6K Building CZC 02-056+ MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
,.
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CITY OF ~~~~'^'_"
eri~lcn~
I~ IDAHO
~~~ ~~
LEGAL DEPARTMENT
(208) 288-2499 • Fax 288-2501
PARKS & RECREATION
(208 888-3579 • Fax 898-5501
PUBLIC WORKS
(208)898-5500•Fax 887-1297
BUILDING DEPARTMENT
(208) 887-221 I • Fax 887-1297
Keith Bird ~ R° ~ v MINCE PLANNING AND ZONING
1903 (208) 884-5533 • Fax 888-6854
CERTIFICATE OF ZONING COMPLIANCE*
-~~`.°_~
Date: October 30, 2002
Owner: Sundance Investments Limited Partnership or Assi ;<~,r s (Contact: Cornel Larson,
Architect, 376-4665)
Address: 6K Building, Lot 7, Block 11 of Silverstone Subdivision No. 2
Proposed Use: 6,066 s.f. Office/RetaiVWarehouse Building_(sin lg a storyL
Zoning: C-G
Comments:
Scope of Development: The issuance of this Certificate of Zoning Compliance is valid only for the
construction and improvements related to the 25,592 square foot " 25K" office/retaiVwarehouse
building. The project is subject to all conditions of the Development Agreement (signed with
Sundance Investments), the Conditional Use Permit (File No.CUP-O1-002) and the Preliminary/Final
Plats as approved by City Council.
Approved Plan: The Site Plan (Sheet SP.1), date stamped "approved" 10-30-02, is approved as
submitted
Sig~nage: A separate Planned Sign Program has been approved for the Silverstone Corporate Center.
All future signs must be in compliance with this program. No signs are approved by the issuance of
this permit.
Landsca.pin~: The Landscape Plan (Sheet L-l, dated 9-20-02, stamped approved 10-30-02) is
approved as submitted. The landscape plan is not to be altered without prior written approval of the
Planning & Zoning Department. No field changes to site plan permitted; prior written approval of all
changes required.
Parkinl?: Off-street parking is approved as shown on Sheet SP-1. If the proposed 6K building is used
as a retail building, parking for the building will not meet the required parking requirements of the
MCC (1:200 gross square feet, MCCI 1-13). Therefore, the building may not be used exclusively for
retail uses. All handicap parking, signage, striping and ramps must be designed and constructed to
current ADA standards.
33 EAST-IDAHO • MERIDIAN, IDAHO 83642
_(208)_888-4433 • Fax (208) 887-4813 City Clerk Oftice Fax (208) 888-4218_ ~ Human Resources Fax (208) 884-8723
Driveway Aisles: The shared driveway with the properties to the north and south shall be paved to the
full width of twenty-five feet (25') prior to the occupancy of either building.
Irri ag; tion: An underground, pressurized irrigation system must be installed to all landscape areas.
Occupancy All site improvements must be completed or bonded for (at 110% of the incomplete
amount) prior to P&Z Department signature of Certificate of Occupancy.
Lighting: All new lighting, whether attached to the building or placed within the parking area, shall
not cause glare for or otherwise impact the traveling public or neighboring developments, as
determined by the City.
ACRD Acceptance: Applicant shall be responsible for meeting the requirements of ACRD as they
pertain to this type of development. All impact fees, if any, shall be paid prior to the issuance of a
building permit. If any changes must be made to the site plan to accommodate the ACRD
requirements, a new site plan shall be submitted to the City of Meridian Planning and Zoning Stafffor
approval prior to the issuance of a building permit.
Plan Modifications: The Site Plan is not to be altered without prior written approval of the Planning
& Zoning Department. No field changes to the site plan are permitted; prior written approval of all
changes is required. City's failure to specificall, iy dentify requirements in this Certificate of Zoning
Compliance does not relieve owner of responsibilit,~for compliance.
The site flan stamped 10/30/02 are ap.~roved with the comments noted above.
~U ~~~
David McKinnon
(For Brad Hawkins-Clark, interim
Planning & Zoning Administrator)
*Receipt of a Certificate of Zoning Compliance does not indicate compliance with requirements of other
departments/agencies, including, but not limited to, Ada County Highway District, Central District Health Department,
affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments, etc. This certificate shall expire
one (1) year from the date of issuance if work has not begun.
J t~CL
.,~~ ~~~~~,.. Ada Count Hi hwa District
CH Y g Y
David E. Wynkoop, President 318 East 37th Street
Dave Bivens 1st Vice President Garden City ID 83714-6499
Judy Peavey-Derr, 2nd Vice President Phone (208) 387-6100
Susan S. Eastlake, Commissioner FAX (208) 387-6391
Sherry R. Huber, Commissioner E-mail: tellus@ACHD.ada.id.us
November 12, 2002
TO: Sundance Investment LP
9100 W. Blackeagle Drive
Boise, Idaho 83709
SUBJECT: MCZC02-056
Office/retail
Southeast corner of Overland Road and Eagle Road
On January 9, 2002, the Ada County Highway District Commissioners acted on Silverstone # 2. The
conditions and requirements also apply to MCZC02-056.
