE NOTED. 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE PROTECTION INCLUDES BUT IS NOT LIMITED TO THE 9. CONTRACTOR TO VERIFY ALL REQUIRED CLEARANCES FROM OVERHEAD OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, 1 I I I I POWER LINES PRIOR TO THE START OF CONSTRUCTION. UNAUTHORIZED USE OF THESE PLANS CAN LEGALLY RESULT IN THE I I I I CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/OR 10. CONTRACTOR SHALL EXERCISE EXTREME CAUTION IN THE USE OF MONETARY COMPENSATION TO DEVENNEY GROUP LTD. EQUIPMEF F I I .I I I NT IN AND D AROUND DT ANY TIME IN HE PURSUIT OVERHEAD PDT OF THIS WORK,OUND ELECTRICAL K SECURITY GATE � � AMBULANCE DROP-OFF WIRES AN SERVICES. IF A I II I:•I � THE CONTRACTOR MUST WORK IN CLOSE PROXIMITY OF THE ABOVE III I NOTED WIRES,THE ELECTRICAL COMPANY SHALL BE CONTACTED PRIOR WEST VALLEY ER- - TO SUCH WORK AND THE PROPER SAFETY MEASURES MUST BE TAKEN. MERIDIAN 11. IN EASEMENTS AND RIGHTS-OF-WAYS, CONTRACTOR SHALL PROTECT I AND RESTORE SAID PROPERTY TO A CONDITION SIMILAR OR EQUAL TO THAT EXISTING AT THE COMMENCEMENT OF CONSTRUCTION, EXCEPT AS HCA - WEST VALLEY ER- -� NOTED. MERIDIAN 12. THE CONTRACTOR SHALL COMPLY WITH ALL PERTINENT PROVISIONS OF FHH — — I I THE"MANUAL OF ACCIDENT PREVENTION IN CONSTRUCTION" ISSUED BY 5775 WEST CH I NDEN BLVD. - 44 f AC OF AMERICA, INC.AND THE"SAFETY AND HEALTH REGULATIONS FOR s 11 III p I 1 l I I CONSTRUCTION' ISSUED BY THE U.S. DEPARTMENT OF LABOR. MERIDIAN, IDAHO 83646 MAIN ENTRANCE AND I I II 13. SURPLUS MATERIAL NOT REQUIRED FOR SITE CONSTRUCTION SHALL BE PATIENT LOADING ZONE I �` I I I DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE I• I k I AFTER THE OWNER'S APPROVAL AT A PROPERLY PERMITTED LOCATION. 14. FILL MATERIAL REQUIRED SHALL BE BORROWED AT THE CONTRACTOR'S EXPENSE. AUTHORITY HAVING JURISDICTION: 15. TRAFFIC CONTROL, IF REQUIRED, SHALL BE PROVIDED BY THE CITY OF MERIDIAN I CONTRACTOR AT THE CONTRACTOR'S EXPENSE. IDAHO DEPARTMENT OF HEALTH� r IDAHO STATE FIRE MARSHAL: �1� I I I I III 16. IN THE EVENT OF ANY DISCREPANCY AND/OR ERROR FOUND IN THE DRAWINGS, OR IF PROBLEMS ARE ENCOUNTERED DURING AUTHORITY HAVING JURISDICTION'S PROJECT NO: - - - -- - -- - - - - - - - 1 — _ \ \ — — — — — — — — — — — — . I CONSTRUCTION, THE CONTRACTOR SHALL BE REQUIRED TO NOTIFY THE ENGINEER IN WRITING BEFORE PROCEEDING WITH THE WORK. IF THE \ _ _ _ _ _ _ _ I _ O I .I ENGINEER IS NOT NOTIFIED,THE CONTRACTOR SHALL TAKE 1 I RESPONSIBILITY FOR THE COST OF ANY REVISION. FACILITY NUMBER: \ I 65'ACCESSEA �I 17. CONTRACTOR SHALL BID AND PERFORM THE WORK IN ACCORDANCE WITH DER INS T — �--�I i ALL LOCAL, STATE,AND NATIONAL CODES AND THE REQUIREMENTS OF No.202>- I I I THE LOCAL UTILITY COMPANIES. 18. BUILDING CONTROL POINTS, GRADE AND OFFSET STAKES ARE TO BE SET AGENCY APPROVALS: PROPOSED 8'CMU WALL ON 2'TALL BERM — I — — — • BY THE CONTRACTOR. WITH DECORATIVE TEXTURE AND COLOR. I I I ._ — — I 19. PROVIDE 24"TAPER ON ENDS OF ALL CURBS THAT TERMINATE. WALL TO BE STUCCO FINISH PROPOSED 20' IRRIGATION EASEMENT ❑T I 'ERTYDRA/NAGE,UT/L Y I I 14/NTZ7NANCEEASEME T I REVISIONS IIll REV# DESCRIPTION DATE I I I'I I I I I'J I I — — I 10' MIXED-USE PATHWAY 30' LANDSgAPE BPFFER I I I I I SEE LAND CAPE LANS II - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -�z I I I I " J I DATE: 09/29/2022 SCALE: AS INDICATED m w I p DRAWN: SA U cU) REVIEWED: RL o a I I I II I I JOB NUMBER: HCA: 3120100010 63101.00 QJ LII I I _j Lu 3 oM w j I I;i r P"IN LEGEND LANDSCAPE LEGEND _ _ _ _ _ _ _ _ _ _ — - - - - - - - - - - - - -- - - - - - - - - - - -- -a - - - - - - - - - - - - - - - - - - - - - - - - --- I �SPHALT •`.'.`• • ' . TALL FESCUE I� I I L� PAVEMENT ,•,•,•,•,• . � TURF SOD OVERALL SITE N + III LAYOUT PLAN CONCRETE SIDEWALK SE TIO N EA D TY I 0 25 50 100 150 N Q a s ON ET I PROPOSED 8'CMU WALL 2 a° a P VE ENT WITH DECORATIVE TEXTURE AND COLOR. SCALE: 1"-50' S CTI N WALL TO BE STUCCO FINISH - �� I 1 . 0 �o I _ L i F N LEGEND GRADING PLAN NOTES: -RID- ROOF DRAIN TRUNK LINE SO SANITARY SEWER MANHOLE TC-TOP OF CURB E DOMESTIC WATER SERVICE 1. ALL PIPES UNDER EXISTING PAVED AREAS SHALL BE BACKFILLED TO TOP OF SUBGRADE WITH CRUSHED STORM PIPE (SEE PLANS FOR MATERIAL) (S J STORM SEWER MANHOLE TP-TOP OF PAVEMENT STONE UNLESS PUBLIC WORKS SPECIFICATIONS REQUIRE FLOWABLE FILL. G- GAS SERVICE 2. CONTRACTOR TO VERIFY ALL EXISTING UTILITY ELEVATIONS AND GRADES PRIOR TO BEGINNING WORK. SANITARY SEWER SERVICE EXISTING CONTOUR CURB INLET BC- BOTTOM OF CURB NOTIFY ENGINEER IMMEDIATELY OF ANY DISCREPANCIES FROM THE PLANS. 562 PROPOSED CONTOUR 0 CATCH BASIN 3. CONTOUR LINES AND SPOT ELEVATIONS ARE THE RESULT OF DETAILED ENGINEERING GRADING DESIGN OH-E- OVERHEAD ELECTRIC SERVICE SW-SIDEWALK AND REFLECT A PLANNED INTENT WITH REGARD TO DRAINAGE AND MOVEMENT OF MATERIALS. SHOULD G R 0 U ■ DRIVEWAY CENTERLINE ® NYLOPLAST DRAIN BASIN THE CONTRACTOR HAVE ANY QUESTIONS OF THE INTENT OR ANY PROBLEMS WITH CONTINUITY OF OH-T OVERHEAD TELEPHONE SERVICE GRADES, THE ENGINEER SHOULD BE CONTACTED IMMEDIATELY PRIOR TO BEGINNING WORK. PROPERTY LINE XXX.XX TOP OF CURB SPOT ELEVATION 4. NO TREES ARE TO BE REMOVED AND/OR VEGETATION DISTURBED EXCEPT AS NECESSARY FOR GRADING PERVIOUS PAVEMENT UNDERDRAIN XXX.XX BOTTOM OF CURB SPOT ELEVATION PURPOSES AND ONLY AS APPROVED BY OWNER'S REPRESENTATIVE. Devenney Group Ltd., Architects ELECTRIC/COMMUNICATION POLE 5. TOPSOIL IS TO BE STRIPPED FROM ALL CUT AND FILL AREAS. IF POSSIBLE, STOCKPILE AND REDISTRIBUTE 201 W. Indian School Road _ - - - - A MINIMUM OF 6" OF TOPSOIL OVER FINISHED LANDSCAPED AREAS UNLESS OTHERWISE STATED ON THE Phoenix, Arizona 85013 - - - - LANDSCAPE PLAN. BAS/SOFBEAR//VGS NORTH I/4 CORNER SECTION FOUND ALUM/NUMCAR UC 6. FILL MATERIAL REQUIRED SHALL BE PLACED UNDER THE SUPERVISION OF A GEOTECHNICAL TESTING FIRM T: 602.943.8950 AP PER OOWNo.2018-049039 AND BE BORROWED AT THE CONTRACTOR'S EXPENSE. F: 602.943.7645 W" ChindenB/vd.IHWY20129(10ub/ic) 7. ALL GRADED AREAS, INCLUDING SLOPES, ARE TO BE SODDED OR MULCHED AND SEEDED WITHIN 14 DAYS www.devenneygroup.com AFTER GRADING IS SUSPENDED OR COMPLETED. 8. ALL SLOPES EQUAL TO OR GREATER THAN 3:1 MUST BE STABILIZED WITHIN 7 DAYS AFTER GRADING IS 18"0,PP/E-2 64 o r SUSPENDED OR COMPLETED. Consultant: O N - 9. GRADING OPERATIONS ARE NOT TO BEGIN UNTIL EROSION CONTROL HAS BEEN INSTALLED AS SHOWN ON ham �4/ �s3? '-'j M" I DRAWINGS, INSPECTED BY CITY OF MERIDIAN STORMWATER DEPARTMENT, AND THE GRADING PERMIT HAS 12 47' - s s - s. •s ; BEEN ISSUED. 71- - 10. SILT BARRIERS SHALL BE CLEANED OF ACCUMULATED SEDIMENT OR REPLACED WHEN APPROXIMATELY .�. 'G. 't8 GialE: Sajz - •G.` - 33/o FILLED WITH SEDIMENT OR DIRECTED BY THE EROSION CONTROL SPECIALIST. i- - , :�- FFU LM ER LUCAS o - - - -• - 11. ALL DIMENSIONS AND LOCATIONS OF TEMPORARY EROSION CONTROL DEVICES SHALL BE SUBJECT TO !qn C 1IL.!JI- - . !vn ! - - - v --- - - - 2528 2529 • ADJUSTMENT AS DESIGNATED BY THE OWNER'S REPRESENTATIVE. 2002 RICHARD JONES RD-SUITE B200 - -_ - - -- - - - 12. WHEN THE TEMPORARY EROSION CONTROL DEVICES ARE NO LONGER NEEDED FOR THE INTENDED NASHVILLE,TENNESSEE 37215 - - - -- - -- - - - - - - - - - - - --- -- - - -- - - - - - VALVE "IRRIGATION �?N �- - - PURPOSE IN THE OPINION OF THE DESIGNATED SITE EROSION CONTROL SPECIALIST, THEY MAY BE INFO@FULMERLUCAS.COM (615)345 3770 REMOVED. FIRM D 2530 / Q�Sa�°0 �Q 1 I I IDFLEOJOB NUMBERE242-p469 o O ER O O cuRa �/ W o PROPOSED INFILTRATION BASIN - - 13. THE CONTRACTOR SHALL PROVIDE THE NECESSARY PROTECTION FOR TREES TO REMAIN IN ACCORDANCE D 0POJ O WITH CITY SPECIFICATIONS. DO NOT OPERATE OR STORE HEAVY EQUIPMENT NOR HANDLE OR STORE 2� TP�S 51 8 9 W 270 56' I MATERIALS WITHIN THE DRIP LINES OF TREES TO REMAIN. \ I u�o '' E o g5 ,690�813" \ - - 14. IF NEEDED, CONTRACTOR SHALL PROVIDE AN AREA FOR CONCRETE WASH DOWN AND EQUIPMENT FUELIN o I IN ACCORDANCE WITH CITY OF MERIDIAN SPECIFICATIONS. CONTRACTOR TO COORDINATE EXACT LOCATION WITH CITY ELECTRIC DEPARTMENT DURING PRE-CONSTRUCTION MEETING. SS10 N A L F 15. PRIOR TO FINAL ACCEPTANCE AND INSPECTION, SEDIMENT MUST BE REMOVED ALL NEW AND EXISTING < 1 I STRUCTURES AND WATER QUALITY SYSTEMS. Q�p� ENS w a � o ST Al o 524_525:526 1 16. CONTRACTOR SHALL PROVIDE ENGINEER WITH AS-BUILT SURVEY INFORMATION OF STORMWATER QUALITY �' Z S3p j27 528-529 AND QUANTITY INFRASTRUCTURE FOR ANALYSIS AND DETERMINATION THE INFRASTRUCTURE HAS BEEN 20$11 z� PRELIMI A Y- NOT FOR CON T CTION INSTALLED PER THE INTENT OF THE PLAN. CONTRACTOR IS TO ALLOW 30 DAYS FOR THE ENGINEER TO SUBMIT SUCH DETERMINATION TO THE STORMWATER DEPARTMENT FOR THEIR APPROVAL PRIOR TO �G9TE p`ZR5 CO m z m ISSUANCE OF A CERTIFICATE OF OCCUPANCY. O S ��GQ _+ 65'ACCESSEASEMENT RO S ` \ -,< PER INSTRUMENT 17. GC IS TO PHOTOGRAPH INSTALLATION OF ALL WATER QUALITY INFRASTRUCTURE. 0 No 2021-197338 o -A \ r I . � IF THESE PLANS DO NOT BEAR THE SEAL OF A REGISTRANT,THEY ARE TO BE CONSIDERED"PRELIMINARY"AND ARE NOT TO BE USED FOR CONSTRUCTION OR RECORDING. THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN"ARCHITECTURAL WORK" `O o I STRUCTURE TABLE UNDER SEC.102 OF THE COPYRIGHT ACT,17 U.S.O.AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION I STRUCTURE TYPE T.C. PIPE IN: I.E. PIPE OUT: I.E. ACT OVERALL MASWETHE WELL ECTION ARRANGCLUDES EMENUT T NDCOMOT TEDTOTHE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, ST Al WINGED HEADWALL 525.0 523.5 UNAUTHORIZED USE OF THESE PLANS CAN LEGALLY RESULT IN THE / carcelA CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/OR 11.46+AC I MONETARY COMPENSATION TO DEVENNEY GROUP LTD. ST A2 SINGLE CURB INLET 532.5 525.6( 525.6 525.7(E)) I STA2 TB1 I 526.0(E) WEST VALLEY ER- ST A3 SINGLE CURB INLET 533.3 526.0(S) 526.0 I 5 sal MERIDIAN 3ti �� ST A4 SINGLE CURB INLET 532.0 526.3(E) 526.3 - 33.40 32.80 TC =I 526.3 SE HCA - WEST VALLEY ER- 32.80 BC 33.05 TP/BC 32.30 BC - I 532.3 526.9 526.9 MERIDIAN ST A5 SINGLE CURB INLET - - -' �\ ` I ST A6 SINGLE CURB INLET 532.0 527.2 527.2 5775 WEST CHINDEN BLVD. T T A 32.00 ST A4 33 ST A5 532.4 527.5 527.5 f 33.00TP 33.80 - - - - - - - -- - - - - ST A7 SINGLE CURB INLET MERIDIAN, IDAHO 83646 - - 3320 J 33.50- ST D1 33.30 P/BC 532.0 I ST A8 SINGLE CURB INLET 528.0 TIE ROOF DRAIN TO CLEANOUT D1 WITH 4" PVC @1% MIN 33.7 533 ,� © - 11T�° ; ST B1 SINGLE CURB INLET 532.8 528.7 � 34.35TC 1 _ STG1 S33 33.70 {�� STAG - - 33.85 BC ST ST F1 44 '� ST D1 CLEANOUT 533.5 526.4 526.4 AUTHORITY HAVING JURISDICTION: 33.90 - - 33.85 - ST E1 ST D2 CLEANOUT 534.0 529.5 529.5 CITY OF MERIDIAN • 34.00 34.00 33.75 TC/SW 33.65 IDAHO DEPARTMENT OF HEALTH 34.00 33.25 BC 41 1' ST E1 CLEANOUT 533.5 526.6 526.6 IDAHO STATE FIRE MARSHAL Peregrine Heights CONNECT 4" FOUNDATION DRAIN 33.80 8" PVC @ 0.8% = SL160 V/S/o/l ( .'a FFE=2534,0 - M I II ST E2 CLEANOUT 533.5 527.0 527.0 AUTHORITY HAVING JURISDICTION'S PROJECT NO: T G ' 33.85 SW/TP 33.70 ST A7 ST E3 CLEANOUT 533.5 527.3 527.3 •f CONNECT 6 SLAB RELIEF DRAIN ST G3 " W •' - - � ,I ST F1 CLEANOUT 533.5 527.3 527.3 FACILITY NUMBER: 12"P!/C/E.2533.43 , 33.90 SW/TP I ST E2 ST E3 ST G1 CLEANOUT 533.7 526.7 526.7 CONNECT 4" FOUNDATION DRAIN 3,.90 TC/ W - - - - - -- - - -- - - - � - - - - - - _ 3 " - ST G2 CLEANOUT 534.0 527.1 527.1 -- - - -- -- -- - � �- �- _ CONNECT4" - -�� _T FOUNDATION DRAIN - - - - - - - - _ � r ST G3 CLEANOUT 534.0 527.2 AGENCY APPROVALS: .94 i CONNECT 4" FOUNDATION DRAIN 33.801 I w I NOTE: T.C. = TOP OF CASTING = BASE OF CURB/PAVEMENT ELEVATION AT STRUCTURE 65APER SNST ME8--I �I \. .'. EXISTING IRRIGATION SWALE 33.85� No.2021- 3 TO BE FILLED TO GRADE PIPE TABLE REVISIONS s I NAME MATERIAL APPROX. LENGTH DIA. SLOPE REV# DESCRIPTION DATE I I NOTE: El P�e�a ST A2-ST Al HDPE 281 LF 18" 0.7% - 6 ROPERTYDRA/NAGE,UT/L�TY I CLEANOUTS AT FOUNDATION DRAIN - ST A3-ST A2 HDPE 75 LF 18" 0.5% / - NOMA/NTENANCEEASEME�(T I CONNECTIONS TO BE PROVIDED ST A4-ST A3 HDPE 66 LF 15" 0.5% DOWNSTREAM OF BACKWATER VALVES / I I SPECIFIED ON PLUMBING PLANS - ST A5-ST A4 HDPE 117 LF 15" 0.5% (TYPICAL FOR ALL LOCATIONS.) ST A6-ST A5 HDPE 55 LF 15" 0.5% =1 ST A7-ST A6 HDPE 63 LF 12" 0.5% ST A8-ST A7 HDPE 84 LF 12" 0.6% r ST D1-ST A3 PVC 22 LF 8" 1 .8% DATE: 09/29/2022 6 ST D2-ST D1 PVC 36 LF 8" 7.8% DRAWN: AS INDICATEDSA � ST El-ST D1 PVC 42 LF 6" 0.5% REVIEWED: RL - 500±AC ST B1-STA2 HDPE 133 LF 15„ 2.3 /0° JOB NUMBER: HCA: 3120100010 63101.00 - ---- ---- -- - - -- - - - ---- -- - - -- - - - - - - ---- ---- ---- ---- - ST E2-ST E1 PVC 85 LF 6" 0.5% ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- - --- a ---- ---- ---L ST E3-ST E2 PVC 65 LF 6" 0.5% If. .ti ST F 1-ST El PVC 70 LF 6" 1 .0% L s ST G1-ST A4 PVC 75 LF 6" 0.5% SITE GRADING AND DRAINAGE N r IOil - - - - ST G2-ST G1 PVC 75 LF 6" 0.5% - - PVC 9 LF 6" 0.5% PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ST G3-ST G2 N� ♦ 1 0 25 50 100 150 o r N O E m u' SCALE: 1"=50' I RoarkC-2 . 0 I N N I R6991222420 r, Ir iv 8" BY 6"TEE WITH BLIND 8"X 6"TEE 8" DOME UTILITY NOTES: LEGEND - - - - - - - - - - - - - - - - - - - - — FLANGE ON WEST FOR WATER LINE 1. WATER AND BUILDING SEWER LINE SEPARATION TO COMPLY WITH CITY OF MERIDIAN DESIGN STANDARDS AND IPC 603.2. CROSSINGS WITH LESS O SANITARY SEWER MANHOLE FUTURE EXPANSION MO MO M THAN 12"VERTICAL SEPARATION TO BE SLEEVED. 2. ALL PAVED AREAS SHALL BE CONSTRUCTED TO SUBGRADE AND ALL PROPOSED FILLS SHALL BE MADE AND COMPACTED PRIOR TO CONSTRUCTION SO STORM SEWER MANHOLE , PROPOSED 6" GATE VALVE OF SANITARY SEWERS. 1 3. PROPOSED SEWER LINES INSTALLED WITHIN NATURAL EARTH MAY BE SDR 35 PVC. PROPOSED SEWER LINES INSTALLED WITHIN FILL MUST BE IN CURB INLET TIE IN PROPOSED 2"WATER LINE I PER CITY OF MERIDIAN STANDARD DUCTILE IRON PIPE. ❑® CATCH BASIN POST '� o DETAIL W4 WITH BALLCORP TYPE 4. THE CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL BENDS, JOINTS,AND FITTINGS REQUIRED TO CONSTRUCT UTILITIES. INDICATOR INLET AND AWWA TAPER JOINT. 5. THE CONTRACTOR SHALL VERIFY THE EXISTING INVERT ELEVATIONS OF SANITARY SEWERS PRIOR TO CONSTRUCTION. ® ® NYLOPLAST DRAIN BASIN Devenney Group Ltd., Architects VALVE 6. ALL WATER METERS WILL BE PROVIDED AND INSTALLED BY CITY OF MERIDIAN WATER DEPARTMENT. CQ, ELECTRIC/COMMUNICATION POLE 201 W. Indian School Road 1 7. A MINIMUM OF 5.5' OF GROUND COVER SHALL BE MAINTAINED OVER ALL PROPOSED SANITARY SEWER MAINS. Phoenix, Arizona 85013 PROPOSED HYDRANT 8. SEE MECHANICAL AND PLUMBING DRAWINGS FOR EXACT LOCATIONS OF SEWER CONNECTIONS,WATER CONNECTIONS, AND GAS CONNECTIONS. D W DOMESTIC WATER SERVICE PER CITY OF MERIDIAN THE UTILITY CONTRACTOR IS TO INSTALL PROPOSED UTILITIES TO WITHIN S OF THE BUILDING LINE. A LICENSED SPRINKLER CONTRACTOR MUST T: 602.943.8950 STANDARD DETAIL W8. 2" DOMESTIC G GAS SERVICE F: 602.943.7645 INSTALL SPRINKLER SYSTEM PIPING FROM POINT OF SERVICE, IF APPLICABLE. Fv - W WATER LINE g. ALL UTILITY INSTALLATION IS TO BE DONE IN ACCORDANCE WITH THE LOCAL STANDARDS OR OTHER APPLICABLE CODES. SANITARY SEWER SERVICE www.devenneygroup.com 10. GC SHALL REVIEW CITY ELECTRIC AND WATER SERVICES SPECIFICATIONS PRIOR TO INITIATING WORK. OH-E OVERHEAD ELECTRIC SERVICE j I 11. CURRENT SERVICE TO EXISTING STRUCTURES SHALL NOT BE INTERRUPTED WITHOUT ADVANCED WRITTEN PERMISSION FROM THE OWNER. 2"WATER METER IN I 12. GC IS TO CONTACT CITY OF MERIDIAN WATER DEPARTMENT 72 HOURS PRIOR TO DISTURBANCE OF EXISTING MANHOLE FOR SANITARY SEWER OH-T OVERHEAD TELEPHONE SERVICE Consultant: HEATED ENCLOSURE SERVICE. _ PER CITY STANDARD _ PERVIOUS PAVEMENT UNDERDRAIN 2"TO 4" DETAIL W4 _ REDUCER / I ROOF DRAIN TRUNK LINE 6"FIRE BUILDING 4" DOMESTIC WATER I I STORM PIPE (SEE PLANS FOR MATERIAL) F U L M E R L U C A S SERVICE LINE LINE 1 EXISTING CONTOUR 2002 RICHARD JONES RD-SUITE B200 INSET A I I 562 PROPOSED CONTOUR NASHVILLE,TENNESSEE 37215 UTILITY INSTALLATION INCLUDING PIPE MATERIALS SCALE: 1"=10' 1 I INFO@FULMERLUCAS.COM-(615)345-3770 1 I — — DRIVEWAY CENTERLINE IDAHO FIRM LICENSE#C-4369 TO CONFORM TO CITY OF MERIDIAN STANDARDS I I FLE JOB NUMBER 1242-04 AND SPECIFICATIONS. 1 - 1 — — PROPERTY LINE I sI �I s -� —� •s • I S�AO SF E PROPOSED WATER AND SEWER EASEMENT I Q, � EXISTING SEWER AND WATER EASEMENT 20811 PRELIMI A Y- NOT FOR CON T CTION SEE INSET A I RECORDED AS PART OF OFFSITE CONSTRUCTION sJ + �� I PROJECT yG 9TE OF CO r � — - - - � — � 8" DOMESTIC � �GP - - - - — - - - - WATERLINE _-- ---- - - I O I Ross 6" PUBLIC FIRE HYDRANT LATERAL ' I Mar MO Ma M4 PROPOSED HYDRANT PER CITY OF MERIDIAN STANDARD DETAIL W8. 10, o II co IF THESE PLANS DO NOT BEAR THE SEAL OF A REGISTRANT,THEY ARE TO 1 _^ �^ ' S Nd I BE CONSIDERED"PRELIMINARY"AND ARE NOT TO BE USED FOR y _ _ _ _ _ _ � CONSTRUCTION OR RECORDING. THESE PLANS ARE COPYRIGHTED AND t"fw S 0 I ARE SUBJECT TO COPYRIGHT PROTECTION AS AN 'ARCHITECTURAL WORK" III —}TT ♦H" — ——— UNDER SEC.102 OF THE COPYRIGHT ACT 17 U.S.O.AS AMENDED DECEMBER 1.s m °g °g S° I 1 { T• VI 01 I 1 1 — � 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION 44 f ACT OF 1990. THE PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF — — — SPACES AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, III I I- UNAUTHORIZED USE OF THESE PLANS CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/OR MONETARY COMPENSATION TO DEVENNEY GROUP LTD. 125 LF OF 10"SANITARY SANITARY TWO-WAY 500 GALLON DECONTAMINATION CLEANOUT: SEWER @1.0% MIN :a I TIE-ON SITE SANITARY LINE TO STUB AT HOLDING TANK SHOWN FOR TC=533.10 I CLEANOUT PROVIDED BY OFFSITE CONSTRUCTION REFERENCE, SEE PLUMBING SHEET. INVERT=528.20 PROPOSED SANITARY I PROJECT. WEST VALLEY ER— MANHOLE CONTENTS WILL BE EMPTIED 4" DOMESTIC WATER LINE TC=533.70 i MERIDIAN THROUGH A PRIVATE CONTRACTOR 52 LF OF 6" SANITARY SEWER @1.0% MIN INV(EAST)--520.50 AND WILL NOT BE DISCHARGED. 41 - 2 100 LF OF 6"SANITARY INV(SW)= 527.20 " I HCA — WEST VALLEY ER- 6" FIRE BUILDING SERVICE LINE SEWER @1.0% MIN MERIDIAN S SANITARY TWO-WAY CLEANOUT: �� - - - - - - -- s I 5775 WEST CHINDEN BLVD. TC=533.98 INVERT=528.75 I i as I — — MERIDIAN, IDAHO 83646 FDIC r - - - - - - - -- ---- - 90 DEGREE BEND I AUTHORITY HAVING JURISDICTION: CITY OF MERIDIAN _- - - -- _ _ ___ - - - - - - - - - IDAHO DEPARTMENT OF HEALTH — — — — IDAHO STATE FIRE MARSHAL .94 1 NATURAL GAS ROUTING SHOWN I BE 7 AUTHORITY HAVING JURISDICTION'S PROJECT NO: \\ I FOR PERFORMED BY GAS UTILLIITY. , 1 ESSEA /14E 1,000 GALLON UNDERGROUND PER/NST /VIE II i1 PROPANE TANK, SEE I s FACILITY NUMBER: MECHANICAL SHEET M201 NO 2021- T 000, I .. I I — • . � — — I I I I AGENCY APPROVALS: m I o3 I UTILITY TRANSFORMER PAD 1 p SHOWN FOR REFERENCE, I I P 7 1 s A•RTYDRA/NAGE, UTIZ Ty I SEE SHEET ES01 REVISIONS ' /VTENAMCEEASEME/I IT I REV# DESCRIPTION DATE 4 1 I I I I I SEE IRRIGATION ROUTING PLAN SET 1 I I 1 DATE: 09/29/2022 1 I I I SCALE: AS INDICATED DRAWN: SA f I REVIEWED: RL JOB NUMBER: HCA: 3120100010 63101.00 ID I 1 — — — — — — N - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - �--' SITE UTILITY PLAN m - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- ---- ---- ---- ---- ---- ---- HE -- N I WIvv N� Q �2 I II s Eb _s 0 15 30 60 90 �� _ C-3 . 0 u) > L y N I I SCALE. 1" - 30' L i F N A B C D E F G H I J K L M N O P FFE=2534.0 I _� I ° STAMP: pppppp� J co I ° 1 3 OO�OooO� DF 14�0000 V D REP d r o 01 Ot�, O 3 o t�0 0 IM � 'z_ o F a Z S89°59'54.02"E @ 17.99' I o o ° o� LA 276o W a 12.22 L.F.-36"C-900 GRAVITY IRRIGATION PIPE @0.05% S I I O�0 11/29/22 �O w NO'31'41.99"E @ 40.00' � ,Box N90°00'00.00"E @ 26.93' OOOOp��SCt�40 0�00 0 RIM:2536.00 ° �0 Oppp ° a _ N:727700.84 I I .t. 0 tz NVEF2T69 19 + j� GIRR BOX W DATE: / - OUT(W):2526.50' S67° CJ M �0 RIM:2536.75 w N:727691.01 m \ 01'J Cp `� E:2435852:83 0 3 11/21'/2 02 2 i \ 84 V, I /INVERT GIRR BOX `_�, ❑ 4F `/ IN(E):2529.39' o RIM:2537.50OUT(S:2528.1 'I y u_ N:727700.84 \ 7� V (V • �.p,a,W ¢ 2 NVERT57.00 151`7'17 \79) I RR iR REP 2 `° oo°� c� OUT(N)52532.94' I \\'�. N I R 3 .�� to a t 0 z 0 104.87 L.F.-36"C-900 GRAVITY IRRIGATION PIPE @0.05% M O I 5� � ' R H ycWi�WZ�� Z 40' �6� I- mad§Qom w N89°59'54.02"W @ 8.06' SO'43'54.84"W @ 43.62' 2>W 1 - s'°o\�8 \ 40.01 L.F.-36"C-900 GRAVITY IRRIGATION PIPE 0.60% rr j I I I v I 4 „ @ S20°32'45RR BOX .32"W @ 24.83' _ �v�8 � to N I72765 1.57 L f/�RR • I �I o 0 E E a ��� E:2435163.53 INVERT 72�5 I I `��. IN(S):2526.55� 9 t OUT)-25 6 55 5' E:243548.55 3 j Q � O tto O m U U p \ I 3 c>3 m Ql O O L I N:727648.55 N 00 fV -Q toINVERT to N ° IN(N):2528.15' I N 0 3 - - - - - - - - 00 r� u OUT(S):2528.15' N 00 V z I I W I ' (V COrq L - w _ I Q o W 0 G5 CJ I - I FUTURE HOSPITAL AND SITE I = p� � z c 1 I I 20' 20' I LAYOUT ARECONCEPTUAL AND T I I- 0 v h w LL Q I I OU I � � � ° ++ o FOR REFERENCE ONLY. I � (� v < w I � o . z W I I o I I @ Q = � a z I I 1M I � 3 3 OWQ Lm of Z o Q I I I� I z O � mm Q a v 03 z o I>� 1 ° I t 4 •��. ki > ° N 1 - 3 �■■■■ -� m cc z I I I ° 1� I @ a Q I I I I > ':,I o z o o I I 1co I > I° of CNI w MW I� I � r � � J 3 3 ° o z I � I 1 � I ° old Y Q oo C7 o /�� Copyright ©2022 w O l_/ (� All rights reserved. Reproduction or use in any ? form or by any means without written permission of W South ture P.C. ba I I U I N 1 C? 1 3 3 Beck Landscape Landscape cArch Architecture P.C.South Q c° M r unlawful and subject to criminal prosecution. Z 0 I M1 J I �/ to to o 5 I M I 1 0. 5 REVISIONS: UJ 06 z l 0 1 ST Z I °' O 3 3 No. Date Description w I I 1 °' I 40 z o w I N W rn - W 0 N I _ W I �9s 3 > W N I N J Q Z 1Parcel S89°25'02.49"E @ 634.65' ° 0 RIM 2536 ��%-------------------- ---------- -----• ---GIRR BOX ------------------------------------- --------� +' I <n_ N:727459.70 RIM:2536.00 E:2435161.52 N:727456.32 tK ou INVERT E:2435498.81 0 1 5.00+ AC '�� GIRR BOX of of INVERT p�� RIM:2536.00 1 IN(E):2526.64' ° IN(E):2526.80' N:727451.69 OUT(N):2526.64' 337.31 L.F.-36"C-900 GRAVITY IRRIGATION PIPE 0.05/o OUT(W):2526.80' 337.27 L.F.-36"C-900 GRAVITY IRRIGATION PIPE 0.05% 6 @ E:2435836.10 36"GI 36"GI 36"GI 36"GI ■c 31 �( 36"GI 36"GI 36"GI 3 „GI NVERT] 11 1 36"GI IN(E):2526.96, OUT(W):2526.96' 2524.24' i 9 I I I !I I L- - 'o�s N89°25'02.49"W @ 685.70' - I N89°25'02.49"W @ 8.75' co � � 00 FUTURE SIDEWALK ALIGNMENT �� -S s s CID C; I N 100 1 1 � I I @ ° �' w M W 3 co I l in CID L - - - _ ° z - - - - - - - - - - - - - - - - 20' 1 10 - - - - - J ��. 102.19 L.F.-24"C-900 GRAVITY IRRIGATION PIPE @0.400 I cn ° ° 3 O PO N� N89°25'31.00"W @ 20.05' I � f 8 END N:727347.52 E:2435852.40 3 \ 0 )_, ° 8 PLANNED _�_ � � 8 � START I� `L `✓ E2435863.40 a SINGLE I I .� P ANNE - - GIRR BOX N89°25'31.00"W @ 11.00' 3 I y N I RIM.2536.00 ° NFAMILY R o a r K N:727343.45 N l Cl) � E:2435842.46 c TO o E S INVERTtND CD " I I I I I I I I I OUT(N)52523..83'I 3 N I �, R699�2224�20 I �dik' 4a � W � w a I I Z a A g � I I I � ° I ° I g � GRAVITY IRRIGATION PLAN 30' (L Z0 ' a SCALE: 1"=30'-0" > � ��` , GRAVITY IRRIGATION LEGEND I 0 INSTALL 36" GRAVITY IRRIGATION INSTALL 72" SQUARE, STANDARD EXISTING GRAVITY IRRIGATION BOX I I 3 s� - 36"GI � T I PIPE AS SPECIFIED PER LATEST ❑❑ JUNCTION BOX , SEE DETAIL 1/L1.1. O TO BE REMOVED AND REPLACED ti �_ EDITION OF THE ISPWC AND SD-301, WITH STANDARD DIVERSION BOX f. 0 WITH HARCO PVC FITTINGS AND INSTALL 6'X11.5' GRAVITY IRRIGATION PER PLANS. FIELD VERIFY AND I 3 ti a � JOINT RESTRAINT SYSTEM PER WEIR BOX, SEE DETAIL 2/L1.1. RE-CONNECT TO EXISTING GRAVITY ko i I /I �❑ g; MANUFACTURERS PROVIDE C-900 PVC PASS THROUGH IRRIGATION PIPE AS SHOWN ON RECOMMENDATIONS. SLOPE AND FOR PUMP STATION INTAKE, CAP PLANS, SEE DETAIL 1/L1.1. 1 ko W 2 LENGTH PER PLANS. ENDS EXTENDED 6" ON BOTH SIDES • 3 } ��W-'Chfn'den Blvd-- -- ' _ II _ _ n �O� W W W W we WchindenBlvd _ _ OF WEIR BOX WALLS. POTENTIAL LINE CROSSING - aa�a�l� DRAWN BY: F L 24"GI INSTALL 24 GRAVITY IRRIGATION CONFLICT. SEE CIVIL PLANS FOR W ��J PIPE AS SPECIFIED PER LATEST INSTALL 6'X8.5' GRAVITY DIVERSION ADDITIONAL INFORMATION AND 3 da ra PROJECT LOCATION EDITION OF THE ISPWC AND SD-301, ❑ BOX, SEE DETAIL 3/L1.1. REQUIREMENTS. - _ 3 3 Sub/afer M DISCLAIMER: y - CHECKED BY. WITH HARCO PVC FITTINGS AND 03 N 1 Z JOINT RESTRAINT SYSTEM PER END END GRAVITY IRRIGATION SYSTEM REL EXISTING SEWER CLEANOUT TO BE I 1 11 JC�1"I THIS DRAWING HAS BEEN PREPARED BASED UPON INFORMATION PROVIDED, IN PART BY OTHERS. WHILE x MANUFACTURERS O AT THIS JUNCTION BOX. O RELOCATED. SEE CIVIL PLANS FOR J THIS INFORMATION IS BELIEVED TO BE RELIABLE, SOUTH BECK AND BAIRD, PC.CANNOT ASSURE ITS -6 " RECOMMENDATIONS. SLOPE AND CONTRACTOR TO PROVIDE A ADDITIONAL INFORMATION AND I 3 3 a PROJECT NUMBER � ACCURACY AND THUS IS NOT RESPONSIBLE FOR THE ACCURACY OF THIS DRAWING OR FOR ANY ERRORS z LENGTH PER PLANS. COMPLETE WATER TIGHT SYSTEM. REQUIREMENTS. I 22-1�3 ASSUMES NO LIABILITY FOR ANY MISINFORMATION. COORDINATE WITH PRESCOTT W OR OMISSIONS WHICH MAY HAVE BEEN INCORPORATE INTO IT AS A RESULT. SOUTH BECK AND BAIRD, PC. ----------- GRAVITY IRRIGATION EASEMENT. RIDGE CONSTRUCTION FOR EITHER I I q 3 - SHEET: tiw McMillan Rd W Mr_Millan Rd �W-McMillan Rd- CONTINUATION OF SYSTEM, I a o ■IRR■IRR■IRR■IRR■IRR■ EXISTING GRAVITY IRRIGATION PIPE TEMPORARY SYSTEM CAPPING, ETC. I a. GRAVITY IRRIGATION SHEET INDEX TO REMAIN. METHODOLOGY TO BE APPROVED I ~ N PRIOR TO INSTALLATION. I 3 3 la SHEET L1 .0 DETAILED GRAVITY IRRIGATION PLAN . VICINITY MAP GI GI GI GRAVITY IRRIGATION CONTINUATION COORDINATE AS REQUIRED. I I L1 . 0 W 12 SHEETS L1 . 1 GRAVITY IRRIGATION NOTES AND DETAILS. BY OTHERS. I I 12 o SCALE: NTS I 3 3 0 a V1 A B C D E F G H I J K L M N O P 7 A a W Vl A B C D E F G H I J K L M N O P STAMP:p0000000ppo �ppp ZE OF 1 112"x 1 112"SLOT G.M! J FOR LOCKING DEVICE N oT E s: GENERAL NOTES o �,o O � z �' P 1. INSTALL PRE-CAST CONCRETE BOX 1. ALL GRAVITY IRRIGATION IMPROVEMENTS SHALL BE CONSTRUCTED IN o �0 0 3/16"METAL LID WITH 6"THICK MINIMUM WALLS, ACCORDANCE WITH THE CURRENT EDITION OF THE IDAHO STANDARDS FOR otn� LA 276o OLDCASTLE PRE-CAST OR APPROVED PUBLIC WORKS (ISPWC)AND THE REQUIREMENTS OF THE SETTLERS IRRIGATION 000lj ii/z9/zz P4000 Lu of LOCKING DEVICE ® PROVIDE CONTRACTOR WINGS TO DISTRICT. o�4p�N0000z ppp� ° 2. ASSUMED HYDRAULIC GRADE LINE ELEVATION IS AT 2535.00'. FIELD VERIFY. ���0��� 5/8"HOLES FOR PROJECT ENGINEER FOR REVIEW o HINGE WELDED TO 518"H HOLES FOR AND APPROVAL PRIOR TO 3. IRRIGATION PIPE INSTALLATION SHALL MEET MANUFACTURERS REQUIREMENTS DATE: A METAL PLATE A INSTALLATION. IN REGARDS TO MINIMUM COVER AND BEDDING MATERIALS. TRENCHING AND w 2. WALLS AND FLOORS OF ALL BACKFILL SHALL BE IN ACCORDANCE WITH ISPWC SD-301 AND SD-302 AS 11/29/2022 = IRRIGATION STRUCTURES TO BE MINIMUM 4 CONSTRUCTED OF 6"THICK APPLICABLE. o ,Z POUND CONCRETE UNLESS OTHERWISE 4. FIELD VERIFY ALL EXISTING ELEVATIONS AND LOCATIONS OF IRRIGATION MATCH 2 W C W y z RAISED AND oo �� _ NOTED. POINTS PRIOR TO CONSTRUCTION OR DEMOLITION OF EXISTING v a W W=U.zc o 2 112" EXPANDED y STEEL LID. 3. BOX SIZE ON PLANS REFERS TO \ 2 W W Z INFRASTRUCTURE. 4 ALL EXPOSED METAL PARTS SHALL HAVE OUTSIDE DIMENSIONS. 5. SETTLERS IRRIGATION DISTRICT SHALL INSPECT ALL IRRIGATION STRUCTURES /�y�/ _ yi��xzz z NON-LEAD RUST INHIBITIVE RED OXIDE PAINT 4. REINFORCING TO BE NO.4 REBAR AT w�/ m�0%Qr4 19 w AND PIPELINE INSTALLATION PRIOR TO BACKFILL, 72 HOURS MINIMUM NOTICE o APPLIED TO THEM. OUTSIDE DIMENSIONS OF 12"O.C. EACH WAY IN WALLS AND JQo���W o FLOORS ON CAST IN PLACE BOXES. REQUIRED (208-870-4292) ok = THE LID TO BE 3/8"LESS THAN THE INSIDE m 5. DETAIL IS SCHEMATIC: REFER TO 6. VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF ALL UTILITY CROSSINGS a3>W DIMENSIONS OF ANGLE IRON FRAME. o PLANS FOR ALL PIPE SIZING AND PRIOR TO CONSTRUCTION. CONTACT ENGINEER OF RECORD IN THE EVENT OF A U LOCATIONS. CONFLICT. N PLAN INSTALL PLASTIC COATED METAL LID cS N 6. PROVIDE AND INSTALL C-10 a' Ln O >_ E N MANHOLE STEPS PER 7. IRRIGATION CONSTRUCTION WORK SHALL ONLY OCCUR BETWEEN NOVEMBER Q o- M o o a z ISPWC STANDARD DRAWING SD-618. WATERMAN HEADGATE ON OUTFLOW rn y v N o PIPE CONNECTIONS, SEALED TO 1 ST AND MARCH 1 ST OR AS APPROVED BY SETTLERS IRRIGATION DISTRICT. N � °�' ` 3 3 WALL W/VUKLEM 116 AS REQUIRED BY IRRIGATION DISTRICT.QUANTITY 3 , N Q m M � 1 1/4"x 1 1/4"x3/16" AND LOCATIONS TO BE DETERMINED CONSTRUCTION NOTES CD o 'o o a ANGLE IRON FRAME 43/4" PRIOR TO CONSTRUCTION. 1. ALL CONSTRUCTION WORK SHALL BE DONE IN ACCORDANCE WITH THE N m N .� Q o �{ 7. ALL BOXES TO BE GROUTED AND U SEALED INSIDE AND OUT WITH CURRENT VERSION OF THE IDAHO STANDARDS FOR PUBLIC WORKS ° QUADEX GROUT AND LX1800 SEALER. CONSTRUCTION (ISPWC), THE SETTLERS IRRIGATION DISTRICT STANDARDS, THE a u w cu CITY OF MERIDIAN SUPPLEMENTAL SPECIFICATIONS TO THE ISPWC (AND ANY w w ADDENDUMS), THE REQUIREMENTS OF THE ADA COUNTY HIGHWAY DISTRICT co 4'0"MIN. ¢ (ACHD)AND/OR THE REQUIREMENTS OF THE IDAHO TRANSPORTATION SEE PLAN SHEET 5/16"HOLE DEPARTMENT (ITD). THE MORE STRINGENT OF ANY OF THESE STANDARDS O LU a °a of 5318" SHALL BE THE CONTROLLING STANDARDS OR SPECIFICATIONS. OCT m Z 2-8"No.4 BARS N 2. THE CONTRACTOR SHALL HAVE PLANS STAMPED "APPROVED FOR �// °' °� 4 2-8"No.4 WELDED TO ANGLE CONSTRUCTION" BY GOVERNING AGENCY ON SITE AT ALL TIMES. BARS w/90 BEND Q IRON FRAME 318"ROD 3. ALL CONTRACTORS, SUBCONTRACTORS AND UTILITY CONTRACTORS SHALL m 0 WELDED TO ANGLE N 112" ATTEND A PRE-CONSTRUCTION CONFERENCE PRIOR TO START OF WORK. C w IRON FRAME 4. CONTRACTORS SHALL NOTIFY THE APPROPRIATE AGENCY WHEN MATERIALS = o ` ARE ON SITE OR INSPECTION OF THE WORK IS REQUIRED. NO WORK MAY BEGIN z M Of 8 1/4"METAL ON ANY PROJECT WITHOUT TWENTY FOUR (24) HOUR PRIOR NOTICE. � H .0 5. ALL MATERIAL FURNISHED ON, OR FOR THE PROJECT MUST MEET THE MINIMUM LOCKING DEVICE TO BE CENTERED REQUIREMENTS OF THE APPROVING AGENCIES. AT THE REQUEST OF THE Copyright ©2022 w ° . o METAL LID ON INSIDE EDGE OF ANGLE IRON APPROVING AGENCY OR THE DESIGN ENGINEER, CONTRACTORS SHALL All rights reserved. Reproduction or use in any z 1° form or by any means without written permission of m INSTALL STEPS ON ALL IRRIGATION FRAME AND WELDED.SEE PLAN. FURNISH PROOF THAT ALL MATERIALS INSTALLED ON THIS PROJECT MEET THE South Landscape Architecture P.C.re South Q Beck&Baird Landscape Architecture P.C.is 3"min. BOXES GREATER THAN 5'IN DEPTH SPECIFICATION REQUIREMENTS SET FORTH IN GENERAL CONSTRUCTION NOTE unlawful and subject to criminal prosecution. O 5 SLIDING HANDLE LOCKING DEVICE NO. 1. 5 REVISIONS: w SECTION A-A 6. WORK SUBJECT TO APPROVAL BY ANY GOVERNMENTAL AGENCY MUST BE ° APPROVED PRIOR TO (A) BACKFILLING TRENCHES FOR PIPE; (B) PLACING OF No. Date Description AGGREGATE BASE; (C) PLACING OF CONCRETE; (D) PLACING OF ASPHALT w STANDARD CONCRETE IRRIGATION JUNTION BOX PAVING. I 1 7. ANY DEVIATION FROM THE APPROVED PLANS AND SPECIFICATIONS MUST HAVE ° NOT TO SCALE THE APPLICABLE AGENCY APPROVAL IN WRITING PRIOR TO CONSTRUCTION. 8. CONTRACTOR TO VERIFY LOCATION OF ALL UTILITIES PRIOR TO INITIATION OF N 2X STEEL PLATE COVER HINGED ANY DEMOLITION OR CONSTRUCTION OPERATIONS. ANY DAMAGE TO EXISTING o FOR ACCESS TO BOX. NOTES: UTILITIES SHALL BE CONTRACTOR'S RESPONSIBILITY. LL CAP PVC OUTLET AT 24"FROM BOX FOR 1. SEE STANDARD CONCRETE IRRIGATION JUNTION BOX DETAIL 9. COORDINATE ALL IRRIGATION INSTALLATION OPERATIONS WITH CIVIL, FUTURE PUMP STATION CONNECTION. FOR ADDITIONAL INFORMATION AND REQUIRENTS. MECHANICAL, AND ELECTRICAL ENGINEERING SHEETS. 6 ; :, ...�•. 2. PROVIDE IRRIGATION DISTRICT APPROVED 12"CHECKBOARDS 10. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS AND FEES REQUIRED 6 AND CIPOLETTI WEIR CONSTRUCTED OF 1/4"PLATE STEEL.Ile I FOR THIS WORK. JL13. PROVIDE AND INSTALL STEVENS STAFF GAGE(STYLE C) 11. CONTRACTOR SHALL REMOVE AND DISPOSE OF ALL ROCK AND DEBRIS 6"CLASS MOUNTED FLUSH WITH WEIR CREST 18-24"UPSTREAM. B a` 200 PVC B BROUGHT TO THE SURFACE AS A RESULT OF TRENCHING OPERATIONS. STEEL PLATE COVER W/HINGED PUMP STEEL PLATE COVER W/HINGED 12. CONTRACTOR SHALL REFER TO SPECIFICATIONS AND DETAIL DRAWINGS FOR ACCESS TO BOX STATION o ACCESS TO BOX ADDITIONAL REQUIREMENTS. Ito OUTLET � 13. INSTALLATION SHALL COMPLY WITH ALL NATIONAL, STATE, AND LOCAL LAWS 00 CW400 AND ORDINANCES. rnGo r z CLEARWATER z 14. THE ENTIRE SYSTEM SHALL BE GUARANTEED TO BE COMPLETE AND PERFECT IN ' FINISHED ¢ EVERY DETAIL FOR A PERIOD OF ONE YEAR FROM THE DATE OF ITS U) r GROUND 2"x2"NOTCHES C° ACCEPTANCE; REPAIR OR REPLACEMENT OF ANY DEFECTS OCCURRING WITHIN i �o MANHOLE STEPS 7 J FOR CHECK B AR S `'' M AS REQUIRED THAT YEAR SHALL BE FREE OF EXPENSE TO THE OWNER. 7 �"� a r 6" 15. ALL MATERIALS SHALL BE NEW AND WITHOUT FLAWS OR DEFECTS OF THE LU (TYP) A A Q QUALITY AND PERFORMANCE SPECIFIED, AND SHALL MEET THE REQUIREMENTS a 36 PIPE OUT ;. 6"PIPE � N f FINISHED OF THIS SYSTEM. USE MATERIALS AS SPECIFIED, NO SUBSTITUTIONS SHALL BE (SEE PLANS (SEE PLANS FOR GROUND PERMITTED WITHOUT PRIOR WRITTEN PERMISSION OF THE OWNER. FOR INVERT) C-10 WATERMAN Z •ly INVERT) 2"x2"NOTCHES HEADGATE a CLEARWATER 16. SEEPAGE BEDS MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION 6"IRRIGATION SCREEN. DURING THE CONSTRUCTION AND INSTALLATION OF THE GRAVITY IRRIGATION FOR CHECK BOARDS PUMP OUTLET W •� LF 1 .1 w SYSTEM. EL 36"PIPE o 36"PIPE 17. IN THE EVENT OF A DISCREPANCY, IMMEDIATELY NOTIFY THE DESIGN W 6" 4) PROFESSIONAL. ••' (TYP) 6„ 8 1'-6" (TYP) 0. .7f N 0 a.. •j IceM a ;'� ' 4"COMPACTED 3/4" 2"x2"NOTCHESCU °•:' ' N °~� ,a MINUS AGGREGATE _ FOR CHECK BOARDS °•' .< CU C-10 WATERMAN , WEIR BOX •, 4 '--4"COMPACTED 3/4" Li HEADGATE AT 12"OPENING TO SECTION A-A PLAN VIEW SECTION B-B MINUS AGGREGATE � � 1�1 a CLEARWATER SCREEN BOX. a -NTS- -NTS- -NTS- 0 0 a PRECAST CONCRETE WEIR BOX a9 NOT TO SCALE 9 z z a Z NOTES: 0 91 2X STEEL PLATE COVER W/HINGED 1. SEE STANDARD CONCRETE IRRIGATION JUNTION BOX DETAIL FOR ADDITIONAL INFORMATION AND REQUIRENTS. 