If you have any questions, please feel free to contact this office at (208) 387-6170.
Sincerely,
~.a.,
De lopment Analyst
Planning & Development
Cc: Planning & Development/Chron/Project File
Planning & Development Services City of Meridian
Construction Services
Drainage/tTtilities
Larson Architects 210 Murray Street Boise, Idaho 83714
• •
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat - Silverstone Coporate Center II sec Overland Road and Eagle Road 31-lot commercial sub
MAZ01-025/MC IP01-043
This application has been referred to ACHD by the City of Meridian for review and comment. The
applicant is requesting rezone, conditional use and preliminary plat approval fora 31-lot commercial
subdivision on 7.83-acres. The 7.83-acre site is located on the southeast corner of Overland Road and
Eagle Road. This development is estimated to generate 2,762 additional vehicle trips per day
(Oexisting) based on the Institute of Transportation Engineers Trip Generation Manual.
Roads impacted by this development: Overland Road
Eagle Road
I-84
ACHD Commission Date -January 9, 2002 - 6:30 p.m.
Facts and Findings:
A. General Information
Owner - Sundance Investments, Ltd
Applicant -Larson Architects - Cornel Larson
R-1 -Existing zoning
C-G -Proposed zoning
7.83 -Acres
31-Proposed building lots
0 -Proposed common lots
1,600 -Total lineal feet of proposed public streets
285 -Traffic Analysis Zone (TAZ)
West Ada -Impact Fee Service Area
Meridian -Impact Fee Assessment District
Silverstone2.cmm
Page 1
Overland Road
Minor arterial with bike lane designation
Traffic count of 13,551 on 11-30-99 (e/o Eagle Road)
Traffic count of 11,422 on 11-30-99 (w/o Eagle Road)
D -Existing Level of Service
Greater than E -Existing plus project build-out Level of Service
1,300-feet of frontage
Overland Road is improved with 2-lanes with no curb, gutter or sidewalk abutting the site.
There is a southbound turn lane on Overland Road at the Eagle Road intersection. The
Overland/Eagle Road intersection currently operates at a level of service F.
Eagle Road
Minor arterial with bike lane designation
Traffic count of 19,790 on 11-30-99 (n/o Overland Road)
Traffic count of 7,498 on 2-2-00 (s/o Overland Road)
Traffic count of 44,397 on 10-19-99 (n/o I-84)
C-Existing Level of Service
D -Existing plus project build-out Level of Service
2,600-feet of frontage
50-feet existing right-of--way (25-feet from centerline)
48-feet required right-of--way from centerline
Abutting the site Eagle Road is improved with two travel lanes, with no curb, gutter or
sidewalk. North of Overland Road Eagle Road widens to 5-lanes. North of I-84 Eagle Road is
under the jurisdiction of ITD.
Interstate 84
Traffic count of
0-feet of frontage
Interstate 84 is three lanes eastbound and three lanes westbound. There is an "ON" and "OFF"
ramp at Eagle Road.
B. On March 14, 2001, the Ada County Highway District Commission approved the Silverstone
Corporate Center, a 15-lot commercial subdivision.
C. On November 7, 2001, the Ada County Highway District Commission approved a modification
to Silverstone Corporate Center. In the modified Silverstone Corporate Center development
report, the commission approved a public roadway, East Copper Point Drive, located on Eagle
Road approximately 2,400-feet south of Overland Road. This public roadway extends from
Eagle Road and stubs to the east property line of the Silverstone Corporate Center.
D. The Overland/Eagle Road and Meridian/Overland Road intersections operate at a Level of
Service F (LOS F), and are listed as one of the 100 most critical intersections in Ada
Silverstone2.cmm
Page 2
~ ~
County. Access control within the operating area of the intersection is vital to the safe
operations of the intersection. The subject site's additional traffic will exacerbate the
traffic problems at these intersections.
E. Overland Road from Eagle to Cloverdale Road is in the planning and development stage of the
Five Year Work Program. Overland road is anticipated to be constructed with 5-lanes of traffic
with curb, gutter and 5-foot concrete sidewalk. The level of service on Overland Road is
anticipated to increase with the reconstruction of the Overland Road/Eagle Road intersection.