1� � ACCESS TO BOX SEPARATED AT WEIR. 2. PROVIDE IRRIGATION DISTRICT APPROVED 12"CHECKBOARDS AND CIPOLETTI WEIR CONSTRUCTED OF 1/4" 0. PLATE STEEL. 3. PROVIDE AND INSTALL STEVENS STAFF GAGE(STYLE C)MOUNTED FLUSH WITH WEIR CREST 18-24"UPSTREAM. > 2"x2"NOTCHES ro , FINISHED 2X STEEL PLATE 2"x2"NOTCHES • FOR CHECK GROUND COVER HINGED FOR CHECK BOARDS 36"PIPE BOARDS a FOR ACCESS TO BOX. 10 Q 10 W ' ko (TYP) a :.. u a 6"PIPE i (SEE PLANS FOR C-10 WATERMAN LO LLJ> 24"PIPE OUT � INVERT) HEADGATE � (SEE PLANS DRAWN BY: J a FOR INVERT) 24"PIPE o 36"PIPE ,�wJ N O n zo CHECKED BY; f 11 2'-6 6-0" Err 11 JIGM N N a (TYP) PROJECT NUMBER 4"COMPACTED 3/4" MANHOLE STEPS �• .''0' •`~ MINUS AGGREGATE AS REQUIRED SHEET: r ° $ ° FOR CHECK BOARDS d'. N Ae .° C-10 WATERMAN 1 CO DIVERSION BOX HEADGATE INV. PER PLANS SECTION A-A PLAN VIEW ~ a N -NTS- Z -NTS- 3 PRECAST CONCRETE DIVERSION BOXL • CL 1 2 NOT TO SCALE 1 2 0 0 z A B C D E F G H I J K L M N O P 7 a A a W N GENERAL NOTES : NOTES : O A. MAIN DISTRIBUTION PANEL SHALL BE A 500A 1. PRIMARY FEEDER. COORDINATE CONNECTION 6. PROVIDE CT CABINET AND FUSED 11. CAMLOCK STYLE ENCLOSURE FOR 480/277V 30, 4W PANEL. DETAILS WITH UTILITY COMPANY. VERIFY DISCONNECT. MOUNT ON UNI-STRUT SUPPORT. TEMPORARY GENERATOR CONNECTION. SEE k " EASEMENT REQUIREMENT ASSOCIATED WITH PROVIDE EQUIPMENT PAD. REFER TO RISER ELECTRICAL RISER. WORK ON PRIMARY SIDE OF UTILITY DIAGRAM FOR FURTHER DETAILS. TRANSFORMERS. REFER TO CONDUIT SECTION DETAIL ON SHEET E703. 7. COORDINATE EXACT LOCATION OF NEW POLE FOR UTILITY DISTRIBUTION WITH IDAHO Devenney Group Ltd., Architects 2. SECONDARY FEEDER. REFER TO CONDUIT POWER. COORDINATE TURNDOWN DETAIL SECTION DETAIL ON SHEET E703. WITH UTILITY COMPANY STANDARDS. 201 W. Indian School Road Phoenix, Arizona 85013 3. FEEDER FROM GENERATOR. REFER TO 8. PROVIDE CONNECTION TO IRRIGATION T: 602.943.8950 CONDUIT SECTION DETAIL ON SHEET E703. CONTROLLER AS REQUIRED. USE 2#12, #12G., F: 602.943.7645 3/4"C. COORDINATE EXACT LOCATION WITH www.devenneygroup.com 4. CIRCUIT SHALL PASS THROUGH " LIFE SAFETY" CIVIL ENGINEER. LIGHTING CONTACTOR. USE 2#8, 1#8G, 3/4"C. REFER TO DETAIL ON SHEET E704 FOR 9. PROVIDE CONNECTION TO HEATED Consultant: ADDITIONAL INFORMATION. ENCLOSURE AS REQUIRED. 5. PROVIDE CONNECTIONS TO ELECTRONIC 10. UTILITY PULL BOX. IN ADDITION TO REQUIRED SIGNAGE. REFER TO SIGN VENDOR DRAWINGS CONDUITS FOR NEW UTILITY TRANSFORMER , C FOR DETAILS. USE 2#10, #10G, 3/4"C. PROVIDE THREE ADDITIONAL 4" CONDUITS FOR (XD COORDINATE EXACT LOCATION WITH SIGN FUTURE EXPANSION. REFER TO PULL BOX I.C. Thomasson Associates, Inc. VENDOR. DETAIL ON SHEET E703 FOR MORE DETAILS. 2950 KRAFT DRIVE NASHVILLE,TN.37204 PHONE(615)346-3400 FAX(615)346-3550 www.icthomasson.com ict job#210754 UTILITY TRANSFORMER W/CONCRETE PAD ----------- ------------ 10 -- t---- ❑ GENERATOR FUELTANK I s I 'EP2' � I PRELIMINARY l �BIB� GENERATOR —I - - — - - - - - - - - - - - —I _ NOT FOR DDCV .PIV 2- CONSTRUCTION -Q— 'E 'EP3' J LEQ-3 \ I � \ 11 / IF THESE PLANS DO NOT BEAR THE SEAL OF A REGISTRANT,THEY ARE TO — — — I BE CONSIDERED"PRELIMINARY"AND ARE NOT TO BE USED FOR --- -- CONSTRUCTION OR RECORDING. THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN"ARCHITECTURAL WORK" 11 UNDER SEC.102 OF THE COPYRIGHT ACT,17 U.S.O.AS AMENDED DECEMBER / PROPOSED BUILDING 1990ANDKNOWNASARCHITECTURALWORKSCOPYRIGHTPROTECTION ACT OF 1990. THE PROTECTION INCLUDES BUT IS NOT LIMITED TO THE I 11\ FT OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF / 200S Q SPACES AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS CAN LEGALLY RESULT IN THE 'EP2' CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/OR r MONETARY COMPENSATION TO DEVENNEY GROUP LTD. I I C-I LN-8 T P 5 - F r g .r . WEST VALLEY ER - i I MERIDIAN JEA-6 I \ 'EP2' 'EP2' EP2' 'EP2' HCA - WEST VALLEY I � - MEDICAL CENTER RUSTIC OAK & W. CHINDEN 'E 4 'E 4' BLVD, MERIDIAN, IDAHO, 83646 O E -4__ I I I 'EP2' \ AUTHORITY HAVING JURISDICTION: CITY OF MERIDIAN BUILDING DEPT 1 — I IDAHO DEPARTMENT OF HEALTH \ \ IDAHO STATE FIRE MARSHAL I — AUTHORITY HAVING JURISDICTION'S PROJECT NO: A411 / FACILITY NUMBER: 'EP2' i-- I II I I I I I \ I 1 \ \ I AGENCY APPROVALS: REVISIONS / Z REV# DESCRIPTION DATE 'EP2' \ 5 w J 1 Lu \ LU LL z \ V \ Q / \ \ w 'EP2' \ LU \\ \ J Q \ \\ > DATE: 03/28/2022 \ \ \\ \ LU SCALE: 1" =40'-0" DRAWN: CSB \ — Q U _ _ \ ED: A REVIEW B J — _ _ — — _ _ — _ — — JOB NUMBER: HCA: 3120100010 63101.00 iY L" - - — - - - - - - - - - - - - - — —L9 �6 I / � - - - — — — — \ Lei I' O 'EP2' 'EP2' 'EP2' 'EP2' ` Q ELECTRICAL - SITE PLAN co I I I N o ELECTRICAL SITE PLAN N 1" =40'-0" 1411* N 0 0 ES01 EXTERIOR LIGHTING FIXTURE SCHEDULE TYPE MANUFACTURER CATALOG NUMBER NUMBER&SIZE LAMPS MOUNT REMARKS EP2 LITHONIA DSX1-LED-P4-40K-T2M-MVOLT-SPA-DDBXD 125W LED POLE A PARKING LOT(TYPE MEDIUM II DIST.) EP4 LITHONIA DSX1-LED-P4-40K-T4M-MVOLT-SPA-DDBXD 125W LED POLE A PARKING LOT(TYPE MEDIUM IV DIST.) Nevenney EW1 LITHONIA DSXW1-LED-20C-700-40K-T3M-120-PE-DDBXD 47W LED SURFACE EXTERIOR WALL PACK D-Series Sizei EW2 LITHONIA DSXW1-LED-20C-700-40K-T3M-120-PE-DDBXD-ELCW 47W LED SURFACE EXTERIOR WALL PACK W/BATTERY PACK ■ EW3 LITHONIA DSXW1 LED-20C-700-40K-T3M-120-PIR-DDBXD 47W LED SURFACE EXTERIOR WALL PACK W/OCCUPANCY SENSOR LED AreaL�,I-nlrllr EN EN FIXTURE SCHEDULE NOTES : rl Devenney Group Ltd., Architects ��� Introduction 201 W. Indian School Road �A PROVIDE 18' SQUARE ALUMINUM POLE. POLE SHALL BE The modern-styling ofthe D-Series features a Phoenix, Arizona 85013 SIZED TO MEET ALL WIND LOAD CAPACITIES AS Spe` ' 4°iii highly refined aesthetic that blends seamles�sly REQUIRED BY CURRENT CODES. with its environment. The D-Series offers the T: 602.943.8950 E �M.q banefrtis.of the latest in LED technology into F: 602.943.7645 32 71' a high performance, high efficacy, long-life Lmlift I1tr Cr4 luminaire. www.devenneygroup.com 13&2uw The photometric performance results in sites Hrlghl H7! ��� with excellent uniform ity, greater pale spacing � r w; and lower power density. D-Series outstand- Consultant: r,.Ig1,k 11?s 2.I&IJapI ing photometry aids in reducing the number of w.:gl,- 3A I4 " pales required in a rea I ighting applications with typical energy saving of %and expected service life of ower 100,"hours. q(D Ordering Information EXAMPLE. DSX1 LED P7 40K 74CRI T3M M1+OLT SPA NLTAIR2 PIRHN DDMD I.C. Thomasson Associates, Inc. 1101 2950 KRAFT DRIVE illillillilljlllll NASHVILLE,TN.37204 1 PHONE(615)346-3400 OW LED hiraiipdu *his wition Pulp odp HA d wMwfrrtmr 1SY Flprwrrcdm MW om-2?hill smPrawdi3 FAX(615)346-3550 PL P6 301 s WN 11s rffltI shM I" rlpeYkrxdsrr 114di.r �W W k' 91% 5 mPkn uk&I www.icthomasson.com Pd P7 wk 4653E WN InI reRInr dEn IM rlpevW12 XQLT MN-WM" I ai 111 ict job#210754 PS PA MR SM iXN 13-N r1pli im BC! rlpelift r. IN Iudrdin3mra P4 P� �_n.r,ar[.ra� }, 131.6 rgr1ilwyl. mrkN' 115ai��11 IDAHO FIRM#C-631 PS exl4�dl�dthre 14W rpo-riM&n Ra rlprrl6oWkod 6M5 5qude`pdertwly m0h mr#ol S �1 +°trtwopd° .2m BW :NNPo lttd rptrdkmghr LRO Lek ormmirF WS Wd Pal in3 Fg Pig' Piz, h 1FIw Forwdtiwndm 15dil", PI1' 311 PIS' pf NNPo F1d05 IIgFF mrletltt} SM" 4mrwmp i h9 f4 4o-ll 45551 *f F1 IIBI Ill hmxi'; Sul S(llh{ N(Fl PRELIMINARY NOT FOR i1RpilrLrlfrlrN Pam: , , � mp"Airmuma DNW ud FilmCONSTRUCTION MIA H2PIkHH riLgr.r:rrn1tr. dybIA*1 k4h atirrr IJJ7 6d 1�d tlra�Li Ohms 3Slrar�rrUWM toL* Bat a0 A ftu-"9terdlbMfim7urrr4 t1h9I) UFJIriMFI LLA urWergkda&RILKn AL30 0"WrMdRWrdpC%6;' 1.9a LrfMUN s' DM-D31 YM Pik NJJ0AMDWnAmkfftzax& 111i�n rrmrl erraWa2k'L"TM 4 AL53 Al drwtrteddrrrt}Si9id' 11% h�twLrFdgM' tomxo v=W- rthW.W r i pER I�MihMn•kdrraplxkwlpImltdsordei A116 0.1Br�rn1gMrLpLledaiidr { rmer�[erLluym^ tAlAld ltinxdtlxt ' r `° frFirllrLoryh arerirrd T :w r Leal` mtrd,odemd /�11 IdwuPr+�! d4A1731 lrmirdnerlWAntrrrr • • • • • • - ',EP2L - • . • . • . • • • • r" >• « PEFS Aw- i erWkWV0a����JL'' A� pydyy�di�a cr Fri 6oLmrl �rShkld�exnh�,frdlLd�l t+wati bmxdwYk IF THESE PLANS DO NOT BEAR THE SEAL OF A REGISTRANT,THEY ARE TO .« '"•'" quk4 rrdrteitudlrLgfrtril BE CONSIDERED"PRELIMINARY"AND ARE NOT TO BE USED FOR , �, — K In Sirs Jim MIC1114 CONSTRUCTION OR RECORDING. THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN"ARCHITECTURAL WORK" __E y — — — UNDER SEC.102 OF THE COPYRIGHT ACT,17 U.S.O.AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION J ACT OF 1990. THE PROTECTION INCLUDES BUT IS NOT LIMITED TO THE r L" J OVERALL FORM AS W ELL AS THE ARRANGEMENT AND COMPOSITION OF �• SPACES AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, 'EP.4',,, � UNAUTHORIZED USE OF THESE PLANS CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/OR MONETARY COMPENSATION TO DEVENNEY GROUP LTD. C 'EVYr 1{b #T#1 J AS+eI .V L tho"e LVW- C�er�Ovate 3Wi 2- N, w i 70S r# i7�d1 aSR,a EU « ss " " ;: R.x 1 I?*Y:22 IFA 1.r .. u � QMIi-cKft sutrard �Vh-. .Lrq.Y1c.AJnAhtsrn*r%vd. �19*1 n .>'E l,a `-' 1 CDW6qEBCLdLCknDC0R — — — — - " WEST VALLEY ER - PROPOSED BUILDING MERIDIAN 10665 SQFT, E , . EPA , I _ • ,n:/ • _ s Size LED HCA - WEST VALLEY �Y r V�L15 Wall Luminair �. MEDICAL CENTER � . . . . . . . . . . . . . . . . . . . , " "1,. . . ,.�u .,.0 . . . . . . v . . . . oft _ � 9W,RWPlPW3RUSTIC OAK & W. CHINDEN �., BLVD, MERIDIAN, IDAHO, 83646 Ilntraducdon Sp@dfircations The b-Series Wall Iuminaire is a stylish,fully C Lum in aire Back box (6611 , E 20W<:) integrated LED solution for building-mourrt '.ER2.L 13 3Mr �2 bs 13 3la ��'L 5 Ikrs a liere4ons.ft features a sleek rrradem deli n �. 'EP2'.v :EP2v . '€R2: vrrldtk: *1� Ls41L� 1Lhdtli WeLght: 3L AUTHORITY HAVING JURISDICTION: s�t r <,. sr and is carefully engineered to prayide long-lastrlg, C ' ' ' ' ' ' ' a°"r" ir'+10k. Dapkhz naza, wr w. 10s1 v en ffident li htin with a variety of optical CITY OF MERIDIAN BUILDING DEPT "� IDAHO DEPARTMENT OF HEALTH F1�1�h1: 6 3Vb� and aorYtrol optionsfor crst�ITlized performance.ormace. IDAHO STATE FIRE MARSHAL nh With an esq;_ d servi; lift of o,,er 20 yepn of rE 4',« 1 1 1rE 4' _ d 4Y nighrbmo 419e and%jp tp 74%in energyavoings AUTHORITY HAVING JURISDICTION'S PROJECT NO: n MR 2 L+fneial halide k irninaire,, IIIII II the D-5ori�Wall is a reliable, '-wein�nar►� ' 4Sr rt,3Nq-NRT1ti4'L' I,a lighting 5olwtiw thm p wcep sR�that-are tm ;,�D,.•s,, P� FACILITY NUMBER: Conallyr illwninaWd. ■ EXAMPLE, DSi41Y1 LED 20C 1000 40K T3M MVOLT DDBTXD AGENCY APPROVALS: WWI LP NX la Hi 351) 391" 3GK WK n2S FO ISM MMV 511111pLr -W&dd 2NPWWdb6W rdx 531) 910 ON WN T2W Fl"IEibS l 120' 541W PE Ftrvlltrxlri[KtatN1f r , bvW W ?W FA 5GK 5OWK M 1`016hn 2W1 rMT79 CWG 0-1U•dfmliv1PiMr1/e12-fy+,dlegw XK XIh� WM FA(I N' IMPC A;AW TA F0IlMddin .2W I)MI4I uxwl McAffal MK(aderndfiPN*" fi(r1 ' Iwo PIw Fort w&& v, B ' PN rrdbrrartlntwjtr,em�cl544111t' REVISIONS .« 00+ke•kd TFIw FiIrl9UrrdtM W14 nwTd pM11.1 IVrWk4hrltrr0blkiw?w1S-31rrt[1hr"P No W offc :{ err}1�I arrYld,[sYdulra6ietlal 1k "- IFNIFCSII F1alrrfartkrisrruMd.is' REV# DESCRIPTION DATE PWIFGY d4sMtl4rl6im s!VK 1-Y frhirfi'�}heigFr[ mlisr[vnm M ed,11k"� k�lYf ErvrpM yk W Iubi-srreny L {8Y4dFdXl71f1hIXlI. Ti1P20GGY�rVbY'r 6 Lu J Ly U_ %1'p.d"ad ShIII`PW P_Z1* MM drikhr m 6ds,Liffghtm MWAd odLrrdvhk- z SF SYrgVrrsell Ja�1r 124IL* MW Erd&UMI*&M b" UNk MEW rodlydibihmn dS511o7 -odwdurewie Q AF D3&h a uiCq ADD/OTOI s` O1 15 aigwd bmkb IW1113Yn11n oa.Aad redledwA HS ftwilk h*l D L b fmddmp krs DW7H701 ldh *910 rodlydrukni nhn w. m _ W `EPA wwprika�34 �ILEG>llCLdf�ll�f LU J - . i � 1 2X IdYlinal r�I.rthM F,ar,MMFC__V' PIh11F_M J Crd11�vTpndmpmv k 2 NRCLT#_ap.rr_ F.—iM2779 PM50-hL 3 "1 him6n r.q. IA 0)Q 1V rA&p cp6 r DvbVi..Prj DATE: 03/28/2022 rS FF SiLIYrMl1e 1 Ong nml.Wh="NrAa iMmk 66[rmAhHmwd1 f7R�PAM C/) rSa Y S ft"b_.hq...WW_fc_.QrrcL6.6W bi.LC—A6•c.rir.a w SCALE: 1" =40'-0" • d Ph.i.mrrd�"rfrr 17f4 ice',314.277 c,9rTud�a�rb,.,.�li■.,yhrrcla.ti.b.N I�r...o-�rFr!orfl 161E esw►'tu rw+A.+.,.,� 7 krYrrvYlvYon' IabMmpl�i DRAWN: CSB • d Sam aridfgCwv id,m}.1 I=mod nor mrp&bk wkh=rdm w&empkrb. MoLivr"m n Ww'rro."*ptcn rar rml.rwhhom.rwr Q �siiY+r�rn 3V weep-AW Wkws.Erwgvcr o•,ro~u krwi;r�to6 hen Loin&r-w0v-Zf+.i0&0 Hv kv"er = REVIEWED: AJ B 4 rkn rma"�30 I4n„"&414 ENK 0 JOB NUMBER: HCA: 3120100010 63101.00 . 11 ,U►o a_WGlriri LiFY}iM 7IXi75ri�.ii+,4d01917�r4+rU,wt11. � 12 rim twos rah EWOC L U LUL `EP7 ro, , Cti4lth4r+r� - C.K ,%%.r.�rgLa",2 - •14oa sEkoM .L ELECTRICAL - SITE PLAN - riwag G'0I3•MAr teB� .hLo*.@.Yrr.Aln rdrw.n�d. ftv.11f21M U C0HktEBCLdL CtifrDDOk O PHOTOMETRICS co m i r, rr ." . r.« .-r. r.« r r. :� .4 ter" N EP,2 . . . . . . rEP.2 EP2: EP.2r.- .� \.v .u\ Ln N N CD ELECTRICAL SITE PLAN oESL C 1" =40'-0" o AE F. M N 0 P SIC EP EP EP EP EP—EP—EP—EP—EP- EP—EP EP STAMP: 0 F In 0 EP—EP—EP—EP—Ep Ep 0 EP 1B 7 A WEST CHINDEN BLVD . FMI > a- ^ - - - - - - - - - - - - - - - - ef — — — — — — — — — — — — — — — -1 L G In 4122 22O Lc G—G—G—G—c G—G—G—G G G—G —G—G-13-13 G—G—G—G—G—G—G—G G STJ�7+7T G—G—G G G G —13— T�T T — — — — — — — — — — — — — — — — — — — — — — — T — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — DATE: Lc T — — — — — — — — — — — — — — L.--T 1 7MMMM —T —T--­mmm-T-�—T-.F-- -T—T—T- 0 0 WP hndgn 811 'A' W Chi,diiin A6 0 -1/22/2022 In ell Y OAa(a(Doo-ao 0 0 0 000-aa000 P6 2a OCATION 2l z CUQJ 0 a z o LL. LU 19 P U""K Q:' 0 z o, % 2�- •1 3 In 01 04 J q LU L d U -�3 0 E E 0 'Precmik-Pq CL 0 WNIC101111am Rd WL-Milbin Rd -------- z C) C r- C"), 0 C)o r14 3 C) o6 ° s: VICINITY MAP (D 0 CD LJ < 65 ACCESS S 120 0 PER IN R E c' No. 2021 % SCALE: NTS X In =I N 3 DEVELOPMENT FEATURES o W a i ca z Ito In HEET L1 , 1 TOTAL AREA 16.3AC 03 SHEET L1 , 2 9 X-'4 z -G C3 Q 0 4 SHEET L1 , 3 PROPOSED ZONING C 4 Lc ki qJ �F PROPOSED USE HOSPITAL 6 Parcel A -CS LANDSCAPE BUFFERS: ul 4. 11.46± AC W. CHINDEN BLVD. 35' z N. LEVI LN. 30' < M of 0 SOUTH 30' ff-MM a .0 C2 C-4 — — — WEST 30' — -0 T-1 z I LAi 1 11 < 00 0 r4 Copyright 2022 All rights reserved. Reproduction or use in z D nu,or by any means without written perm,ssion'of LA so uth Landscape Architecture P.C.Dba South QLANDSCAPING INFORMATION_ re Beck a Baird Landscape Architecture P.C.is unlawful and subject to criminal prosecution, 0 ROADWAY LANDSCAPE BUFFERS: w In 5 1 1 W CHINDEN BLVD: 5 REVISIONS: 0 MIN. ONE TREE 35' OF BUFFER: No. Date Description z F @1,124LF = 32 REQUIRED = 37PROVIDED ' Q 'r MIN. ONE SHRUB 7' OF BUFFER: 10 M n @749LF = 161 REQUIRED 0 O -!E 160 PROVIDED + INN N LEVI LN: < UJ f MIN. ONE TREE 35' OF BUFFER: A Ce F II Lc i I @859LF = 25 REQUIRED Cl) 12+ 16 PARKWAY = 28 PROVIDED e- Lc 6 MIN. ONE SHRUB 7' OF BUFFER: ui @749LF 123 REQUIRED 6 Peregrine Heights ui U) I I I 1 Subdivision 162 PROVIDED RESIDENTIAL LANDSCAPE BUFFERS. Z SOUTH: ONE TREE /35' OF BUFFER: N Is @1,078LF = 31 REQUIRED N VS = 32PROVIDED co A A WEST:ONE TREE /35' OF BUFFER: 10 — — — — — — — — — — - - - - 7RIG O ( @859LF = 25 REQUIRED — — — — — - — = 27 PROVIDED -- — — — — — — — — -7 PATHWAY LANDSCAPE REQUIREMENTS: 7 ONE TREE / 100' OF PATH: • @1,584LF = 16 REQUIRED / 16 PROVIDED :E1 CIS FT7 We A,I MITIGATION FOR REMOVAL OF EXISTING TREES: OF4 Di ct DUE TO THE QUANTITY OF EXISTING TREES ON-SITE, A SEPARATE TREE a rd MITIGATION PLAN WILL BE DEVELOPED CATALOGING ALL EXISTING TREES AND *PI V-2E 120 METHODS OF MITIGATION FOR ANY TREES TO BE REMOVED. $ HEET L1 , 4 -SHEET Ll , 5 - - - -SHEET Ll ■ 6 - JLS( THIS SITE PLAN HAS BEEN DEVELOPED WITH STRONG CONSIDERATION " = = = = = = = = = = = = = = = = = = = = = TO THE PRESERVATION OF EXISTING ON-SITE TREES. THE MAJORITY OF WHICH 'DOPERTYIRAINAGIE, JTI�ITY HAVE BEEN LOCATED IN REQUIRED BUFFER AREAS CONTAINING AS MANY OF 8 MAINTENANCE EIS F MELT I I 3 THE TREES AS POSSIBLE AND AFTER INITIAL CALCULATIONS PER THE TREE 8 MITIGATION PLAN AND PER MERIDIAN CITY CODE THE EXISTING TREES , ' 1•{ /' RETAINED WILL COME CLOSE TO COVERING THE MITIGATION REQUIREMENTS. f ALL CONSTRUCTION SHALL BE COORDINATED WITH THE CITY FORESTER SHEET L18 I i HEET L1 , 7 , SHEET Ll 09 IN THE FIELD BEFORE ANY EXISTING TREES ARE DAMAGED OR REMOVED. ALL EXISTING TREES TO BE RETAINED SHALL BE PRUNED BY A CERTIFIED @ • l , ' I ' ARBORIST. < 4a P-1 0 a d! LD (D z 9 9 < Parcel B U L — — — — — — — — — — — — — — — — — — — — — — — — — 5.00± AC CT 0 z — — -- - — — — — — — C r-4 *Pq < 12"GI 12"Gi 2"GI 12"GI e 0 L 12"GI 7: 1 00 — — — — — — — — — — — — — — — — — -- — — — — — — — — — - . . . . — — — — — — — — — — — — — — -- La S < U 1 I 10 kO > < 0 > A 4f"11414d6ii 4 ch DRAWN BY: AWJ U 01 D 'i OVERALL LANDSCAPE PLAN 50 100, 150, -1 11117 CHECKED BY: JGM 11 SCALE: 1 50'-0" F- PROJECT NUMBER U DISCLAIMER: 22-113 W LANDSCAPE SET SHEET INDEX SHEET: to U W THIS DRAWING HAS BEEN PREPARED BASED UPON INFORMATION PROVIDED, IN 1:1 PART BY OTHERS. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, SOUTH z SHEETS L1 . 1 - L1 .9 DETAILED LANDSCAPE PLANS. BECK AND BAIRD, PC. CANNOT ASSURE ITS ACCURACY AND THUS IS NOT RESPONSIBLE FOR THE ACCURACY OF THIS DRAWING OR FOR ANY ERRORS OR SHEET L2 0 < OMISSIONS WHICH MAY HAVE BEEN INCORPORATE INTO IT AS A RESULT. SOUTH U .0 LANDSCAPE NOTES AND DETAILS. Ll ■ 0 z 0 -1 12 BECK AND BAIRD, PC. ASSUMES NO LIABILITY FOR ANY MISINFORMATION. 12 . z z o 0 z A B IS D E F G H I J K L M N O P A B C D E F G H I J K L M N O P STAMP:poo�°0°O00 E 9 LANDSCAPE LEGEND o�sP �,�f o pp C� OF I 00 EP EP.—EP EP EP EP EP EP EP EP EP EP EP EP EP �B �p O , O %P EP'/, E� �% �1. '�m�,EPji'f Ell, /E%-7'r 'Sri �iEiP -7:7 EP' -7:�i 1 0 V o 0 EXISTING TREES TO + + + + + RTF TURF TYPE TALL o� o z O '/. '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, ' '/, '/, '/, REMAIN + + + + + o F-o 0 + + + + + FESCUE SOD OVER o �o 0 ++++++++++ APPROVED TOPSOIL AS OL z6o O ' / / / / % / % % / % % / % % / / / % + O PLANTS TO BE SPECIFIED �O / INSTALLED SCP4�ppp o 0000a ' Z NATIVE DRYLAND SEED o POLY EDGING, SEE '/, '/, '/, % MIX OVER APPROVED Z DETAIL 1/1-2.0 '/, '/. '/. % TOPSOIL AS SPECIFIED DATE: Lu 1/22/2022 ------------- CUT EDGE, SEE 2 , ,- - - - - - — — — — — — .. .. .. - - - 4 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - DETAIL2/L2.0 2 ' azoW y z x o W 00R a 4. O� - �" ,F-/ '/. '/, '/. '/, '/, '/. '/, '/, '/, '/. '/. '/, '/. '/. '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/. '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/. '/, '/, % '/, 8' SOLID CM U WALL z W G G G / /GG , /G G G Gi Gi , , G, , , G, , G G /, „ „ i „ i ,i ,/ ,/ , , , , , /' , , , , , , , , , , , , , , , , , , , , PER CIVIL ��/ �= �20 `YCC /, / /. /, / /. /, /. /, / 'TAT% �TT/,cyy /, �� `�:1��:—� -5�5L 55-y. ,,��G� !��c,4 c n .S G! � �c ��/ m a 61 a c m w NOTE: All trees to be grade#1 m . PLANT SCHEDULE (Shown at 80% Maturity) w 2 KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS v _ _ _ COMMON NAME SIZE > ocs, o a a z T T _ 1 T T T T T T T T T T T T T T T T T T T T T T T t T T +T+ —�-T-�+ f �T� '— DECIDUOUS TREES SEE DETAIL 9/L2.0 f'� rn o o L I — — — — — + + t + + + + t + + + + + + t + + + + N 00 N— — — — — — — — — — — — — — — — — — — — — — — — — — — tap 4q = — — _ - - — — — — — — — — — — — — m + + + + + + + + + + +— +— Acer platanoides `Crimson King' 2" B&B 40' hgt. 35'w CLASS II -� v o 3 1 + ..... + + + + + + + + + + + + 3 N m �, A. ` + + + + + + + + + + + + + + + + Crimson King Maple o 00 o .� + + + + +C� )+ + + + + + + etula nigra 2" g$�g 35' hgt. 25'w CLASS II o c v + + + + + + + + • - N 00 N L of + + + + + + + + UO River Birch multi-stem Q 0 + + + + + + + + C 4 40'w 2 + + + + + + + + + + + + + + + + + + + + + + + + + + + + + - - - - — — — - - - � + + _+ _+ + + + T* atalpa speciosa `Hiawatha 2' 2" B&B 5 hgt. CLASS II 14+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +� + + + + + + + Heartland® Catal a �,+ + + + + + + + + + + + + + + + + + + + + + + + + =+ + + + + + + + + + + + + 15 15 w+ + + + + + + + + + +++ + + + + + * + + ++ +++++ +++++ + + + $ + + + , + + + . + + + � + + + + + + t Cornus kousa `Summer Gold' PP 22765 2" B&B hgt CLASS I S " ' '7 O +! + + + / , Summer Gold Dogwood + + '+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + t + + + + + + + T Gleditsia triacanthos inermis 'Sk line' 2" B&B 45' hgt. 30'w CLASS 11 + +t + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + r• + + + + + + + + +�j+ + + Skyline Honeylocust L a z f f + + + ,+ + + + + + + + + + / Liriodendron tulipifera `eJFS-Oz'f 2 B&B 55 hgt. 25 w CLASS I Q w + +' + + + ,,•+ + + + + + + + + + + + n 03 + + + + + + + + + + + + + + + + + + + + + + + + O / Emerald City Tulip Tree 4 0 ;� + + + + + + + + + + + + + + + + + + + � �' + + + + + + +� + + + + v �-O t t ,t t t t t t t t t t t t a + t, + t ,t t + t + t t t t t t t t t t + t t t, t t t �� O� t. �t t t t �" t t t t t , , -i + + �+ + +� + + + + + + + + + + + + .. . + + + + + + + + + + + + + + + + + + + + + + + + + + + + / 5�� Quercus robur x alba 2 B&B 35 hgt. 15 w CLASS II 4 y �, 0 + + ,+ + + + + + + + + + + + + + + -+� + + + + + + + + + + + + + + + + + + + + + + + + + +� + + + + StreetSplre Oak m ° +� + +' + + + t + + + + + + + + +r-,+ + _... . + + + + + + t + + + + + + + + + + + + + + + + + + + / + + + + + + + + + + + + + + , + t + ,+ +, + + + + + + + + + + + + + 1.��+ + + + t- + x +� + + + + T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS 11 o w + + + + + + + + + + t + q + + � + +� + + + + + + + + �.+ + + +, + + + + + + + + + + ►. + + + + + + + + + + Boulevard Linden G"� z + + + + + + + + + + + + + + + + + + + + + + Q O + +�� + + + + + + + + + +' + + +�, + + +y+ v + + + t + + + + + + + + + + + + + / CON EROUS TREES SEE DETAIL 8/L2.0 . c a o �\ + +� + + + + + + + � + +�,+ + + * + + + + + + + + + + +" + + + + + + + + + H p �O +y + + +; + + + + �+ �+ + + + + + + + + + + Cedrus atlantica Glauca Fastigiata 6 B&B 20 hgt. 8 w CONIF. < + + t \+ + + +) + + + + + Copyright 2022 w /„ Fq \ / / Columnar Blue Atlas Cedar + + + + + + + + + t + + + + + + + + + + + + + + + + + + + + o 00 ` + +", + + + + t %t ,+ + + `t ;! t + + + + + + + t t t t t t + + + t t , , All rights reserved. Reproduction or use in any / / SHRUBS SEE DETAIL 4/L2.0 y y permission w + + t + + + t + '�`t + + t t + t t + + t + + t + t t + t + formorb an meanswithout writtenoutof South Landscape Architecture P.C.Dba South �� // ` + + +� + ,+ + + + + , + + + + + + + O + + / / Buxus microphyllajaponica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide BeckBBairdLandscapeArchitectureP.C.is t t + �+ t t + �+ + + t t + t t t + t / t + + t unlawful and subject to criminal prosecution. z ) O + + + + + + �+ . +) + + + + + + + + + + + Winter Gem Boxwood 5 Fq + + + + + + + + + + + + + + + + + + + + + + + + + + + +, + + + + t + + + + + O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 REVISIONS: 01 f/ +\+ + + + + + + + + �+ + �+ + + + '/, '/, Dwarf Burning BUSK � O v + +, + + + + + + + + + + g No. Date Description z + + '+ + + + + + + + + + + + + + , , 00 Fq o i /, /, Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide W + + +�+ + + + +, + + + + W �q + + + + + + + + + + + -+ + + + + Blue Arrow Juniper w + + . + +', + + + + + Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide LL /� + + �+ + + + �� + + / / Blue Jean Bab Russian Sae o F + + + \+ + + + + �ttrri� Y g o + ,-+= + + * + Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide \ + + + + + + + / / Dwarf Globe Blue Spruce ++++ + +++++ + / / Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide O W � � � � � + ++ � ,�''� Dart's Gold Ninebark w Fq c +++++++ N / / 4 + Physocarpus opulifolius 'Monlo' 5 Gal. 8' hgt. x 8'wide 6 \ , +++++++ � / / `,�✓ Diabolo® Ninebark 6 2�0 O +I + + + + J 1 / / O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide Fq O +++++++++ w / / Gold Star Potentilla \ + + + L.L.I Q Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A 3 + + + + + w w / / Dwarf Red Leaf Sand Cherry O + + + + + +++++++ U U� '/, '/, Prunus laurocerasus 'Otto Luyken' 5 Gal. 3' hgt. x 6'wide Fq O O + + + + + �+ + I I / / Otto Luyken English Laurel Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide 00 z Gro Low sumac Go + + + + + _ _ _ _ Rhus trilobata Autumn Amber 2 Gal. 6 hgt. x 6 wide + + J J / / 'n%m�" Autumn Amber sumac • ++�++ + ++ _ _ / / Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 04 7 Pink Splash Groundcover Rose 7 �o . �1 O �\ ++ (+ ++++ + Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide — (D �� +++ + + / / Black Tower Elderberry M +++ ++ ++ '/, '/, Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide Fq G ++ + + ++++ / / Doublefile Viburnum MI CO , O + + + + Q■I \ + + + + t + i + + + + + + � / GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . � \ i\ Hemerocallis x'Stella De Oro' 1 Gal. W ` \ / ++ + ++++ + / 18 hgt. x 2 wide ++++ + / / l , Stella De Oro Daylilly +++ + + + / / Hosta x 'Blue Angel' 1 Gal. 2' hgt. x 5'wide ] + + + + � � ` + Blue Angel Host a 8 + + + / / Hosta x 'Patriot' 1 Gal. 8 + + + + 1' hgt. x 3'wide Patriot Hosta 1■�1 C ` \ +++ I+ +++++ , Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide 1■�1 N ++ + + ++++ / / Sunburst St. John's Wort N +++�+ +++ + '/, '/, Miscanthus sinensis 'Fire Dragon' 1 Gal. 6' hgt. x 3'wide • Fire Dragon Maiden Grass N �. ++ + + + / / Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide w + + , +++ ++++ + Little Bunn Dwarf Fountain Grass Z + + ~ I Phlox subulata 'Candy Stripe' 1 Gal. 6" hgt. x 3'wide a 0- Candy Stripe Creeping Phlox a ` + + + + , + ++++ CALLOUT LEGEND 9 A m (L a 1 }.,�+++++ / / O 40'VISION TRIANGLE 6 HYDROSEED AS SPECIFIED TO a \ 1 + O EXTENTS OF DISTURBED AREAS. J + + + + O 20'X 10' DRIVEWAY VISION TRIANGLE 1 + +++++++ / / PRELIMINARY GRAVITY IRRIGATION N 1 MATCHLINE - SEE L1 . 1 - I + ' +++++++ 7 � � O 10'-0"WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED _ _ +++++++ / / GO EXISTING 10'-0"WIDE PATHWAY 8 PARKWAY STRIP LANDSCAPING MATCHLINE - SEE D A _ _ � + t+++++++ , , O PROVIDED BY OTHERS _ t + + O FUTURE IMPROVEMENT AREA (NOT A 10 � 1� — + ++ / lbJ PART) LO w _ _ + + + + �jj'' 1 _ fi+ �■■� - I t++,++++ Li Q + t A Lo w I + + M 1 + + , +++++++ DRAWN BY: N +++++++ i AWJ N � I _J t t t I I �+++++ / � CHECKED BY: JCM Li ' I ++++++ / PROJECT NUMBER + + + + +++ % 22-113 a oc I + 0. O �+ w 3 ++++++ + , SHEET: U) w I + oc J 0. LANDSCAPE PLAN - AREA ONE 2 4 6 L 1 1 o J 111 _ 2°I—°II 1 2 5 Z 12 SGALE: Z o O C3 U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P U STAMP: �ppppp� a LANDSCAPE LEGEND o°°°°°°� G°F ` 1 ■ o_ Vo 0 EPA- �'ER/1, 7,-�rE,PP/ P� ' yEP' -y- EPi'--7' rEP' ,,- ' CEPS EP" EP" EP EXISTING TREES TO + + + + + RTF TURF TYPE TALL EP EP EP EP EP EP EP EP EP EP EP EP EP P EP E o n o REMAIN + + + + + FESCUE SOD OVER + + + + + APPROVED TOPSOIL AS o pL �16o + + + + + g122/22 4�0 O PLANTS TO BE SPECIFIED o o * INSTALLED SCN4�po°° ° 0000a ° ' o0 NATIVE DRYLAND SEED o POLY EDGING, SEE '/, '/. '/, % MIX OVER APPROVED w ■ DETAIL 1/1-2.0 '/. '/. '/. % TOPSOIL AS SPECIFIED DATE: Lu 1/22/2022 w ------------- CUT EDGE, SEE LL 2 4. - - - - - - - - - - - - 4 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4 - - - - - - - - - DETAIL 2 �Wo�o� o 8' SOLID CMU WALL �\� ' � " Qu,R4 PER CIVIL � 9Q WW' C/ G . G G G G G G G G G V NO�Qft$ o '/, '/, '/, '/, %■/, '/, % '/, '/, % '/, '/. '/, '/, '/, '/, '/, % '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, % '/, '/, % '/, '/, % '/, '/. % '/, '/. '/, '/, % '/, '/, % '/, '/, % '/, '/, '/, '/, '/. '/, G'/, G;/ - cn-'�-�4 c;� NOTE: All trees to be grade#1 J a o k W PLANT SCHEDULE ( Y) Shown at 80% Maturity) a� KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS v COMMON NAME SIZE Q o rn o o a z T �-+7+ -*-- -T-r-+ +�� ,� .� .. �� "" „ti :4 1 �1 T/ .� T.� .� T, , T , ,T �� ,� �T :� ;� �'��T f/ f/ ! T'! =! 4 T'! �T r� �T 4- DECIDUOUS TREES SEE DETAIL 9/L2.0 . ;� m rn o o L + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 4 � ' ��F'TTTr oo N tip qp = —I— — — — + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++ + + + + + + + + �+� � ++ -*--*--T—+ r 40' h t. 35'w � N v + + + + + + + + + + + + +- +- � � � � � � � F � -+ -+ - + _+ -+ _+ _+ _+_+ ++++++-+-+-+-+-+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + Acer platanoides `Crimson King' 2 B&B g CLASS 11 - v o 3 + ... + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +++++��� ++++++-+-+-+-++�+-+-�+ �� ���+- � � � � � � � � + + ± ± ± ± ± ± + + + + 3 m + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +++++ Crimson King Maple N 00 3 + + + + +n+++++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + •_ etUla nlgra 2" B&B 35' hgt. 25'w CLASS II o m C, o 3 v + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + River Birch multi-stem Q + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + _+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + T* Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS 11 v a z+ + + + + + + + + + + + _ + +� - + + + + + �� � + + + + + - + 4b+ � � + ± + +_ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ++I + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +- + +- + - +- + - - + # + + + t + + + Heartland® Catalpa+ + + + + + + + ++ + + + + + + + # + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 15' h t. 15'w+ + + + + + + ' + + + + + + + " + + + + + + + + + + " t . + + + + + + + + + + + + + + + ++ + + + + + + + + + + 4+ + + + + + Cornus kousa `Summer Gold' PP 22765 2" B&B 9 CLASS I+ + + + + + + + + + + + + + + + + + . . . + + + + + + + + + + + + + + + + + + + + + + + + `' t., " + + + + + + + + + + "n i,. f " + ,. + ++ a 5 + + + + + + + + ",� + + + + + + + + + Summer Gold Dogwood ++..++++ ■ + + + + + + + + + + + + + + + + + + + + + + + + + + YY TT Gleditsia triacanthos inermis 'Skyline' 2" B&B 45 hgt. 30 w CLASS II w '� $%+ + + ■ 9 Skyline Honeylocust i a Z Liriodendron tulipifera `eJFS-Oz'f 2" B&B 55' hgt. 25' w CLASS 1 m v ca w + + + + 4 �++++++++ Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 �� u W Emerald City Tulip Tree 4� �+ + + + / 5 + + + + Streetspire Oak m ° t t t t a i=r a �+ + + + / / T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II D+ + + + + + ■ ■ Boulevard Linden J � /, CON EROUS TREES SEE DETAIL 8/L2.0 . 4 C .a o H / ■ Cedrus atlantica 'Glauca Fastigiata' 6' B&B 20' hgt. 8'w CONIF. Copyright @)2022Columnar Blue Atlas Cedar SHRUBS SEE DETAIL 4/L2.0 All rights reserved. Reproduction or use in anyform or by any means without written permission of w South Landscape Architecture P.C.Dba South Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide Beck B Baird Landscape Architecture P.C.is Winter Gem Boxwood N 5 + + + O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 unlawful an subjecttocrimina prosecution. Z w + / / REVISIONS: ° + + + ■ ■ Dwarf Burning Bush No. Date Description z Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w / / Blue Arrow Juniper w + +++ Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide + + '/, '/, Blue Jean Bab Russian Sae o +++++++ '+ ��`` Picea pungens 'Glob sa' g 5 Gal. 4' hgt. x 6'wide + + + ■ / / ■ Dwarf Globe Blue Spruce +++++ + ■ / / ■ Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide o + + +++ r N % % N M ,1+� Dart's Gold Ninebark t + + + 4 Physocarpus opulifolius Monlo 5 Gal. 8 hgt. x 8 wide 6 +++++++ � `�-'� Diabolo® Ninebark 6 + + + + I 1 / / J J O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide + + + + Gold Star Potentilla + + + + w w w w +++++++ w ■ w w ■ w Q Prunus x cistena 5 Gal. 10' hgt. x 6'wide Dwarf Red Leaf Sand Cherry + + + U ■ � '/, '/, U ■ U) Prunus laurocerasus 'Otto Luyken' 5 Gal. 3' hgt. x 6'wide Otto Luyken English Laurel +.f++++ w w '/. '/. w w + + + Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide Gro Low sumac Go ++++ z z '/. % z z °rt4W_ Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide + + J J / / J J 'n%m�" Autumn Amber sumac + +++ 04 Q + + + _ ■ _ � Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 7 + + + U ■ (, / / U ■ U Pink Splash Groundcover Rose 7 Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide Ir + + Black Tower Elderberry ++ ++ CC CC CC CC Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide + ++++ G G Doublefile Viburnum MI + + + + + ■ / ■ GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . + + + `-� [� + ++++ + ■ / ■ � Hemerocallis x'Stella De Oro' 1 Gal. 18" hgt. x 2'wide 1■■1 Stella De Oro Daylilly + + + / / Hosta x 'Blue Angel' 1 Gal. 2' hgt. x 5'wide ] + + Blue Angel Host 8 I + ++ ii Hosta x 'Patriot' 1 Gal. 1' hgt. x 3'wide 8 Patriot Hosta 1■�1 ? + +++++ ■ / / ■ Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide 1■�1 N t t + N + +++ + ■ / / ■ Sunburst St. John's W 1 Gal. 6 hgt. x 3 wide Z • 10 Miscanthus sinensis 'Fire Dragon' 5 Fire Dragon Maiden Grass00 CU N + + + / / Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide �1 w Z ++++ + 0 Phlox subula Bunny 'Ca dy S Fpentain Grass 1 Gal. 6" hgt. x 3'wide Candy Stripe Creeping Phlox 5 ■ Y p p g z + + ■ CALLOUT LEGEND 9 A m wI++,4++++ 0. +++++ / Parcel A O 40'VISION TRIANGLE 6 HYDROSEED AS SPECIFIED TO A O EXTENTS OF DISTURBED AREAS. J + + + O 20'X 10' DRIVEWAY VISION TRIANGLE +++++++ ■ 11 . 46± AC ■ 7 PRELIMINARY GRAVITY IRRIGATION N + + + ■ / MATCHLINE - SEE L1 .2 ■ O 10-0 WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED Li +++++++ / / O EXISTING 10'-0"WIDE PATHWAY O PARKWAY STRIP LANDSCAPING +++++++ , , MATC H L I N E - SEE L 1 .5 PROVIDED BY OTHERS + + O FUTURE IMPROVEMENT AREA (NOT A 13 + ++ '/. 6 '/. % '/. '/. '/. '/. '/. PART10 w to Li + + + Lo Li ■ :IiI + Lo M + / / / / DRAWN BY: + + + Ir Li + + + 11 ++++++ JCM • 11 ++++++ i PROJECT NUMBER w + + + + '/. i % '/. W 22-113 a Q + 5 / / W 0 ai + + + + ■ , ■ SHEET: U) 0: ■ J ai LANDSCAPE PLAN - AREA TWO 2°' 4°' 6°' L) L1 . 