F. Development patterns in the surrounding area are both commercial and residential. To the north
of the site is the Silverstone Corporate Center, a 15-lot commercial subdivision. To the south of
the site is proposed to be a mixed-use subdivision with both commercial and residential lots. To
the east of the site is currently vacant ground. To the west of the site is the proposed Eldorado
Business Campus, a 15-lot commercial subdivision that the Commission will review on January
16, 2002. Based on development patterns in this area and the resulting traffic generation, staff
anticipates that the transportation system will be adequate to accommodate additional traffic
generated by this proposed development.
G. On December 17, 2001, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On December 21, 2001, the staffmet as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and Findings and recommended Site Specific Requirements.
H. For the purposes of estimating daily trip generation and assessing impact fees for this project, the
proposed use of this development has been classified as Office Park. (per the ITE Manual) The
impact fee rate from the fee tables for this use is $2,182.00 per thousand square feet of gross
building area, based on the impact fee ordinance in effect at this time. Note: This rate is
provided for informational purposes only and shall not be construed as an impact fee rate
certification. The impact fee will be assessed at the time of plans acceptance by District
staff, and shall be based on the fee tables and provisions of the District's Impact Fee
Ordinance in effect at that time.
I. The applicant should be required to construct a 5-foot wide detached concrete sidewalk on Eagle
Road located 2-feet within the new right-of--way. Coordinate the location and elevation of the
sidewalk with District staff. If the sidewalk meanders outside of the right-of--way, provide an
easement for the sidewalk.
J. The applicant is proposing to take access off of the proposed East Copper Point Drive. East
Copper Point Drive is a locaUcommercial street that was approved on November 7, 2001 by the
ACRD Commission.
K. The applicant is proposing to construct three public roadways extending of of East CopperPoint
Way. The roadways are Brookstone Way, Rolling Stone Way and Cobblestone Way.
Silverstone2.cmm
Page 3
•
• Brookstone Way is located on East Copper Point Drive approximately 360-feet east of
Eagle Road.
• Rolling Stone Way is located on East Copper Point Drive approximately 680-feet east
of Eagle Road.
• Cobblestone Way is located on East Copper Point Drive approximately 1,000 feet east
of Eagle Road
District policy requires local streets intersecting local streets to offset a minimum of 125-feet.
The proposed local streets meet District policy and should be approved with this application.
L. Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 40-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks
within 54-feet ofright-of--way.
M. Construct an ACRD approved turnaround at the end of Cobblestone Way, Rolling Stone Way
and Brookstone Way. Submit a design of the turnaround for review and approval by District
staff.
N. The turnarounds should be constructed to provide a minimum turning radius of 55-feet.
O. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
P. Any existing irrigation facilities should be relocated outside of the right-of--way.
Q. All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
R. ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement fora 10 to 12-
space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate
the location of the Park & Ride area.
S. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staff will coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson at 387-6160.
T. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a.
boundary that includes this site or is adjacent to this development.
Silverstone2.cmm
Page 4
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACRD Commuteride Office.
U. Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
Special Recommendation to Boise City:
ACHD's Park & Ride Division Staff have indicated the need for a park and ride location at the
applicant's site. The District requests that applicant grant the District an easement fora 10 to
12-space Park & Ride area at this site. Commuteride staff will contact the applicant to
coordinate the location of the Park & Ride azea.
2. In order to reduce trips to and from this development it is recommended that tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACFID on employee participation, prior to issuance
of a building permit. Commuteride staff will coordinate the Alternative Transportation Program
with the applicant. For more information contact Ms. Pat Nelson at 387-6160.
3. ]n order to reduce trips to and from this development, the tenants occupying the proposed
building(s) should be required to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary
that includes this site or is adjacent to this development.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACRD approval of the final plat:
Site Specific Requirements:
1. Dedicate 48-feet ofright-of--way from the centerline of Eagle Road abutting the parcel by means of
recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business days
to process the right-of--way dedication after receipt of all requested material. The owner will be
paid the fair market value of the right-of--way dedicated which is an addition to existing ACRD
right-of--way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with ACRD Ordinance #195. The right-of--way purchase
agreement must be completed and signed by the applicant prior to scheduling the final plat for
signature by the ACRD Commission.
Silverstone2.cmm
Page 5
2. Construct a 5-foot wide detached concrete sidewalk on Eagle Road. located 2-feet within the new
right-of--way. Coordinate the location and elevation of the sidewalk with District staff. If the
sidewalk meanders outside of the right-of--way, provide an easement for the sidewalk.
3. Construct three public roadways extending of of East CopperPoint Way, as proposed. The
roadways are Brookstone Way, Rolling Stone Way and Cobblestone Way.
Brookstone Way is located on East Copper Point Drive approximately 360-feet east of
Eagle Road.
Rolling Stone Way is located on East Copper Point Drive approximately 680-feet east
of Eagle Road.