2 0 1 = 20'-0" 12 z 12 SGALE: Z o O z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P U STAMP: �ppppp� 3 LANDSCAPE LEGEND o P o°s°° �°F I o moo° � � . o EXISTING TREES TO + + + + + RTF TURF TYPE TALL �- "� o P o� o Z EP o a E P Eg �p P F. Z � - �'�i—"Ti" EP / i' `-�iP 7 'ram EP7 EP/ / / E�iTi TP�Tr�/EP T- sTYiEPrr-�r-�r Ep 3 REMAIN + + + + + o O o 0 EP ' ,EP'- - EP EP EP EP EP EP EP + + + + + FESCUE SOD OVER o L �16 0 O + + + + + APPROVED TOPSOIL AS � i622/22 O PLANTS TO BE SPECIFIED o o + INSTALLED o��YO SCP4O°°�O ° NATIVE DRYLAND SEED L o 1 1 - POLY EDGING, SEE '// '/. '// % MIX OVER APPROVED LL DATE: w DETAIL 1/L2.0 '/. '// '// % TOPSOIL AS SPECIFIEDLu 4. 1/22/2022 w 3 ------------- CUT EDGE, SEE 0 DETAIL 2/1-2.0 2 ' a o= W o 4 — — — — — — — — — — — — — — — — — — — — — — — — yW°CO�J W '/, '// '/, '/, '// /—/ 4 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 44 -%%- 'G_G1 % % � � — 8' SOLIDCMUWALL �� zu;z°Z°z5of PER CIVIL co:t / a o a c m w y 14' Q//, '-�GX �4 c'4Z �c Z Z �c-� �! �,c %'� 'lc i 'i / , � , . Gl , . � , % '// , % , , % , , / , % / , % / , % , , / , , / , % / , / / , / , , / , % / , / , NOTE: All trees to be grade#1 �� ",'I Z o k�� G G ° PLANT SCHEDULE ° a �.W } % c c�—c c c (Shown at 80/o Maturity) �' m 3 W ° b KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS a ,n o V t+ + '// '// '/, '// '/. '/, '// '/, '/, '// '/. '// // '/, '// '// '/, '// '// '/, '/, '/. '// // '/, '// /, '// '// '/. '/, '// '/. '/, '/, '/, '// // '/, '// '// '/, '// '/. '/, '/, '/, '/, // '/, '// // '/, '// '/, '/, '// '// '/, '// '/, '// /, '/, '// '// '/, '// '/. '/, '// '/. '/, '// '/. '// '// '// '// '// '/, '// '// '/, E ECOMMON NAME SIZE > o �f/ ��!T! �TZ Z ZTZ Z TZ Z T /,� ,T ! %-.� 4 �Z Z Z �� ET , T , T , T , T ,T /,T '// � % % '/, r . . T� TT8 T T T T T— DECIDUOUS TREES SEE DETAIL 9/L2.0 oo °�' woo an =+ + �+� � � +—+ . r , . . . _ _ . _ _ __,_ �` �„ �,, i „ ,�, ,� ,, ,� ,� / / / _ _ Acer platanoides `Crimson King' 2" B&B 40' hgt. 35'w CLASS II N v o +_ 4- + + + � + + ± ± ± ± ± + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + m Q + + + + + + + + + + + + + + + + + +++++++++—+—+i�+i � � � zF-- +- + + + � � � � ��� + + + + + + + + + ....... + + + + + + + + + + + + + + + + + + + + + + + + ° Crimson King Maple o o + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + � � � � � � � � +� ���—+�—+- — etUlanl ra 2" g$�g 35' hgt. 25'w CLASS II o O o c v a + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + g N m + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 3 River Birch multi-stem Q + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + O 1 v o + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + T+ Catalpa speciosa `Hiawatha 2' 2" B&B 45 hgt. 40 w CLASS 11 = v a = + + + + + + + + + + + + + + + + . + + + + + I + 0 as w - + + + -+_ + + , . + + + + -+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + I // Heartland® Catalpa + + + + + + + + + + + + + + + + + - + + + +- � +- � + � + � + � + - + + + + + + + + + + + + + + + + + + + + + + + + + + 15' h t. 15'w rm L. • + + + +� + + + + + + +++ + + + + + + + + ++ + + + + + + + + + + + + + + + + + + + + + - + + + + + + -+_+- + + +-- - I f Cornus kousa `Summer Gold' PP 22765 2" B&B 9 CLASS I _ + + + + + + + + + ry ,,,. + + + + + + + + + + + + + + + + + + + + +++ + + + + CK:�1+ + + + .+ + + + + + + + + + + + + + + + + + + + 3 Summer Gold Dogwood+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + „, , ' . + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + v+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +y+y ++++ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + ,� Il �`� Gleditsia triacanthos inermis 'Skyline' 2" B&B 45' hgt. 30'w CLASS II � = w 4. a + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + _ W * + + + Skyline Honeylocust m z 1}` Liriodendron tulipifera `eJFS-Oz'f 2" B&B 55' hgt. 25' w CLASS I m Q 4 +++++ ++ \ o Emerald City Tulip Tree oof w ++++ +++ I Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 u �, 5 + + +� Streetspire Oak m ° ++le*} M M M I T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II a '_ + + + + + Boulevard Linden .c c� Z I +++++++++ ° CON EROUS TREES SEE DETAIL 8/L2.0 . y o + ++++++ I 3 Cedrus atlantica 'Glauca Fastigiata' 6' B&B 20' hgt. 8'w CONIF. ++ Columnar Blue Atlas Cedar Copyright @)2022 + iF f -k 3 I SEE DETAIL 4/L2.0 All rights reserved. Reproduction or use in any Z SHRUBS + + + 'U+ form or rights any means without written permission of w South Landscape Architecture P.C.Dba South ++ +++ + I I 3 I Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide BeckB Baird Landscape Architecture P.C.is ++ + + I Winter Gem Boxwood unlawful and subject to criminal prosecution. 0 5 ++ +++ ° O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 w + + i+ Dwarf Burning Bush REVISIONS: ° + ++ ++ 3 No. Date Description z + + + I a 4 Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w + + + + o Blue Arrow Juniper w + + + + +�+ + + I I Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide ++ ++++ + I +,,,r�� Blue Jean Baby Russian Sage o ++ ++++ + « I 3 ° Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide W + + + + I Dwarf Globe Blue Spruce + ++ ++ Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide 0 ++I+++ ++ Dart's Gold Ninebark w N M I+++++ ++ 3 4 + Physocarpus opulifolius 'Monlo' 5 Gal. 8' hgt. x 8'wide J�++I + + �, `,�✓ Diabolo® Ninebark 6 J J +I++++ + I I O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 ++1+++ + I ° Gold Star Potentilla Ljj ■ W 5 ++ 14 3 Q Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A I ++++++ t o Dwarf Red Leaf Sand Cherry U U 1+ I+ + + + h Prunus laurocerasus 'Otto Luyken' 5 Gal. 3' hgt. x 6'wide +++++++ + 8 II Otto Luyken English Laurel ILI W 1++I+++++ + I 3 Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide 00 z z l + + + + 3 I ° Gro Low sumac Go + I+ + + + + + I I 4��.4W_ Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide J J Autumn Amber sumac z ■ z 65 ACCESS +� + p 3 Rosa x'Noas lash' 5 Gal. 2' hgt. x 4'wide 04 + + I Pink Splash Groundcover Rose 7 P E R N �� L� I+ + - Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide QQ + + + I 3 Black Tower Elderberry C C �I O • 2 2 �(+ I I Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide c c - + a + + + o I Doublefile Viburnum MI + + + ° NN 1+++++++ I 3 i GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . ++++ ++ Hemerocallis x'Stella De Oro' 1 Gal. 18" hgt. x 2'wide 1■■1 t+ + Stella De Oro Daylilly t++++ + 3 -`;`_ Hosta x 'Blue Angel' 1 Gal. p t++++ + I I Blue Angel Host 2' hgt. x 5'wide d H 1 + + ++ + +� � I I ° Hosta x 'Patriot' 1 Gal. 1' hgt. x 3'wide Patriot HostaLO 1■�1 ■ 5 t + + 3 Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide 1■�1 N ++++ ++ Sunburst St. John's Wort N ++++ Miscanthus sinensis 'Fire Dragon' 1 Gal. 6' hgt. x 3'wide Fire Dragon Maiden Grass00 N +++ ++ I 3 I Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide A + ++ +� Little Bunny Dwarf Fountain Grass �1 + + + I 0 Phlox subulata 'Candy Stripe' 1 Gal. 6" hgt. x 3'wide a Z + + a ,It�r +r-+ I Candy Stripe Creeping Phlox 3 + + + Lo , = + + + + 3 +�+ +±+±+ �- CALLOUT LEGEND + + + 9 A d + + + + 0. ++ +++++ as a as I O 40'VISION TRIANGLE O HYDROSEED AS SPECIFIED TO a + + + 8 I EXTENTS OF DISTURBED AREAS. J + + ++++ O 20'X 10' DRIVEWAY VISION TRIANGLE N , MATC H L I N E - SEE L1 .3 ++++ + ° 3 O 10'-0"WIDE CONCRETE PATHWAY O PRELIMINARY NE TO BE RELOCATED IRRIGATION W ++++ ++ O EXISTING 10'-0"WIDE PATHWAY O PARKWAY STRIP LANDSCAPING MATC H L I N E - SEE L 1 .6 +++ ++++ 3� ° 8 PROVIDED BY OTHERS O FUTURE IMPROVEMENT AREA (NOT A 1 % '// '// % '// '/. // % '/. '// % '/. '// '/. '/. '// 6 % % % % % % % % % % % ++++++++ 1 5 PART) 10 O // // // // // // / / / / / . / / . / Li OA\I 091LO w J / / — + + + + Vl + + + + • 0 Lo 3 + + + + \ 00 ++++++++ / 3N I DRAWN BY: culI O + + 3Q CHECKED BY: 01Cw + + 11 i i ', i i 5 ++++ + ° 11 JCM I r + + PROJECT NUMBER � Li 22-113 a +++++ +� ++++++++ SHEET: U) � (*nnt }� + + + + 3 LANDSCAPE PLAN - AREA THREE 2 4 6Ll r ■ 0 _j 1 = Zo-0 12 F5 Z 3 z 12 5GALE: Z o O z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P \ 000, It + w e +++ + ++++++ STAMP:p°�0�0���0 0 ++ +' + ++++ LANDSCAPE LEGEND o°°°°` - 1 + I+ + + + • „ 1 0 o + + + + + + + / / EXISTING TREES TO + + + + + RTF TURF TYPE TALL �- "�o Z o / +� o� + + / / REMAIN ++++++++++ FESCUE SOD OVER o � � �o +++ I ++++ + / / ++++++++++ APPROVED TOPSOIL AS �czZ � 4po ` + ++ + INSTALLED 0 PLANTS TO BE SPECIFIED yO°° SCP4�p ° 11 ++ • +++++ NATIVE DRYLAND■ / / POLY EDGING, SEE / / MIX OVER APPROVED D w /, /. /, ++ + + DETAIL 1/L2.0 '/. '/, '/, % TOPSOIL AS SPECIFIED DATE: Lu + ++�-4 +++ � i 1/22/2022 1 LL ++++ -- CUT EDGE, SEE >W�W o 2 1 + +++++++ '/, '/, DETAIL 2/L2.0 2 t a�ox W o + I + + + + yWpCO�J w 1 - + +++++++ ■ 8' SOLID CMU WALL �� 3 ?��W?�� + + + + + ma��acm w 1 MATCHLINE SEE L1 . 1 + + + , PER CIVIL �� fnZ .�Y�� Z MATCHLINE - SEE DA _ - - + + + + ; t+ + + + PLANTSCHEDULE NOTE�(Shown at 80 All trees to % grade dri y) 'W 'W m I 1 - fi + + + � � + + 1 _ ++++ + / �"� KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS v Ln o v 1 t+ / COMMON NAME SIZE > o Eo Eo a z t++e++++ ; / / DECIDUOUS TREES SEE DETAIL 9/L2.0 . � cc,,,, av�o + t++++ + / / Acer platanoides `Crimson King' 2" B&B 40' hgt. 35'w CLASS II N � v o 3 ++ + + Crimson King Maple 3 0 Ln o + +++++ etula nlgra 2" B&B 35' hgt. 25'w CLASS II oN m oN i + + + River Birch multi-stem Q o +++++++ % i T+ Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS II = Q Ua' a ° ■ '/, i Heartland® Catalpa �, w I I ++++ + / f Cornus kousa `Summer Gold' PP 22765 2" B&B 15' hgt. 15'w CLASS I a F + + + ■ , Summer Gold Dogwood � +;++++ / T Gleditsia triacanthos inermis 'Skyline' 2" B&B 45' hgt. 30'w CLASS II Z.++++++ i Skyline Honeylocust m w I 49 +++++++ / Liriodendron tulipifera `eJFS-Oz'f 2" B&B 55' hgt. 25' w CLASS I m ix ca + + +++ / , Emerald City Tulip Tree o 4 I O I*+++++++ / Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 y m o �+ + + ■ Streetspire Oak R1 �� I I �+ Maea i=r a T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II J it Boulevard Linden H z i, CON EROUS TREES SEE DETAIL 8/1-2.0 . H o Z + 6 / 20' h t. 8'w Cedrus atlantica Glauca Fastigiata 6 B&B g CONIF. Columnar Blue Atlas Cedar Copyright @)2022 0 + SHRUBS SEE DETAIL 4/L2.0 All rights reserved. Reproduction or usein any � form or by any means without written permission of w South Landscape Architecture P.C.Dba South Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide Beck B Baird Landscape Architecture P.C.is I , unlawful and subject to criminal prosecution. Z + ■ Winter Gem Boxwood o 5 +� O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 REVISIONS: w 0 Dwarf Burning Bush + No. Date Description Z ++f / / / / / / / Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w + ,� ,� Blue Arrow Juniper w + / / / / Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide + +� / / ,,,,r, Blue Jean Baby Russian Sage + % % 0/ % :�'�� % % % % % % % % % % % % Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide W ++�.I�, J J Dwarf Globe Blue Spruce 16 +/++ w w Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide + � w w ,l Dart's Gold Ninebark o 4 + Physocarpus opulifolius 'Monlo' 5 Gal. 8' hgt. x 8'wideof + `�-'� Diabolo® Ninebark 6 ++ +I ■ O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 + Gold Star Potentilla I I I + — Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A ++++� z ' z Dwarf Red Leaf Sand Cherry W + + J J + + Prunus laurocerasus Otto Luyken' 5 Gal. 3' hgt. x 6 wide +++ _ = Otto Luyken English Laurel + U U Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide 00 ++ + Gro Low sumacGo +++ + ■ °rr4W_ Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide a + + CC ■ CC 'n%m�" Autumn Amber sumac ++++� G G Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 04 7 I Peregrine Heights I + + Pink Splash Groundcover Rose 7 d ++++ Sambucus ni ra 'EIFFEL 1' PP#23,633 8' hgt. 4'wide + + .� g 5 Gal. Subdivision + Black Tower Elderberry + + 1 Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide + + ■ Doublefile Viburnum MI + GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . + + ++ +� Hem 18 hgt. x 2�wide erocallis x'Stella De Oro' 1 Gal. W 1 + + Stella De Oro Daylilly +++ Hosta x 'Blue Angel' 1 Gal. 2' hgt. x 5'wide ] 8 + , Blue Angel Host+ +I I + Hosta x 'Patriot' 1 Gal. 1' hgt. x 3'wide a + ■ Patriot Hosta 1■�1 LO + 0 Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide PE4 to + Sunburst St. John's Wort CU N Miscanthus sinensis 'Fire Dragon' 1 Gal. 6' hgt. x 3'wideCU Z • Fire Dragon Maiden Grass00 Li +1 Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide1114 3 ++� — — — - — — Little Bunny Dwarf Fountain Grass - � , 0 Phlox subulata 'Candy Stripe' 1 Gal. ~ + � 6 hgt. x 3 wide 3 — — — — — — — — — — +1 Candy Stripe Creeping Phlox + 1. - - - - \ - CALLOUT LEGEND 9 (L w +I 0. + 12..�� O 40'VISION TRIANGLE O HYDROSEED AS SPECIFIED TO a I e \ \ EXTENTS OF DISTURBED AREAS. M + O 20'X 10' DRIVEWAY VISION TRIANGLE PRELIMINARY GRAVITY IRRIGATION CU N 5 O 10'-0"WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED r w Li O EXISTING 10'-0"WIDE PATHWAY O PARKWAY STRIP LANDSCAPING PROVIDED BY OTHERS a 1 O + ■ O FUTURE IMPROVEMENT AREA (NOT A 10 w / _ +1 ■ PART) LO Li ` +I ° ci W T'I > / r / ko w / — — — — _ �— — - DRAWN BY: culN / O ■ AWJ a � I 3 ° CHECKED BY: _J 11 , MATCHLINE - SEE D A I 11 JGM � Li PROJECT NUMBER / MATCHLINE - SEE L1 .7 + ■ I G 22-„3 ' SHEET: � oc + a / +;+� ROOERTY RAN/\GIE9 T TY U i 0. / �� MAINITF- N NI (- F FF1�, C NA Q LANDSCAPE PLAN — AREA FOUR 2°' �' 6°' L) L 1 . 4 z 0 1" = 20'-0" 12 Z 12 SGALE: Z o O C3 z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P + ' ' U STAMP: pp0°0 00 't++++++ LANDSCAPE LEGEND o0°°°°°` °F o + + + / / 5 EXISTING TREES TO + + + + + RTF TURF TYPE TALL �- "� o on o Z REMAIN o + + +++++t++++ APPROVED DTO SOIL AS �L �6o + + + + + + + + O �{22/22 +++ + + O PLANTS TO BE SPECIFIED O O + 5 INSTALLED ° SCP4�000 ° + + + ■ NATIVE DRYLAND SEED 00°3 + ++++ ' ■ POLY EDGING, SEE MIX OVER APPROVED DATE: Z DETAIL 1/L2.0 X1 '/. '/. % TOPSOIL AS SPECIFIEDLu I++4++++ -1/22/2022 +++++ Parcel A ------------- CUT EDGE, SEE 2 + + + DETAIL 2/1-2.0 2 t arc= W o o� ' ' WWCO�E w + + + ■ + AC ■ 8' SOLID CMU WALL ��� W°pa°oo� o + + + - PER CIVIL w;Qrz�wz � Yz�yt + + + i i • ± �� ? 2�P at + + + , MAT HLINE EEL . ■ ��� Qt9QCWW +++++++ / (Shown at 80% Maturity) cai?'W m + + + , , MATCHLINE - SEE L 1 .5 PLANT SCHEDULE NOTE: All trees to be grade#1 J Q k o W o + + w + ++ 6 KEY BOTANICAL NAME PLANTING MATURE SIZE o c.i + + + ■ / ■ z CLASS + + + + 5 /, / / /, / COMMON NAME SIZE Q o Eo a z t+°+++++ ■ / / ■ , _ — DECIDUOUS TREES 40' h t. 35E DETAILCLASS II � � v o Acer platanoides `Crimson King' 2 B&B g — �, + �++ + Crimson King Maple o U) o 3 etula nigra 2" B&B 35' hgt. 25'w CLASS II o m o i 1W. + + + River Birch multi-stem Q t++++++ % i % % % T+ Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS II = O a a = U + + +++ ■ ■ '/, '/, % //� Heartland® Catalpa 15' h t. 15'w CLASS I w + + + Cornus kousa `Summer Gold' PP 22765 2" B&B g u w + + + ■ 5 ■ , Summer Gold Dogwood +•+ + T Gleditsia triacanthos inermis 'Skyline' 2" B&B 45 hgt. 30 w CLASS 11 O49 w ++++++ Skyline Honeylocust a I +++++++ Liriodendron tulipifera `eJFS-Oz'f 2" B&B 55' hgt. 25' w CLASS I m v 4 + + +++ 5 Emerald City Tulip Tree 4 o + + + Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 y 2 +++++ + ■ / , ■ Streetspire Oak �� °p ° / T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II owe Boulevard Linden G CON EROUS TREES SEE DETAIL 8/L2.0 . y o Z Ced rus atlantica 'Glauca Fastigiata' 6' B&B 20' hgt. 8'w CON I F. Y '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, Columnar Blue Atlas Cedar Copyright 2022 0 SHRUBS SEE DETAIL 4/L2.0 All rights reserved. Reproduction or usein any ■ / / / / / / / / / / form or by any means without written permission of w f""+l South Landscape Architecture P.C.Dba South Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide Beck B Baird Landscape Architecture P.C.is Q i ■ ■ unlawful and subject to criminal prosecution. Z Winter Gem Boxwood Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 w Dwarf Burning Bush REVISIONS: oe No. Date Description z Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w Blue Arrow Juniper w Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide Blue Jean Baby Russian Sage wiG dux �f Picea pungensr Globosar 5 Gal. 4' hgt. x 6' wide W ,, ,/ ,/ ,/ ,� '� '� i / '/, '/, '/, '/, '/, '/, '/, '/, O'/, '/, '/, '/, '/, '/, '/, '/, '/, '/, '/, " '� '/, '/, '/, 7a n��/n n>" �7n t,�� tn,.. Dwarf Globe Blue Spruce z •� W W Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide o ,f a. _ a Dart's Gold Ninebark w W W J J I s Physocarpus opulifolius Monlo 5 Gal. 8 hgt. x 8 wide I . � S .o > o i e Diabolo® Ninebark 6 1 ■ 1 W ■ W / / / I O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 ■ z U ■ � / / f Gold Star Potentilla Z °1.< e Q Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A '/. Dwarf Red Leaf Sand Cherry W J J Prunus laurocerasus 'Otto Luyken' 5 Gal. 3' hgt. x 6'wide W W / / Otto Luyken English Laurel z z Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide 00 Gro Low sumacGo Q ■ Q J ■ J % % �a r41 Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide C ■ C = ■ _ 'n%m�" Autumn Amber sumac G G 5 04 U U � Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 7 Pink Splash Groundcover Rose 7 Q Q Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide Black Tower Elderberry Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide ■ ■ Doublefile Viburnum MI �,�J GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . Hemerocallis x'Stella De Oro' 1 Gal. 18" hgt. x 2'wide 1■■1 Stella De Oro Daylilly Hosta x 'Blue Angel' 1 Gal. 2' hgt. x 5'wide 8 ■ ■ / / Blue Angel Host Hosta x 'Patriot' 1 Gal. 1' hgt. x 3'wide 8 a ■ ■ Patriot Hosta 1■�1 N / / / / / Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide PE4 Sunburst St. John's Wort i / / / / / / / / / / Miscanthus sinensis Z'Fire Dragon' 1 Gal. 6' hgt. x 3'wide • fU N I� i i i i i i i i i i i NFire Dragon Maiden Grass LJ Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide - - - - - - ■ Little Bunny Dwarf Fountain Grass 0 Phlox subulata 'Candy Stripe' 1 Gal. 6" hgt. x 3'wide a M a 7 ■ ■ Candy Stripe Creeping Phlox 3 Q — — — — — — — CALLOUT LEGEND J 9 m 12„cI ■ 1O 40'VISION TRIANGLE O HYDROSEED AS SPECIFIED TOPq a a • EXTENTS OF DISTURBED AREAS. ■ ■ (D20'X 10' DRIVEWAY VISION TRIANGLE \ � � PRELIMINARY GRAVITY IRRIGATION N 5 5 5 O 10'-0"WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED Li O EXISTING 10'-0"WIDE PATHWAY 8 PARKWAY STRIP LANDSCAPING ° A O PROVIDED BY OTHERS Q O ■ ■ O FUTURE IMPROVEMENT AREA (NOT A 0 U w ■ ■ PART) LO > • n? w M J > ■� Lo s I I "' ■ DRAWN BY: - - - - — - - CU (U AWJ Vl Q 3 ° CHECKED BY: �� MATCHLINE - SEE L1 .5 �� JCM N T PROJECT NUMBER ■ MATCHLINE - SEE L1 .8 ■ 22-„3 0. R R ' I ' SHEET: U) o RTY RA RA�IE9 T � TY J 0. � NIT� � Q LANDSCAPE PLAN - AREA FIVE 2 4 6 L) L1 . 5 0 = Zo-0 12 0 Z 12 SGALE: 1 Z o O C3 z U A B C D E F G H I J K L M N O P 3 f Q a Q w ti A B C D E F G H I J K L M N O P ++ o o w t+ + STAMP: o000000pp S 1 +++++ ++ 3 LANDSCAPE LEGEND o°°°°°°� Ci. ++++ ��� oLu +++ ++ EXISTING TREES TO + + + + + RTF TURF TYPE TALL on "o 0 + I 3 I REMAIN ++++++++++ FESCUE SOD OVER o L �6o W ++ ++ I + + + + + APPROVED TOPSOIL AS �czZ/22 ++++ + ° + O PLANTS TO BE SPECIFIED 'ppp Apo 0 °+ � ++I++ + $ INSTALLED �� SCP��p° z ' - + + + a NATIVE DRYLAND SEED 0000`3 0 ■ ;+ +�+++++++ POLY EDGING, SEE MIX OVER APPROVED +++�+++�+ — DETAIL 1/L2.0 '// '// '// % TOPSOIL AS SPECIFIED DATE: Lu + I+ I+ 1/22/2022 +++I++++I+ 5 S 3 CIS I ------------- CUT EDGE, SEE 2 + 1++++I+ 8 I DETAIL 2/L2.0 2 ' Q�ox W o >WyW ° y� it w ■ - +++++ ++ — ° 3 8' SOLID CMU WALL �� • ycW,c��?�� of MATCHLINE SEE L1 .3 + + PER CIVIL Co,l �Qt9QCWW NO�Qft$ j MATCHLINE - SEE L1 .6 + + + 3 PLANT SCHEDULE ( y) ++++ +++ ^ , NOTE Shown at80All trees to %Mader#1 �Z�W �� } + + `L c� w + + + + O KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS o v 5 % / / / / % % / % % / / % % / % % / / % % / % % '// +t� ` ++++++++ ^^ ,, COMMON NAME SIZE Q r- m o o v ■ `+', ++++++++ W DECIDUOUS TREES SEE DETAIL 9/L2.0 . N I � _ 3 ■ + + + + ° p g " 40' h t. 35'w CLASS II 3 > `" o i / ' ' + + + + Acer latanoides `Crimson Kin 2 B&B g N �, v ` ++++++++ • �/� Crimson King Maple o °2 00 0 3 + + + + > W •- etula nigra 2" B&B 35' hgt. 25'w CLASS II mCD c 3 L Q z + + + + O N River Birch multi-stem ° ++++ I I T+ Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS II = 0 Ua' a z ■ / / / / / / ++ + ++ Heartland® Catalpa �, w ++++ + 3O �f Cornus kousa `Summer Gold' PP 22765 2" B&B 15' hgt. 15'w CLASS I = F ■ S + + r /1 , Summer Gold Dogwood _, v ++++ + ° T Gleditsia triacanthos inermis 'Skyline' 2" B&B 45' hgt. 30'w CLASS II 10 � � w + + + I I Skyline Honeylocust i m ++ +++++ o Liriodendron tulipifera `eJFS-Oz'f 2" B&B 55' hgt. 25' w CLASS I m+ + 49 v �iS I 4 /, /, + ++++++ I Emerald City Tulip Tree 4 o ■ / / o +� ++++++++ Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 H of + + + + + Streetspire Oak °p ° V 3 .. o = w + + + + , ° T ilia americana `Boulevard' 2 B&B 35' hgt. 30'w CLASS II w r J ++++++ + 3 8 Boulevard Linden Z ++ +++ ° CON EROUS TREES SEE DETAIL 8/L2.0 . c a o ° +++ �+++ I 3 I r r Cedrus atlantica Glauca Fastigiata 6 B&B 20' hgt. 8'w CONIF. a • + + + Columnar Blue Atlas Cedar Copyright @)2022 0 6 + + + + SEE DETAIL 4/L2.0 All rights reserved. Reproduction or use in any z F jW Fl f>U� j 1 SHRUBS form or by any means without written permission of w / / / / / / / / / / / / / / / / / + + + South Landscape Architecture P.C.Dba South + + + + + 3 Buxus microphylla japonica Winter Gem 5 Gal. 4 hgt. x 4 wide Beck B Baird Landscape Architecture P.C.is ■ unlawful and subject to criminal prosecution. z Winter Gem Boxwood o 5 1 O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 LL REVISIONS: ° II �Ak M I Dwarf Burning Bush No. Date Description z I I Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w 1 i I Blue Arrow Juniper w ILLPerovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide d Blue Jean Baby Russian Sage o w Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide s s Dwarf Globe Blue Spruce I 49 Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide d 1 1 1 1 1 1 I '` Dart's Gold Ninebark w ° .a. .d I I �IiJ//i, d d, d. \�\�Ilrl� r r r r of J J I _ + + + + I _ _ _ 4 Physocarpus opulifolius Monlo 5 Gal. 8 hgt. x 8 wide . c T T n,,,� + ++++ +++++ Diabolo® Ninebark 6 II = 7 1 I..LI ■ W / / / o 4f f ++++ ,+t .+++++�++++ 0 Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 + + + + + �+ / / + + + + + + ■ d1.a g Jl ; - `;_ + + + ° �+ .+ + + + + + 3 3 Prunus �ctlsSenatar Potentilla 5 Gal. 10' hgt. x 6'wide + + + + + + + + + 0 Dwarf Red Leaf Sand Cherry + + + + + + + + + + + Prunus laurocerasus Otto Luyken' 5 Gal. 3' hgt. x 6 wide w w tv + + + + + + . 1+ + + + + 0 Otto Lu ken English Laurel z z m,\. + + + + + + + + + + 3 I Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide M� barb/,,; W + + + + + + + + + + Gro Low sumac J ■ J / / „\; + + + + + + + + + + + + ,°i'4W 6" hgt. x 6'wide + + + + + + + + + + _ _ Rhus trilobata Autumn Amber 2 Gal. g + + + + + + + + + 3 ' , " Autumn Amber sumac nr,U\.` U U +++++++ ++++ ++++ +++++ � Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 04 7 + + + + + + + + Pink Splash Groundcover Rose 7 Q + + + + + + o + + + + + Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8 hgt. 4 wide +++++++ ++++ +I+++ +++ + I 3 Black Tower Elderberry + + + + + I+ + Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide ° ■ + + + + + p„� 1+ + + + Doublefile Viburnum MI ■ / / + + + + + + + + + 3 6 + + + + + , + + + + + GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . + + + + + 1 + + + + + + + + + + + + , + + + + I I Hemerocallis x'Stella De Oro' 1 Gal. 18" hgt. x 2'wide 1■■1 + + + + + + + Stella De Oro Da lilt + + + + + + - - _ + -+ + + + � Y Y + + (— - I + + Hosta x 'Blue Angel' 1 Gal. + + + + + + + + + + ° 2' hgt. x 5'wide + + + + + 1+ + + + Blue Angel Host + + + + + + + + + + 1 Gal. 8 ■ NVS + + + + NVS + + Nd� Nf/S t+++++++++ Hosta x 'Patriot' 1' hgt. x 3'wide 8 ■ + + + + + T+ + + + + 3 Patriot Hosta 1■�1 e Hypericum frondosum Sunburst 1 Gal. ly ++++ � t+++++++++ � 3 ° � 'Sunburst' 2' hgt. x 4'wide N '/, '// '/, '// '/, '/, '// '/, '/, '/, '// '/, '/, '/, '/, '/, '/, '// '// '// '/, '// '// '/, '/, '/, '/, l,, + + + + + + t+++++++++ Sunburst St. John's Wort N N /i / / / / / / / / / / / / / / / / / / / / / / / / ;+++++++ ++++ °t,` + + + + Q Miscanthus sinensis 'Fire Dragon' 1 Gal. N. 6 M� ,;'},' M� M� Any + + + + 6 hgt. x 3 wide • N '/, '// IRRIG I� + IRRIG + + +t •o t + + + + 3 I Fire Dragon Maiden Grass 'M + IG IRRIG IRRIG + + + Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide Aw / / + + + + t + + ■ J + + ° + o + + + + + Little Bunny Dwarf Fountain Grass + _—�i O + + + + 0 Phlox subulata 'Candy Stripe's 1 Gal " - ■ - - - - - - - — — — — — - — — — — - + - - - - - - + . + + + ° .401 ° 6 hgt. x3 wide + + -1~+ + + + - Candy Stripe Creeping Phlox 3 % % ++++ O +t •i ++++++ a '// '// + + ++++ ++ _J - - - - + ++ ++ + + I CALLOUT LEGEND 9 A m f,�, - - - - - - - - - - - _ _ 3 ■ / / ++ ++++++ ++ 1 O 40'VISION TRIANGLE O HYDROSEED AS SPECIFIED TO �1 A + + + + + M EXTENTS OF DISTURBED AREAS. O2 20'X 10' DRIVEWAY VISION TRIANGLE 3 ' PRELIMINARY GRAVITY IRRIGATION / / O.d d c'u 5 '// '// o I I O 10'-0"WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED CU 3 E7] 0 4 EXISTING 10'-0"WIDE PATHWAY PARKWAY STRIP LANDSCAPING 0 08 , , d . PROVIDED BY OTHERS ■ o O FUTURE IMPROVEMENT AREA (NOT A w 1 ■ '/, '/, 3 • 5 PART) 10 Wesi A J + + �+ + + W .. .. .. ., .. .. ii i/ �/ // // // // // // // / / //. + + t+ 1 3 I �� s ++ I 3 L� ■ 1200 DRAWN BY: (U + + 2 AWJ J — — — + + + 3 t +` + { 1 CHECKED BY: �� MATCHLINE - SEE L1 .6 + + ++� 8 �� JCM � m m � m m +0 1 M 3M M q I PROJECT NUMBER MATCHLINE - SEE L1 .9 �,� I ++++ ++ 1 22-„3 &a ■ I t+ 1 W 1 1 1+++ ++ .I SHEET: co + + + 3 d d .--. ++++. ++ I I I O Q LANDSCAPE PLAN - AREA SIX 2 4 6°' r ■ 0 Ll _J III = 20'-0" 12 B Z 6 z 12 SGALE: Z o O C3 UJ z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P + U +++++ STAMP:p000000000 ' ++ ++1 LANDSCAPE LEGEND o°°°°` . � o � o z +++ EXISTING TREES TO + + + + + RTF TURF TYPE TALL "o C:l 0 ++++ REMAIN ++++++++++ FESCUE SOD OVER o �o 0 I + + ++++++++++ APPROVED TOPSOIL AS �O �czZ � �400 + O PLANTS TO BE SPECIFIED O O ++ + , INSTALLED ° �� SCP4�p00 0 I Z ++ NATIVE DRYLAND SEED ������ o +I °� POLY EDGING, SEE MIX OVER APPROVED \+1{ f DETAIL 1/L2.0 '/, '/, '/, '/, TOPSOIL AS SPECIFIED DATE: Lu ' 1/2 2/2 02 2 + ------------- CUT EDGE, SEE o 2 O _ DETAIL 2/L2.0 2 ' ago= W o +� 8' SOLID CMU WALL �\� zu;�LLZ°z� of 7 PER CIVIL yz�I.X GU' W U' z a � DQt9QCWW � NOTE: All trees to be grade#1 + \ , , - - PLANT SCHEDULE (Shown at 80% Maturity) o + -f-t 12•rG� KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS a ,n o E E V / e COMMON NAME SIZE > o o a a z / + DECIDUOUS TREES SEE DETAIL 9/L2.0 . � M 3 5 Acer platanoides `Crimson King' 2" B&B 40' hgt. 35'w CLASS II 3 v o Crimson King Maple o °- � oA. etula nigra 2" B&B 35' hgt. 25'w CLASS II o m o i River Birch multi-stem Q o + - + Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS II = 0 Ua' a z I T I Heartland® Catalpa �, w / +I e N f Cornus kousa `Summer Gold' PP 22765 2" B&B 15' hgt. 15'w CLASS I _ �k +I 0 i � Summer Gold Dogwood / T Gleditsia triacanthos inermis 'Skyline' 2" B&B 45' hgt. 30'w CLASS II a' 49 _ W / Skyline Honeylocust 0 l i s Z + Liriodendron tulipifera `eJFS-Oz'f 2 B&B 55 hgt. 25 w CLASS I m Q m = Tni \ Emerald City Tulip Tree 4 o 4 / / ` i — — — — — I — �— — - Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 y w Streetspire Oak �� m I a i=r a e T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II J � + + Boulevard Linden " .c o / MATCHLINE - SEE L1 .4 " "/ CON EROUS TREES SEE DETAIL 8/L2.0 N T Cedrus atlantica 'Glauca Fastigiata' 6' B&B 20' hgt. 8'w CONIF. W MATCHLINE - SEE L1 .7 + I Columnar Blue Atlas Cedar Copyright @)2022 I + + - SEE DETAIL 4/L2.0 All rights reserved. Reproduction or use in any SHRUBS Z + , form or by any means without written permission of w South Landscape Architecture P.C.Dba South qqq ^ qqq ^ Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide Beck B Baird Landscape Architecture P.C.is G p ++ R T P E R TT R \ A( I E 9 T T\/ ' ' ' , unlawful and subject to criminal prosecution. O 5 I I \VI v II O Winter Gem Boxwood / { � n � I T� � Euonymous Dwarf Burning ctus 5 Gal. 4 hgt. x 4 wide 5 01 /� �I N C E EAS M ENT g REVISIONS: + No. Date Description z Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w / + , Blue Arrow Juniper w I + I Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide +++� +,,,r�� Blue Jean Baby Russian Sage w +++ �:./ Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide W / + Dwarf Globe Blue Spruce / ++ Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide o +++j - Dart's Gold Ninebark w / 4 + Physocarpus opulifolius 'Monlo' 5 Gal. 8' hgt. x 8'wide + `�-'� Diabolo® Ninebark 6 + Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 I ++++� ® Gold Star Potentilla / ++++f Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A + I © Dwarf Red Leaf Sand Cherry W z / + Prunus laurocerasus Otto Luyken' 5 Gal. 3' hgt. x 6 wide / +++ Otto Luyken English Laurel co Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide 00 Gro Low sumacGo O ++ + ti �a t4W Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide / + I I - ' " Autumn Amber sumac + + J J Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 04 7 / ++ w w I Pink Splash Groundcover Rose 7 / w w 5 Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide +++ Black Tower Elderberry + U U) 1 Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide + + I II Doublefile Viburnum MI + .� z z GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/1-2.0 . "114 J J Hemerocallis x Stella De Oro 1 Gal. 18" hgt. x 2'wide Stella De Oro Daylilly + ++ U , U c5 - Hosta x 'Blue Angel' 1 Gal. 2' hgt. x 5'wide Blue Angel Host 8 ++I 1' hgt. x3 Hosta x 'Patriot' 1 Gal. wide 8 Patriot Hosta I — - - - - - - - - - - - - - - - - e Q Q + � 1■�1 e _ — _ _ Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide ly N +1 Sunburst St. John's Wort 0 to Miscanthus sinensis 'Fire Dragon' 1 Gal. 6 hgt. x 3 wide N +I Fire Dragon Maiden Grass00 r +1 a 12••GI Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide414 Little Bunny Dwarf Fountain Grass 0 Phlox subulata 'Candy Stripe' 1 Gal. 6" hgt x 3'wide a a — Candy Stripe Creeping Phlox . O CALLOUT LEGEND Lo 9 T m w O 40'VISION TRIANGLE O HYDROSEED AS SPECIFIED TO A EXTENTS OF DISTURBED AREAS. O 20'X 10' DRIVEWAY VISION TRIANGLE "' PRELIMINARY GRAVITY IRRIGATION N + + (D10'-0"WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED Li O EXISTING 10'-0"WIDE PATHWAY (D PROVIDED STRIP LANDSCAPING e PROVIDED BY OTHERS a ++� O FUTURE IMPROVEMENT AREA (NOT A � 6 I 1 ++ PART) 0 w LO } w J J Q r 1 ko 14 ++ + ++ ++++-+ +-*- 3 3 +++ + +++ ++ +1+++* ++++++++ ++++ 6+++ ++++++++- N I I + + + +,f DRAWN BY: to :.•/ AWJ a 1 J CHECKED BY: + + JGM PROJECT NUMBER 1 1 22-113 0LLJ 0. 0. ' I SHEET: U) \ J a a LANDSCAPE PLAN - AREA SEVEN 2 4 6 r L1 . 7 o J 12 III _ 2°I—°II 12 Z SGALE: Z o O C3 z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P ■ ■ / / STAMP: ■ 6 ' LANDSCAPE LEGEND ooO �P z op°° °F I o s ;�cf. z EXISTING TREES TO + + + + + RTF TURF TYPE TALL 0 REMAIN ++++++++++ FESCUE SOD OVER o ,� �o 0 ++++++++++ APPROVED TOPSOIL AS �O �{22/22 �400 ■ ■ + O PLANTS TO BE SPECIFIED O O ■ ■ INSTALLED on SCP4�p00 0 NATIVE DRYLAND SEED °0°p o POLY EDGING, SEE MIX OVER APPROVED w DATE: Z DETAIL 1/1-2.0 '/, '/, '/, % TOPSOIL AS SPECIFIED Lu 1/22/2022 ------------- CUT EDGE, SEE DETAIL 2/1-2.0 2 ' ago= W o Lu ■ ■ - — — 8' SOLID CMU WALL \� N Z�c�m,Wzcc PER CIVIL �Q6§A:ZZ - - - - - - - - - - - - - - - - - NOTE: All trees to be grade#1 Jaok��W o - - - PLANT SCHEDULE (Shown at 80% Maturity) �?'W m �2..G� ■ KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS v • _ COMMON NAME SIZE > o Eo Eo a z ■ ■ DECIDUOUS TREES SEE DETAIL 9/L2.0 . � rn 3 5 5 5 - Acer platanoides `Crimson King' 2" B&B 40' hgt. 35'w CLASS II 3 N v o Crimson King Maple o U) 00 o = etula nigra 2" B&B 35' hgt. 25'w CLASS II o m o LJ River Birch multi-stem Q o T; Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS II = O v a = ■ ■ + Heartland® Catalpa w e ■ N ■ �f Cornus kousa `Summer Gold' PP 22765 2" B&B 15' hgt. 15'w CLASS I = F Summer Gold Dogwood u T Gleditsia triacanthos inermis 'Skyline' 2" B&B 45' hgt. 30'w CLASS II W 49 ' s Skyline Honeylocust O i a z o Liriodendron tulipifera `eJFS-Oz'f 2 B&B 55 hgt. 25 w CLASS I m v I \ Emerald City Tulip Tree 4 4 — — — — — — — — — — — — — _ _ _ _ _ _ ■ Quercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 '�� ki ■ — — ■ — — — — — — — —r— — — — — — — - Streetspire Oak °p ° T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II a '_ Boulevard Linden G MATC H L I N E - SEE L 1 .5 CON EROUS TREES SEE DETAIL 8/rGlauca Fastlglatar 6B&B 20L2.0 . - Cedrus atlantica �lim p .a o ' hg t. 8'w CONIF. H Y T Q ■ c� MATC H L I N E - SEE L 1 .8 ■ Columnar Blue Atlas Cedar Copyright 2022 0 SHRUBS SEE DETAIL 4/L2.0 All rights re served. Reproduction or usein any z form or by any means without written permission of w ■ ■ �"+t South Landscape Architecture P.C.Dba South (�fj Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide BeckB Baird Landscape Architecture P.C.is Q unlawful and subject to criminal prosecution. Z R TY R/� I �I!�GI I� 9 T (ITY Winter Gem Boxwood o O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 LL REVISIONS: MA N T E N S E EA S M E N T 5 Dwarf Burning Bush No. Date Description z Q Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide w ■ ■ Blue Arrow Juniper w 5 Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide o ■ ■ Blue Jean Baby Russian Sage Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide W Dwarf Globe Blue Spruce Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide o Dart's Gold Ninebark w 4 + Physocarpus opulifolius 'Monlo' 5 Gal. 8' hgt. x 8'wide ■ ■ `�-'� Diabolo® Ninebark 6 I O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 ■ ■ Gold Star Potentilla Q Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A Dwarf Red Leaf Sand Cherry W Prunus laurocerasus Otto Luyken' 5 Gal. 3' h gt. x 6'wide Otto Luyken English Laurel to ■ ■ Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide 00 Gro Low sumacGo 1'*-- ■ N I ■ °rt4W_ Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide Autumn Amber sumac J J J J Rosa x Noasplash' 5 Gal. 2 9 a ' hgt. x 4'wide 7 Pink Splash Groundcover Rose 7 L W 5 W W Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide 5 Black Tower Elderberry U ■ U) C/) ■ C/) Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide ■ I ■ Doublefile Viburnum W W L L Z Z Z Z GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/1-2.0 . J J I J J Hemerocallis x'Stella De Oro' 1 Gal. 18" hgt. x 2'wide 1■■1 N = = Stella De Oro Daylilly U ■ U U ■ U % - Hosta x 'Blue Angel' 1 Gal. 2' hgt. x 5'wide ] Parcel B Blue Angel Host 8 ■ ■ Hosta x 'Patriot' 1 Gal. 8 a Q Q Q Q Patriot Hosta 1' hgt. x 3'wide CC CC C C ■■ PI G G — — _ _ _ _ 5 . 00± AC C c 0 Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide PI N N - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Sunburst St. John's Wort N I — — — — — — — — — — — — — — — — — — — — — — — Miscanthus sinensis Z'Fire Dragon' 1 Gal. 6 hgt. x 3 wide CU Fire Dragon Maiden Grass011110 Fd Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide _ 12"GI 12"GI1114 00 Li ■ 12"GI 12"GI 12"GI 12"GI 12"GI 12"GI ■ 12"GI 12"GI Little Bunny Dwarf Fountain Grass 1�1 ■ ■ 0 Phlox subulata 'Candy Stripe' 1 Gal. 6" hgt. x 3'wide a - - - - — — — — — — — — — — — — — — — y I I X LD J 0 CALLOUT LEGEND 9 A m a Li 0. ■ 7 ■ O 40'VISION TRIANGLE 6 HYDROSEED AS SPECIFIED TO Z ■ ■ O EXTENTS OF DISTURBED AREAS. O 20'X 10' DRIVEWAY VISION TRIANGLE PRELIMINARY GRAVITY IRRIGATION N (D10'-0"WIDE CONCRETE PATHWAY O LINE TO BE RELOCATED LLi i ■ 5 ■ O EXISTING 10'-0"WIDE PATHWAY (D PROVIDED STRIP LANDSCAPING PROVIDED BY OTHERS 1 ■ ■ 5 O FUTURE IMPROVEMENT AREA (NOT A 10 w PART) _J LO J J ko r � t t t � t t+t t +—t—Y� t���T r ro + + + ■ + + + + + + + + 1: + + + + + + + + e+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + F -f + +� + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + t + + + + + + + + + e+ + + + + + + + + + + + + DRAWN BY: + + + + +�f + + + + + + + + + + + + + + + + + + + + + + + + % # + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + N ;� + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + AWJ + + + + + + + + + + + d O _ + + + + + + ++++ + + + + + + CHECKED BY: Li 11 + + + + + 11 JCM + + +Q + PROJECT NUMBER o�o�o�o�o r Li ■ 22-113 0 a oc a W SHEET: co U 7 oc J a a LANDSCAPE PLAN - AREA EIGHT 2 4 6 _o 0 Ll . 8 z 1 = 20'-0" 12 0 Z 12 SGALE: Z o O C3 z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P ii +++++++ + + - + + + + ° ■ + + + + + + + + + STAMP: o0000p0 0 + + + + + + + + + + + V) +++++++ ++++ +++++++++ 3 LANDSCAPE LEGEND °s�P`�� w + + I + + + + + 1 0� + + + + C:l 0 + + + + + + + ° o- '/, + + 1 + + + + + EXISTING TREES TO + + + + + RTF TURF TYPE TALL or, t= Z ++++ — — — — - - — — +�++++++++ +++++++ ++++ T++++++++ REMAIN ++++++++++ FESCUE SOD OVER o �o ° ++++++++++ APPROVED TOPSOIL AS �czZ � �400 O PLANTS TO BE SPECIFIED■ + + + + + + i t + + + + * S C P4�000 Nb'S + + + + NbS +N+� Nv� NVS +++++++++ INSTALLED � °° ■ 3 3 NATIVE DRYLAND SEED Z + + + + + + + + i i + + + + + + + + + + o z + + + + + + + + + + ° u_ + + + + + + + + + + POLY EDGING, SEE MIX OVER APPROVED DATE: + + + + + +t , t+ + + + + 8 DETAIL 1/L2.0 '/. '/. '/. % TOPSOIL AS SPECIFIEDLu '/. '/. % % '/. '/. ' :+ I + + + + + + N 1/2 2/2 02 2 w M� " '' M� ° M� + + + + + ------------- CUT EDGE, SEE ♦t } + + + + 3 I LL ++ IRRIG + + IG IRRIG IRRIG + + + DETAIL 2/L2.0 ''WSW y Z 2 ■ � � + + + + + + 2 t �� `J + + ` ' +++++++�+ 8' SOLID CMU WALL ��� Wma°c�oF ° 2WC ZC� a + + - - 1� III + + + + PER CIVIL �Cor- I yz�'�Yz ++++ + I P LAN T SCHEDULE NOTE: All trees to grade# �Qok oW } + + + + + �� 3 I (Shown at 80% Maturity)) Z a W w - + + + W ++ ++++++-++ 3 �� KEY BOTANICAL NAME PLANTING MATURE SIZE CLASS � v ■ / / + + + + + 1 V a� 'n ■ + I+ + + + ++ DECIDUOUS TREES SEE NAME SIZE SEE DETAIL 9/L2.0 . o M o o �' o N to 4q = 0 ' I Acer platanoides `Crimson King' 2" B&B 40' hgt. 35'w CLASS II 3 N ) -� v o 3 5 i i o / / a a ® 3 ! Crimson King Maple o Ln o 1:1 ' I ;_ etula nigra 2" B&B 35' hgt. 25'w CLASS II o m o i Z ® ' 3 � River Birch multi-stem Q o ■ a o + Catalpa speciosa `Hiawatha 2' 2" B&B 45' hgt. 40'w CLASS II = 0 v a z T a cn Heartland® Catalpa i U ■ / 3 f Cornus kousa `Summer Gold' PP 22765 2" B&B 15' hgt. 15'w CLASS I _ WesiA jrL 13 . + + + + + Summer Gold Dogwood -, + +� + T Gleditsia triacanthos inermis 'Skyline' 2" B&B 45' hgt. 30'w CLASS II / / / ++ + + +++ Di t C 1. Skyline Honeylocust m 1 + ++ 1 4 W I 3 } Liriodendron tulipifera `eJFS-Oz'f 2" B&B 55' hgt. 25' w CLASS I V) m M Q + ++ \ Emerald City Tulip Tree 4 z 4 ■ + + SC 2131200 Ouercus robur x alba 2" B&B 35' hgt. 15'w CLASS II 4 �� u q + Streetspire Oak m ° az w _ _ _ _ T ilia americana `Boulevard' 2" B&B 35' hgt. 30'w CLASS II � *' w J (� ++ �+ ++i Boulevard Linden z MATCHLINE - SEE L1 .V t++�+ ++� 8 CON EROUSTREES SEEDETAIL8/L2.0 . IN o .a o I■ I■ MIN � m m � m m � m m � m m � m m � m m � m m � m m � m m � m m � m m � m m � m ++ I I■ I■ I■ H Y • + + + 3 Cedrus atlantica 'Glauca Fastigiata' 6' B&B 20' hgt. 8'w CONIF. (� w ■ MATC H L I N E - SEE L 1 .9 �� I Columnar Blue Atlas Cedar Copyright 2022 P ++++ SHRUBS SEE DETAIL 4/L2.0 All rights reserved. Reproduction or use in any form or by any means without written permission of w ■ + + South Landscape Architecture P.C.Dba South +- + + , Buxus microphylla japonica 'Winter Gem' 5 Gal. 4' hgt. x 4'wide Beck B Baird Landscape Architecture P.C.is f + + / unlawful and subject to criminal prosecution. z Or + + + 3 Winter Gem Boxwood o 5 ++++ ++ 1 O O Euonymous alatus 'Compactus' 5 Gal. 4' hgt. x 4'wide 5 REVISIONS: w + + ++ Dwarf Burning Bush No. Date Description 5 + + a I p Juniperus scopulorum 'Blue Arrow' 2 Gal. 12' hgt. x 2'wide ■ �+ ++ 3 �1�' Blue Arrow Juniper 5 +++ + / Perovskia atriplicifolia 'Blue Jean Baby' 2 Gal. 2' hgt. x 3'wide o ■ ++ + Blue Jean Baby Russian Sage ++++ + 3 �1 Picea pungens 'Globosa' 5 Gal. 4' hgt. x 6'wide W + + + Dwarf Globe Blue Spruce ++++ ++ Physocarpus opulifolius 'Dart's Gold' 5 Gal. 5' hgt. x 5'wide o ++ ++� 3 I I 3 ,l Dart's Gold Ninebark o +++++I 3 ° 4 + Physocarpus opulifolius 'Monlo' 5 Gal. 8' hgt. x 8'wide w ■ + + + `�-'� Diabolo® Ninebark 6 I+ + + + I O Potentilla fruticosa 'Gold Star' 2 Gal. 3' hgt. x 3'wide 6 ■ I + ++ ++o � Gold Star Potentilla Ir+ ++ + I 3 3 Q Prunus x cistena 5 Gal. 10' hgt. x 6'wide �A I+ + + N Dwarf Red Leaf Sand Cherry W 1++ ++I + I M Prunus laurocerasus 'Otto Luyken' 5 Gal. 3' hgt. x 6'wide + ++ + 0 3 3 I Otto Luyken English Laurel Rhus aromatica 'Gro Low' 2 Gal. 2' hgt. x 6'wide co ■ ++ + 8 Gro Low sumac 00 ■ + Go + + + Im�r4W_ Rhus trilobata 'Autumn Amber" 2 Gal. 6" hgt. x 6'wide + o ° 'n%m�" Autumn Amber sumac 7 J J ++ + + 3 I 3 Rosa x'Noasplash' 5 Gal. 2' hgt. x 4'wide 04 w w ++ + Pink Splash Groundcover Rose 7 w w 5 + ++I I T�1 Sambucus nigra 'EIFFEL 1' PP#23,633 5 Gal. 8' hgt. 4'wide IAl + +I + o 3 Black Tower Elderberry 91 (f) ■ U) ++ ++++ Viburnum plicatum tomentosum 'Mariesii' 5 Gal. 6' hgt. 10'wide ■ I �+ + ++ 3 I Doublefile Viburnum CIS MI W W +�+ + ° + 3 Z Z 1++ o I I 3 1 GROUND COVERS/GRASSES/ PERENNIALS SEE DETAIL 3/L2.0 . � J J ++ + ++ 3 I Hemerocallis x'Stella De Oro' 1 Gal. 18" hgt. x 2'wide 1■■1 I Stella De Oro Daylilly U ■ U + + n — I - Hosta x 'Blue Angel' 1 Gal. + 2' hgt.t. x 5'wide • + I ° Blue Angel Host g 8 ■ + I I Hosta x 'Patriot' 1 Gal. 1' hgt. x 3'wide 8 C -+ I I I Patriot Hosta 0 F■y G + + + J 0 Hypericum frondosum 'Sunburst' 1 Gal. 2' hgt. x 4'wide 1■�1 — — I O Sunburst St. John's Wort N as as +� Q Miscanthus sinensis 'Fire Dragon' 1 Gal. 6' hgt. x 3'wide • N - - - - - - - - - - - - - - - - - - - - - d& ` V Fire Dragon Maiden Grass - - - - - - - - - + 8 to + + I Pennisetum alopecuroides 'Little Bunny' 1 Gal. 2' hgt. x 3'wide �^ ;+ + — — I Little Bunny Dwarf Fountain Grass 12"G1 12"GI 12"G11114 12"G1 12"GI o �/� Q 12"GI 12'GI + - I W 0 Phlox subulata 'Candy Stripe' 1 Gal. 6" hgt. x 3'wide a 12"GI ^ Candy Stripe Creeping Phlox Z l V ,� — — — All - _� - - -+ + + 3W . W I E ==, - CALLOUT LEGEND 9 m + + f,hr 1 m 0. ■ O ++ + 3�I (♦ , O 40'VISION TRIANGLE 6 HYDROSEED AS SPECIFIED TO Z ■ +++ I I �, O EXTENTS OF DISTURBED AREAS. +,+ 3 I w' O 20'X 10' DRIVEWAY VISION TRIANGLE \ + + I M PRELIMINARY GRAVITY IRRIGATION N + + S s s s�-s -; ;) I O3 10'-0"WIDE CONCRETE PATHWAY O7 LINE TO BE RELOCATED N J3 • ■ ++++t+ 3 I O EXISTING 10'-0"WIDE PATHWAY O PARKWAY STRIP LANDSCAPING a 5 + + + + I \ PROVIDED BY OTHERS 1 Q ■ ++++++ ° I O FUTURE IMPROVEMENT AREA (NOT A 10 w + + + PART) LO I+++++++ + 3 �'■� > + +I ° r + + + 4 I ko 3 � —L + + + + + — I + + + + + + + + + + + ��� —r�—T—�,—r—,—, — — — _ _ _ — + + DRAWN BY: i + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + 3 + + . . . . . . . b + + ° ° Of • •+ + +- + 3 + + + + + + + + + + + + + + + . +. + + + + 11 3 + + I 3 N 11 CHECKEDJC1`1 J O 8 8 3 I PROJECT NUMBER < <, ° 22-113 a ° W SHEET: U) U 7 a Q LANDSCAPE PLAN - AREA NINE 2 4 6 r ■ 0 Ll _j 1 = 20'-0" 12 B Z 9 z 12 SGALE: Z o O C3 z U A B C D E F G H I J K L M N O P 3 f a a a w ti A B C D E F G H I J K L M N O P STAMP:o��ppoop�� o LANDSCAPE NOTES : OF 1 WHEN PRESENT: BUD TREE CROWN o o u POINT(A MINOR CROOK o� o J ROOT FLARE/COLLAR(SWELLING AT SOIL 1. ALL PLANT MATERIAL SHALL CONFORM TO THE AMERICAN o� �o 0 IN THE TRUNK JUST z ABOVE THE SOIL LINE) LINE WHERE STEM TISSUE TRANSITIONS ° NURSERYMAN STANDARDS FOR TYPE AND SIZE SHOWN. PLANTS WILL o`' d �o 0 TO BE APPROXIMATELY 1 INTO ROOT TISSUE)TO BE AT SOIL LINE. o BE REJECTED IF NOT IN A SOUND AND HEALTHY CONDITION. ALL PLANT o pL �16o %2"ABOVE THE SOIL LINE , Y ,, MATERIAL SHALL BE GRADE #1 OR BETTER. , 41122/22 4.00 MULCH,AS SPECIFIED ROOT PROBE D PREVAILING WIND DIRECTION o b 2. ALL PLANTING BEDS AND TREE WELLS IN LAWN AREAS (WELLS TO BE 3' DSCAe�pO°° IN DIAMETER) SHALL BE COVERED WITH A MINIMUM OF 3" DEPTH OF 1" FINISH GRADE \ I oe BARK MULCH. SUBMIT SAMPLE FOR APPROVAL BY OWNER. SOIL LINE 3. ALL LAWN AREAS SHALL BE SODDED WITH 100% TURF TYPE TALL DATE: z N __4 REMOVE DEAD/DAMAGED BRANCHES AND pO ° OUTLINE OF TREE CROWN (EDGE FESCUE (FESTUCA ARUNDINACIA). CONTRACTOR SHALL VERIFY AND -1/22/2022 PRUNE TO INTERNATIONAL SOCIETY OF o OF DRIPLINE)CORRESPONDING MATCH THE VARIETY EXISTING IN THE ADJACENT DEVELOPMENT. o EDGEPRO HI-TEST POLY LANDSCAPE !< ARBORICULTURE STANDARDS; IMPROPERLY WITH ROOT SPREAD. FENCE SHALL BE y PRUNED TREES A 4. ALL PLANT MATERIAL SHALL BE GUARANTEED FOR A PERIOD OF ONE , W W EDGING, OR APPROVED EQUAL, STAKE PER ( S DETERMINED BY THE PLACED AT EDGE OF TREE CROWN 2 a� a o x y Z \% MANUFACTURER'S RECOMMENDATIONS. LANDSCAPE ARCHITECT)SHALL BE REMOVED ° YEAR BEGINNING AT THE DATE OF ACCEPTANCE BY OWNER. REPLACE / / / /� _ � o o (MINIMUM DISTANCE). a yWW�LL2E- //\\j\\//\\j�\//\ \j�\ /\/\\�\j�� ,� AND REPLACED. DO NOT REMOVE MAIN ° ALL PLANT MATERIAL FOUND DEAD OR NOT IN A HEALTHY CONDITION Irm\\ Zm�o�°,� LANDSCAPE FABRIC,AS SPECIFIED, SECURE HIGHEST ROOT SHALL BED LEADER!! ° EXISTING GRADE IMMEDIATELY WITH THE SAME SIZE AND SPECIES AT NO COST TO THE �� �oW?oo /%/ FABRIC UNDER EDGING. NO LOOSE EDGES 2" MAXIMUM BELOW SOILg°{�`°,, o $, o a OWNER. ��� oZ ~Y�� \/\/ �R QI�QCWW 04 00 O' V N O Q 61 o \\//\\//\//\\, ABOVE GRADE LINE. UTILIZE SOIL/ROOT � � w NOTE: 5. PLANTING BACKFILL FOR TREES AND PLANTING BEDS SHALL BE 5 PARTS Jao� ow w PROBE AROUND TRUNK ( RUBBER CINCH TIE z MAINTAIN PROTECTION UNTIL ''Z°>uki COMPACTED SUBGRADE (APPROX 1"-2"AWAY p J CONSTRUCTION ACTIVITIES ARE TOPSOIL AND 1 PART COMPOST WITH STRAW. STAKE ALL TREES PER cai' m \ 2"x 2"WOOD STAKE LENGTH AS LU DETAILS. °; FROM TRUNK)TO / ( U COMPLETED. %\�/%\��% LOCATE HIGHEST '� REQUIRED)-DO NOT PENETRATE ROOTBALL. w 6. ALL LAWN AREAS SHALL HAVE 6" OF TOPSOIL AND ALL PLANTING BEDS \�/j/ ROOTS. j SEE NOTE 1. SET STAKES PARALLEL TO SECTION LL IF LOWER LIMBS INTERFERE WITH WORK, SHALL HAVE 12" OF TOPSOIL (MINIMUM). TOPSOIL SHALL BE A LOOSE, > o rn o o a Z PREVAILING WIND. - - - _ - - _ - TIE UP WITH HEAVY JUTE CORD. v 0 v-. Ali FRIABLE, SANDY LOAM, CLEAN AND FREE OF TOXIC MATERIALS, rn o d L _ _ = 1=1 1= 1=1 1=1 1- ^' REMOVE TREE WRAP TRUNK PROTECTION, -III-III-III-I -- =III-III-III- ADJUST DIAMETER OF PROTECTIVE FENCE NOXIOUS WEEDS, WEED SEEDS, ROCKS, GRASS, OR OTHER FOREIGN > o �; o 3 E D G E P RO POLY ,R AFTER INSTALLATION -III-III-I 1=1 I 1-1 I 1=1 I-I I-I I-I 11= TO PREVENT ANTICIPATED DAMAGE BY MATERIAL LARGER THAN 1" IN ANY DIMENSION, A PH FROM 5.5 TO 7.0. 3 N m �j "' 1 NOT TO SCALE 'S III-III-III= _ = III-III=III=I EQUIPMENT. TOP SOIL FROM SITE SHALL BE USED, IF MEETING THESE STANDARDS. 0 °O - I-III-III- -III-III-III-_ o 0 o w- E D G I N G REMOVE BURLAP,TWINE, CONSTRUCT 2" EARTH BERM AT EDGE OF -III-III -III=III= PLACE 1/2" COMPOST OVER ALL LANDSCAPED AREAS AND ROTOTILL CA CO ._ Q LJ 3"DEPTH OF MULCH AT PLANTER o BEDS AND WIRE BASKET FROM I ,1i ROOTBALL, FILL TREE RING W/MULCH,AS = INTO TOP 4". SPREAD, COMPACT, AND FINE GRADE TOPSOIL TO A v SPECIFIED. - TREE TRUNK U o TOP /3 OF ROOTBALL, a, z SMOOTH AND UNIFORM GRADE, 1" BELOW SURFACE OF WALKS AND ® a 8 REMOVE ALL NAILS,TIES, w N w i CROWN OF TREE. a v w AND PLASTIC FROM p Of w U y 3"THICK MULCH LAYER, KEEP MULCH 3"AWAY CURBS IN AREAS TO BE SODDED AND 3" IN PLANTING BED AREAS.UJ i ROOTBALL. IF N w 3 O Q - �' FROM TRUNK. OUTLINE OF TREE CROWN (EDGE 7. FERTILIZE ALL TREES AND SHRUBS WITH 'AGRIFORM" PLANTING 4. a _ SYNTHETIC BURLAP IS o o m OF DRIPLINE)CORRESPONDING TABLETS, 21 GRAM. QUANTITY PER MANUFACTURER'S I v o 1 1- 1-111 -1 1 v0 p =1 III- UTILIZED TO WRAP THE p FINISH GRADE WITH ROOT SPREAD. FENCE SHALL BE w w RECOMMENDATION. O W _ -III- p- ROOTBALL, IT SHALL BE \ \ \ \ \ \ \ \ \ PLACED AT EDGE OF TREE CROWN v a - - - - _ - COMPLETELY REMOVED.to r` \//\//\// //////\/ - // /// / // / / COMMERCIAL SLOW RELEASE FERTILIZER 8. PLANT MATERIAL SHALL NOT BE SUBSTITUTED WITHOUT THE WRITTEN op -1 1-1 -_-I -I -I 1- -1 -I APPROVED TOPSOIL AND SOIL Q U \ \ \ \ \, ` ;?+=` ,- \ \y \ PLAN VIEW MINIMUM DISTANCE . Q w ONLY BIODEGRADABLE \�/j�/j�// / /j�/j:;: -`: '`;: .;; �/j 7�� ////j�/j�// TABLETS ( ) PERMISSION OF OWNER. SUBMIT NAMES OF THREE SUPPLIERS N v 03 AMENDMENTS AS SPECIFIED \ \ \\ \\ \\\\ \ \ FINISH GRADE, BURLAP SHALL BE LEFT cn _// // // // CONTACTED IF SUBSTITUTION IS REQUESTED AND PLANT MATERIAL Q' - /\ \/ - SIDES OF HOLE ROUGH&UNEVEN a c, 4 PER PLANS CUT EDGE ON THE BOTTOM OF THE \\j I III-1 TREE PROTECTION DETAIL SPECIFIED IS NOT AVAILABLE. 4 °i of ROOTBALL. - - = BACKFILL WITH APPROVED TOPSOIL AND 7 CIO 0 9. SHRUB PLANTING BEDS SHALL BE SHOVEL EDGED TO CREATE A �* s NOT TO SCALE PLANTER BED CUT EDGE III 1 1=1 1=1 1 SOIL AMENDMENTS AS SPECIFIED DISTINCT SEPARATION OF LANDSCAPE TYPES. of 2 II II II BACKFILL IN 6"LIFTS,WATER EACH LAYER, 10. IMMEDIATELY CLEAN UP ANY TOPSOIL, OR OTHER DEBRIS ON SITE y ° /TYPICAL AT TREES IN TURF AREASI NOT TO SCALE WIDTH WIDTH WIDTH WIDTH WIDTH TAMP LIGHTLY AS REQUIRED, BACKFILL 1 OF BALL OF BALL OF BALL OF BALL OF BALL SOIL EVEN W/TOP OF ROOTBALL, CREATED FROM LANDSCAPE OPERATION AND DISPOSE OF PROPERLY o DO NOT OVER COMPACT!! OFF SITE. 3'MIN. DIA.TREE ING TREE PROTECTION NOTES : 11. ALL LANDSCAPE AREAS SHALL HAVE AN STATE OF THE ART AUTOMATIC Copyright cQ 2022 0 UNDERGROUND SPRINKLER SYSTEM WHICH INSURES COMPLETE All rights reserved. Reproduction or use in any SET ROOTBALL ON NATIVE, UNDISTURBED form or by any means without written permission of w A' A' NOTES: SOIL 1. PROTECT THE CRITICAL ROOT ZONE (THE AREA DIRECTLY BELOW THE DRIPLINE OF THE COVERAGE AND IS PROPERLY ZONED FOR REQUIRED WATER USES AND South Landscape Architecture P.C.Dba South G HAS A WEATHER STATION CAPABLE OF TURNING OFF FOR RAIN/FREEZE Beck&Baird Landscape Architecture P.D.Is TREE) OF THE TREES TO REMAIN ON SITE BY: nlawfnl and subject to criminal prosecution o 1. THE STAKING OF TREES IS TO BE THE CONTRACTOR'S OPTION; HOWEVER,THE CONTRACTOR IS RESPONSIBLE TO INSURE THAT ALL a. CONSTRUCTING A TEMPORARY CHAINLINK FENCE AROUND THE CRITICAL ROOT EVENTS. ALL SHRUB ZONES, SPRAY ZONES AND GEAR DRIVEN ZONES w rJ TREES ARE PLANTED STRAIGHT AND THAT THEY REMAIN STRAIGHT FOR LENGTH OF WARRANTY PERIOD OR 1 YEAR AFTER SHALL BE PLACED ON SEPARATE ZONES. DO NOT EXCEED A MAXIMUM 5 REVISIONS: o SUBSTANTIAL COMPLETION WHICH EVER IS GREATER. ALL STAKING SHALL BE REMOVED AT THE END OF THE WARRANTY PERIOD. ZONE OF THE TREE TO BE PROTECTED PRIOR TO DEMOLITION, CONSTRUCTION, o_ A=LENGTH,AS SPECIFIED OR ANY SITE WORK. OF 5 FPS IN ALL MAINLINE AND LATERAL LINES. No. Date Description z OR PER PLANT SCHEDULE 2. IN THE EVENT OF A QUESTION OR LACK OF CLARITY ON THE DRAWINGS,THE CONTRACTOR IS TO NOTIFY THE LANDSCAPE 12. COORDINATE ALL DRAINAGE AREAS AND UTILITIES WITH TREE m ARCHITECT BEFORE PROCEEDING. b. NOT ALLOWING COMPACTION BY EQUIPMENT TRAFFIC DURING CONSTRUCTION OR o 9' P " 3. LANDSCAPE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION OF PLANT MATERIAL. DURING DEMOLITION. LOCATIONS AND ADJUST PER FIELD CONDITIONS. B=85/"OF'A' 4. WRAP RUBBER CINCH TIES AROUND THE TREE TRUNKS AND STAKES USING EITHER THE STANDARD OR FIGURE EIGHT TYING 13. ALL EXISTING TREES SHOWN TO REMAIN SHALL BE RETAINED AND c. NOT ALLOWING CONCRETE TRUCKS TO RINSE WITHIN THE PROTECTION AREA, OR 10 METHOD. SECURE THE TIES TO THE STAKES WITH GALVANIZED NAILS TO PREVENT SLIPPAGE. ANYWHERE NEAR EXISTING TREE ROOTS OR IN PLANNED PLANTING BEDS AREAS. PROTECTED THROUGH OUT CONSTRUCTION. 5. WATER TREE TWICE WITHIN THE FIRST 24 HOURS. of SEE EROSION AND SEDIMENT CONTROL PLAN FOR APPROVED CONCRETE 14. NO TREES SHALL BE PLANTED WITHIN THE 10 FOOT CLEAR ZONE OF ALL w WASHOUT AREAS.6. IN THE EVENT HARDPAN SOILS PREVENT TREE PLANTING AS DETAILED, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY.PLAN VIEW FINISH GRADE PER PLANS d. NOT STOCKPILINGACHD STORM DRAIN PIPE, STRUCTURES, OR FACILITIES. MATERIALS, DEBRIS, OR DIRT WITHIN THE TREE PROTECTION 15. STORM PONDS MUST BE PROTECTED FROM ANY AND ALL EDGING, PER PLANS AND DETAILS CONIFEROUS TREE PLANTING AREA. CONTAMINATION DURING THE CONSTRUCTION AND INSTALLATION OF e. WATERING WITHIN THE CRITICAL ROOT ZONE FROM MID-APRIL TO MID-OCTOBER THE LANDSCAPE IRRIGATION SYSTEM. w 6 GROUNDCOVER PLANTING PER PLANTING PLAN NOT TO SCALE AT THE RATE OF NOT LESS THAN THE EQUIVALENT OF 1-1/2" OF WATER OVER THE 16. ALL TREES TO BE LOCATED A MINIMUM OF 5 FEET OR GREATER FROM 6 ENTIRE AREA PER WEEK. THE BACK OF ANY SIDEWALK.. f. NOT TRENCHING, EXCAVATING, FILLING, OR OTHERWISE DISTURBING THE SOIL 17. TRIM ALL TREES WITHIN VISION TRIANGLES TO 8'ABOVE FINISH GRADE MULCH, PER PLANS, 3"DEPTH OVER ENTIRE BED. 3� DO NOT COVER CROWNS OF PLANTS WITHIN THE CRITICAL ROOT ZONE. TO MEET ACHD STANDARDS. g. ADJUST PROPOSED IMPROVEMENT LOCATIONS AS REQUIRED TO AVOID DAMAGING TREE ROOTS. SPLIT ALL ROOT BOUND ROOTS WITH 3 EQUAL 2. PROTECT THE CROWN AND TRUNK OF TREES TO BE RETAINED BY: IRRIGATION NOTES : SPACED VERTICAL CUTS. WHEN PRESENT: BUD co POINT(A MINOR CROOK ROOT FLARE/COLLAR SWELLING AT SOIL a. OPERATING EQUIPMENT IN SUCH A WAY AS TO AVOID CONTACT WITH TREE M ( TRUNKS OR BRANCHES. w TILL SOIL TO A DEPTH OF 12", BACKFILL WITH IN THE TRUNK JUST LINE WHERE STEM TISSUE TRANSITIONS =1 -I -I I-III-I I-III-III-I iI I- APPROVED TOPSOIL AND SOIL AMENDMENTS,AS ABOVE THE SOIL LINE) b. HAVING TREES PRUNED BY A LICENSED ARBORIST. 1. ALL LANDSCAPED AREAS SHALL HAVE AN AUTOMATIC UNDERGROUND INTO ROOT TISSUE)TO BEAT SOIL LINE. SPECIFIED. TO BE APPROXIMATELY 1 SPRINKLER SYSTEM WHICH INSURES COMPLETE COVERAGE AND %2"ABOVE THE SOIL LINE ,$, PREVAILING WIND DIRECTION 3. ALL TREES THAT ARE DAMAGED, DESTROYED OR REMOVED DURING CONSTRUCTION PROPERLY ZONED FOR REQUIRED WATER USES. EACH HYDROZONE SECTION III-I DEWITT PRO 5 WEED BARRIER FABRIC OR ROOT PROBE _ SHALL BE MITIGATED USING THE MITIGATION STANDARDS AS SET FORTH IN THE IS TO BE IRRIGATED WITH SEPARATE INDIVIDUAL STATIONS. 7 APPROVED EQUAL o 0 2. PLANTER BEDS AND LAWN AREAS ARE TO HAVE SEPARATE •` o ° $, CURRENT CITY CODE. �y SUBGRADE SOIL LINE HYDRO-ZONES. M NOTES: ®J a 3. POP-UP SPRINKLER HEADS SHALL HAVE A MINIMUM RISER HEIGHT OF 1. ALL GROUNDCOVER PLANTS TO BE PLANTED ON CENTER AND IN A TRIANGULAR PATTERN. CNN REMOVE DEAD/DAMAGED BRANCHES AND 4 INCHES AT LAWN AREAS AND 18"AT PLANTER BEDS. •� �. 2. APPLY SPECIFIED PRE-EMERGENT PER MANUFACTURER'S RECOMMENDATIONS TO ALL GROUNDCOVER t( o PRUNE TO INTERNATIONAL SOCIETY OF TREE MITIGATION NOTES : 4. PLANTER BEDS ARE TO HAVE DRIP IRRIGATION SYSTEM OR POP-UP J1 ARBORICULTURE STANDARDS; IMPROPERLY BEDS. B° r o SPRAY SYSTEM. •� PRUNED TREES(AS DETERMINED BY THE '1 yL LANDSCAPE ARCHITECT)SHALL BE REMOVED 1. THE LANDSCAPE ARCHITECT WILL MEET WITH THE CITY ARBORIST TO ESTABLISH 5. ELECTRONIC WATER DISTRIBUTION/TIMING CONTROLLERS ARE TO BE !■1 o V MITIGATION REQUIREMENTS FOR REMOVAL OF EXISTING TREES. AND REPLACED. DO NOT REMOVE MAIN PROVIDED. MINIMUM CONTROLLER REQUIREMENTS ARE AS FOLLOWS: PERENNIAL & GROUNDCOVER HIGHEST ROOT SHALL BE o o LEADER!! a. PRECISE INDIVIDUAL STATION TIMING 2"MAXIMUM BELOW SOIL °' o o° b. RUN TIME CAPABILITIES FOR EXTREMES IN PRECIPITATION RATES NOT TO SCALE LINE. UTILIZE SOIL/ROOT V oo ° 8 P LA N T I N G PROBE AROUND TRUNK o o ', RUBBER CINCH TIE c. AT LEAST ONE PROGRAM FOR EACH HYDROZONE 8 i (APPROX 1"-2"AWAY o o d. SUFFICIENT MULTIPLE CYCLES TO AVOID WATER RUN-OFF 10 FROM TRUNK)TO 2"x 2"WOOD STAKE(LENGTH AS e. POWER FAILURE BACKUP FOR ALL PROGRAMED INDIVIDUAL LOCATE HIGHEST ° REQUIRED) DO NOT PENETRATE ROOTBALL. VALVED WATERING STATIONS WILL BE DESIGNED AND INSTALLED 17, ROOTS. ° SEE NOTE 1. SET STAKES PARALLEL TO TO PROVIDE WATER TO RESPECTIVE HYDRO-ZONES. CIS PREVAILING WIND. KEEP GROUND LINE SAME AS NURSERY LINE ° 6. INDIVIDUAL VALVED WATERING STATIONS WILL BE DESIGNED AND ° o REMOVE TREE WRAP TRUNK PROTECTION, INSTALLED TO PROVIDE WATER TO RESPECTIVE HYDRO-ZONES. 08 w o REMOVE ANY PLASTIC, BURLAP, NAILS, OR OTHER o AFTER INSTALLATION o A p MATERIALS FROM THE ROOTBALL WHICH MAY LIMIT o$�j, 0 7. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PROVIDE 100/a ROOT GROWTH o °�f HEAD TO HEAD COVERAGE WITH TRIANGULAR SPACING. o O , , ° o0 o CONSTRUCT 2"EARTH BERM AT EDGE OF rn 13� ° ROOTBALL, FILL TREE RING W/MULCH,AS 8. SPRINKLER HEADS SHALL BE ADJUSTED TO REDUCE OVERSPRAY ° CONSTRUCT 2"EARTH BERM TO FORM A WATER � ') � SPECIFIED. ONTO IMPERVIOUS SURFACES (BUILDINGS, SIDEWALKS, DRIVEWAYS, a O °o� p RETENTION BASIN, FILL BERM WITH MULCH,AS g w CO AND ASPHALT AREAS). W ca 9 O d o SPECIFIED io U O U 3"THICK MULCH LAYER, KEEP MULCH 3"AWAY 9 N I Q o o ILL 9. PROVIDE MINIMUM (1) QUICK COUPLER VALVE PER EACH (6) o FROM TRUNK. AUTOMATIC VALVE ZONES. APPROVE Q.C.V. LOCATIONS WITH w MULCH, PER PLANS, 3"DEPTH OVER ENTIRE BED. DO REMOVE BURLAP,TWINE, - NOT COVER CROWNS OF PLANTS AND WIRE BASKET FROM o FINISH GRADE LANDSCAPE ARCHITECT. _-_ - TOP 2/3 OF ROOTBALL, w 10. POINT OF CONNECTION TO BE APPROVED BY JURISDICTION z - = = =III- PROVIDE DEWITT PRO 5 WEED BARRIER FABRIC OR // j // // // / /// COMMERCIAL SLOW RELEASE FERTILIZER O - = = REMOVE ALL NAILS,TIES,Q U \\\\\\\\\ \\\ \\ :' '"'``-"'" \\\ \ \ \\ PROVIDING WATER SOURCE. •� APPROVED EQUAL AND PLASTIC FROM w // // // // / / / TABLETS / / / / / ROOTBALL. IF ILL \ \ \ \\ \\/ - - _ - /\\/\\ \ \ \ Z Pig - - - -_ PROVIDE COMMERCIAL FERTILIZER TABLETS AND SYNTHETIC BURLAP IS _ / SIDES OF HOLE ROUGH &UNEVEN cu -III �- _-_ BIOSTIMULANT,AS SPECIFIED, FOR EACH SHRUB UTILIZED TO WRAP THE -1 1- = 1_- ROOTBALL, IT SHALL BE BACKFILL WITH APPROVED TOPSOIL ANDTi • COMPLETELY REMOVED. SOIL AMENDMENTS AS SPECIFIED. A - BACKFILL WITH APPROVED TOPSOIL AND SOIL ONLY BIODEGRADABLE =III-III- -III BACKFILL IN 6"LIFTS,WATER EACH LAYER, WIDTH OF -"' = 11 AMENDMENTS,AS SPECIFIED. BACKFILL IN 6" LIFTS, WIDTH WIDTH WIDTH WIDTH WIDTH TAMP LIGHTLY AS REQUIRED, BACKFILL 6" ROOTBALL 6" BURLAP SHALL BE LEFT 1 WATER EACH LAYER, DO NOT TAMP OR OVER OF BALL OF BALL OF BALL OF BALL OF BALL SOIL EVEN W/TOP OF ROOTBALL, O } ROOTBALL. OF THE COMPACT. 3' MIN. DIA. DO NOT OVER COMPACT!! kO w _J TREE RING NOTE: CONSTRUCT 6"MOUND OF TOPSOIL SET ROOTBALL ON NATIVE, UNDISTURBED 1. WATER SHRUB TWICE WITHIN FIRST 24 HOURS. ko a 2. APPLY SPECIFIED PRE-EMERGENT PER MANUFACTURER'S RECOMMENDATIONS TO ALL GROUNDCOVER BEDS. NOTES: SOIL 1. THE STAKING OF TREES IS TO BE THE CONTRACTOR'S OPTION; HOWEVER,THE CONTRACTOR IS RESPONSIBLE TO INSURE DRAWN BY: SHRUB PLANTING THAT ALL TREES ARE PLANTED STRAIGHT AND THAT THEY REMAIN STRAIGHT FOR LENGTH OF WARRANTY PERIOD OR 1 YEAR N AFTER SUBSTANTIAL COMPLETION WHICHEVER IS GREATER. ALL STAKING SHALL BE REMOVED AT THE END OF THE AWJ a NOT TO SCALE WARRANTY PERIOD. U 2. IN THE EVENT OF A QUESTION OR LACK OF CLARITY ON THE DRAWINGS,THE CONTRACTOR IS TO NOTIFY THE LANDSCAPE CHECKED BY. J ARCHITECT BEFORE PROCEEDING. 3. LANDSCAPE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION OF PLANT JCM J MATERIAL. i 4. WRAP RUBBER CINCH TIES AROUND THE TREE TRUNKS AND STAKES USING EITHER THE STANDARD OR FIGURE EIGHT TYING PROJECT NUMBER METHOD. SECURE THE TIES TO THE STAKES WITH GALVANIZED NAILS TO PREVENT SLIPPAGE. 5. WATER TREE TWICE WITHIN THE FIRST 24 HOURS. 22_113 d 6. IN THE EVENT HARDPAN SOILS PREVENT TREE PLANTING AS DETAILED, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. 7. FOR TREES LOCATED WITHIN ROADSIDE PLANTERS LESS THAN 8'-0" IN WIDTH, PROVIDE TREE ROOT BARRIER(DEEPROOT L SHEET: U U #24-2 OR APPROVED EQUAL). LOCATE ROOT BARRIER AT BACK OF CURB AND EDGE OF SIDEWALK. EXTEND ROOT BARRIER TO 80%OF MATURE TREE CANOPY.ALL TREE INSTALLATIONS SHALL CONFORM TO ALL AGENCY APPROVAL REQUIREMENTS, CONTRACTOR SHALL VERIFY PRIOR TO ANY INSTALLATIONS. Q DECIDUOUS TREE PLANTING L2 . 0 0 _J 12 NOT TO SCALE 2 z Z o OH z U A B C D E F G H I J K L M N O P 3 f ca w rn 1 3 2 3 2 M-2 C1 3 3.7 O C2 5 C3 c4 EXTERIOR FINISH SCHEDULE T.O. MECH SCREEN A502 A503 M-1 --I A501 MARKER PRODUCT MANUFACTURER COLOR/FINISH 29'-1" - E-1 EIFS STO 310 FINE SAND FINISH ' T. evenney O. STEEL PENTHOUSE - - - - - - - - - - - - - - (BLDG FIELD COLOR) SW7562 ROMAN COLUMN 27 7 A003 24"H 1"D INTERNALLY - M-2 M-2 ILLUMINATED RED LETTERS S-1 THIN STONE ARRISCRAFT TABASCO T.O. MID PARAPET - - - - - - - - - (46 SF SIGNAGE AREA) - - VENEER 50% STANDARD FINISH 23'-3" (DRY STACK) 50% SMOOTH/SAWN FINISH EQ-F7-E: 13'-0" EQ 6 = o = o �� - �� = o - h = 00003 - oJoOoo - o o O UTILIZE PREFAB CORNERS y p Devenne Group Ltd., Architects T.O. PARAPET _ _ _ _ C-1 CAST-IN-PLACE CONCRETE GRAY; 18'-3" I I - - - I - - _ - - CONCRETE LIGHT SANDBLAST POhoenixl, Arizona 8501ndian School Road T.O. STEEL BUILDING MATERIALS 15'-6 3/4" O - M-1 CORRUGATED ROOF ATAS CHARCOAL GREY T: 602.943.8950 o©ao _ _ STONE 870 S.F. 46.0% SCREEN WALL PANELS BELVEDERE BRW360 F: 602.943.7645 M-3-_I _ P-1 7 INTERNALLY LIT FACILITY - � � - - - TYP_ _ M-3 M-3 EIFS 493 S.F. 26.1% - EQ- EQ - - EQ EQ - - 3 - TYP M-3 507 www.devenneygroup.com CHANNEL SIGNAGE _ o - o_ - _ - o - - M-2 PREFINISHED ATAS CHARCOAL GREY (SIGNAGE UNDER oo = oo = o -- = O a TYP {6 METAL COPING GLAZING 357 S.F. 18.9% SEPARATE PERMIT) - - - ----- _ = = PATIENT DROP-OFF METALS 170 S.F. 9.0% Consultant: - - I - C-1 CANOPY C-1 M-3 METAL PANEL ATAS CHARCOAL GREY - - - o d - I _ TOTAL 1,890 S.F. 100% C-1 TYP TYP (COLUMNS, UNDERSIDE Oo 153 o _TYPE o OF CANOPY) FFL - - - - - - - - P-1 EXTERIOR PAINT, SHERWIN CHARCOAL GREY 0'-0" -S-1 OVERIFLOW E-1 S��1I � SI11 METAL DOORS, WILLIAMS FRAMES, CANOPY �+ III III III III III III ROOFDRAIN III III I ' III III III III 0 III III III I III III III III III III EAST ELEVATION OX WINDOW ALUMINUM FRAMES SPECIFICATIONS KYNCHARCOAL GREY AR FINISH TO TCH O GLASS/GLAZING REFER TO VIRACON VRE3-65 -VISION SPECIFICATIONS ILI O GLASS/GLAZING REFER TO VIRACON VRE3-65 -SPANDREL SPECIFICATIONS H G F 1 1 E 4 D.9 D C 3 B A.9 A CB * REFER TO SPECS FOR MANUFACTURERS T.O. MECH SCREEN A503 M_2 A501 M-1 A502 A502 29'-1" - T.O STEEL PENTHOUSE PRELIMINARY 2T-7" M-2 24"H 1"D INTERNALLY CA T.O. MID PARAPET ILLUMINATED RED LETTERS S-1 (46 SF SIGNAGE AREA) NOT FO R Ti? M-2 P-1 202 M-2 - o o C-0 E=0 - 0DE=0 �OOl OC�Oo�00���00� 00 T.O. PARAPET - �� � ��� - BUILDING MATERIALS IF 18'-3" - aQ aF- = E= - STONE 795 S.F. 27.8% T.O. STEEL _ _ _ _ _ _ _ _ _ _ _ _ _ - oc� _ = ����n�� 12'-3 1/2" - -C 11'-7"� � 14'-8"Q EQ EQ - IF THESE PLANS DO NOT BEAR THE SEAL OF A REGISTRANT,THEY ARE TO 3/4" REVEAL LIGHT Iao _ [-)F �L�(_jr == _ EIFS 1,808 S.F. 63.1% BE CONSIDERED"PRELIMINARY"AND ARE NOT TO BE USED FOR TYP. FIXTURE, U _ _ - _ � __� O _ _ CONSTRUCTION OR RECORDING. THESE PLANS ARE COPYRIGHTED AND M-3 P-1 M-3 M-3 ARE SUBJECT TO COPYRIGHT PROTECTION AS AN"ARCHITECTURAL WORK" TYP - Q �� - Q �� Q GLAZING 108 S.F. 3.8% UNDER SEC.102 OF THE COPYRIGHT ACT,17 U.S.O.AS AMENDED DECEMBER � �� TYP TYP 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION �� - L-2 EQ�E =EJEQ�� �� - - ACT OF 1990. THE PROTECTION INCLUDES BUT IS NOT LIMITED TO THE O O - OUOCC�OOo U METALS 153 S.F. 5.3% OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF 00 OD 0� jCD o - � o SPACES AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, EQ EQ - - - - O AM BU LANCE O Q UNAUTHORIZED USE OF THESE PLANS CAN LEGALLY RESULT IN THE �5 > - - - - � - CANOPY w TOTAL 2,864 S.F. 1 00% CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/OR o��� _ C_ � I����� � (� MONETARY COMPENSATION TO DEVENNEY GROUP LTD. O 0_ C , oC0' i � _ _ �E i - O - 121 �� 50 =EEF�o o JT ��o o o o ` ' = E=== C-1 C-1 FFL i� _ _ - - - o� - TYP TYP 0 I - - - WEST VALLEY ER��E: II III III III III III III - - I Ilil III III IIIIII FUTURE HOSPITAL EXPANSION WILL OCCUR ALONG NORTH ELEVATION. REFER TO AlA102 FOR KNOCK OUT LOCATIONS. P 1 P 1 MERIDIAN SOUTH ELEVATION HCA - WEST VALLEY MEDICAL CENTER 1 2 3 2 3 5775 W. CHINDEN BLVD, T.O. MECH SCREEN C4 C3 O A502 A502 4 A501 3 7 M-2 A503 3 2 A502 M-1 MERIDIAN, IDAHO, 83646 29'-1" T.O. STEEL PENTHOUSE 2 -7" 24"H X 1"D INTERNALLY ILLUMINATED RED LETTERS M-2 M-2 AUTHORITY HAVING JURISDICTION: T.O. MID PARAPET (46 SF SIGNAGE AREA) _ CITY OF MERIDIAN BUILDING DEPT IDAHO DEPARTMENT OF HEALTH Cho o �o M_2o BUILDING MATERIALS Oo - Oo - o� - ooOooOo OooOo - IDAHO STATE FIRE MARSHAL ED o ao �-ooaoo= -o of-=ooa T.O. PARAPET �1'-6" - - 1'-6( _ STONE 640 S.F. 55.5% AUTHORITY HAVING JURISDICTION'S PROJECT NO: 18'-3" T.O. STEEL — _ oo - Oo�_�� � - - - _ EIFS 345 S.F. 21.8% 15'-6 3/4"- - cU _ o�i aoo o o DODO GLAZING 180 S.F. 11.4% - -- FACILITY NUMBER: 507 P-1 M-3 - E EQ - - _I� EQ EQ �LIGE=TU E, - METALS 179 S.F. 11.3% M-3, M-3, TYP TYP � cEQ _ � _ �TYP �� - TOTAL 1,584 S.F. 100% Q -= - Mj ==,� o �oo�oCOo �o0a w PATIENT DROP-OFF �� _ I I ) [] I AGENCY APPROVALS: U CANOPY - - - a - - �v - _ - ���� - - - C-1, C-1, � o a TYP TYP - �� - cE - o o C ra -�o - - �o ��o o- 1 0 - 0o OoCO 0 E_=0o El 0 0 -goo o �-)ooaoo� FFL - = n - _ � � REVISIONS 0'-0" III - - - - W4� - REV# DESCRIPTION DATE SI1 IIIIII S-1 III 3/4 REVEAL E-1- �S-1- 3 W EST ELEVATION J J 1/8" = 1'-0" Q CA CB A A.9 B C D D.9 INTERNALLY LIT FACILITY E CC F G CD H w 4 CHANNEL LETTER LOGO 2 M-2 3 1 1 24"H 1"D INTERNALLY w T.O. MECH SCREEN A502 502 SIGNAGE (SIGNAGE UNDER A502 M-1 A503 A502 A504 ILLUMINATED RED LETTERS Q (46 SF SIGNAGE AREA) 29'-1" SEPARATE PERMIT) � o w T.O. STEEL PENTHOUSE 27'-7" 24"H X 1"D INTERNALLY w ILLUMINATED RED LETTERS M_2 M-2 J T.O. MID PARAPET (46 SF SIGNAGE AREA) _ _ _ _ _ _ +m-_2 > DATE: 07/19/2022 3'- �o - �o - o - - BUILDING MATERIALS wSCALE: As indicated 2 _ E�o O J I - - ors - o�O i�Oo� - ooOO� o - O DRAWN: SA ooaooCP-1, o o o�aoo oo��� a77 PE �� ) T.O. PARAPET 507 = - 1'_6 - - -� -- o _6" - �� - _ -- _ -- _ -- _ _ STONE 1,087 S.F. 34.4% = REVIEWED: DC 18'-3" - O - - - - - - - - o JOB NUMBER: HCA: 3120100010 63101.00 - - -------------------- -- - o EIFS 863S.F. 27.3/o Of F _ w X oo ,o o GLAZING 876 S.F. 27.7% Ili LIGHT FIX TU E, _��� n METALS 333 S.F. 10.6/o U EXTERIOR ELEVATIONS M-3, M-3 P-1 � - - - � - 7 - - - - I - M-3, o Q TYP TYP - A507 - _ - - TYP =_ o - = - �o C_ TOTAL 3,159 S.F. 100% o o— 0Ui — --- = O = o Q0 co ' w AMBULANCE I ❑ I _ m C-1, U CANOPY A ., _ � <5> I 1 - a TYP 1 - - I o I - " 'd 1 moo - o� o 00 ooE=:=ED o o FFL - 0 E 0'-0" - - - - -- - - - S-1 3/4 REVEAL E-1 S-1- - III � �00 A A A C-11 NORTH ELEVATION N 4 1/8" = 1'-0" N 00