Cobblestone Way is located on East Copper Point Drive approximately 1,000 feet east
of Eagle Road
4. Construct all public roads within the subdivision as 40-foot street sections with curb, gutter, and 5-
foot wide concrete sidewalks within 54-feet ofright-of--way.
5. Construct an ACRD approved turnaround at the end of Cobblestone Way, Rolling Stone Way and
Brookstone Way. Submit a design of the turnaround for review and approval by District staff.
6. The turnarounds shall be constructed to provide a minimum turning radius of 55-feet.
7. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
8. Any existing imgation facilities shall be relocated outside of the right-of--way.
9. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
l0.Other than the access points specifically approved with this application, direct lot or parcel access
to Eagle Road is prohibited. Lot access restrictions, as required with this application, shall be
stated on the final plat.
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation_
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Silverstone2.cmm
Page 6
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. A Commissioner, a member of ACHD staff or any other person objecting to any final action
taken by the Commission may request reconsideration of that action, provided the request is not
for a reconsideration of an action previously requested to be reconsidered, an action whose
provisions have been partly and materially carried out, or an action that has created a
contractual relationship with third parties.
Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted
on by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone
to a certain time.
a. The request must be in writing and delivered to the Secretary of the Highway
District no later than 3:00 p.m. on the day prior to the Commission's next scheduled
regular meeting following the meeting at which the action to be reconsidered was
taken. Upon receipt of the request, the Secretary shall cause the same to be placed
on the agenda for that next scheduled regular Commission meeting.
b. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
c. If a motion to reconsider passes, the effect is the original matter is in the exact
position it occupied the moment before it was voted on originally. It will normally
be returned to ACHD staff for further review. The Commission may set the date of
the meeting at which the matter is to be returned. The Commission shall only take
action on the original matter at a meeting where the agenda notice so provides.
d. At the meeting where the original matter is again on the agenda for Commission
action, interested persons and ACHD staff may present such written and oral
testimony as the President of the Commission determines to be appropriate, and the
Commission may take any action the majority of the Commission deems advisable.
e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
Silverstone2.cmm
Page 7
3. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full
business days prior to breaking ground within ACHD right-of--way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
9. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless awaiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Silverstone2.cmm
Page 8
Conclusion of Law:
1. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Planning and Development Staff
Commission Action:
January 9, 2002
Silverstone2.cmm
Page 9
Larson, Architects, I'.A.
Architecture and Reai Estate Planning.
210 .Murray Street
Boise, Idaho 83714 -
(208) 376-7502
FAX:-(208) 658-0224
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LETTER O~ 1"RANSIViII'T~L
DATE: ~l) ' 29 ' ~ ~ JOB. N0.
ATTENTION:
REr lOK /'W!~ ~~!^C-YS~
Cam-
WE ARE SENDING YOU
a Shop Drawings XO Prints ~ Under separate cover via the following items:
Copy of Letter ~ Attached ~ PLANS ~ Samples ~ Specifications
a Change Order n
COPIES DATE N0. DESCRIPTION _
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3.ea.- ~Zeu;s~ CQ.Id ~<.,
THESE- ARE TRANSMITTED as checked below:
for your approval ~ approved as suiwmitted ~ resubmit espies for kpproval
for your use ~ approved as noted ~ submit copies for distribution
as requested ~ returned for' correction ~ return corrected prints
for your review and comment ~
for bids due 200 ~ PRINTS RETURNED TO US AFTER LOAN TO US
REMARKS
COPS' TO ,~ ~~
SIGNED: 1~v~-
tif enclosure ar¢ not noted, please not{fy" us at once
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CERTIFICATE OF ZONING COMPLIANCE & PLAN REVIEW CHECKLIST
City of Meridian
(Rev. 2/1/02)
Silv~ers~n~e CprP. GfY. - #Z Lo/~ 7, g~K. 11 Review Date: /~ / ~ / OZ
r ~G~$
Site Review/Conforming
Elements Comments Complete
a
* Project must comply with all approved permits, plats or Development. Agreements associated with
the lot or arcel.
1. Zoning District (permitted use, CUP,
AUP, variance, etc.
C`L~ - rmi~ use
2. Flood lain District No `~
Landsca in
Must be in compliance with the
the Landsca a Ordinance
4.Off-Street Parkin ~
a # of Stalls dimensions, etc ( t /d ~irvtens r'en s v'
b) H dicap Stalls (van accessible, aisles,
i
~'
c) Aisles (width, location) .~
5. Trash Areas ~
a) Location r ; / c~. 'rnlnor se~'bscX. 3' "- s~bM; L. .
b 3-Side Screenin ~
nde round Irri ation z
7. Sidewalks/Paths v"
8. Streets (R/W dedications, etc.) a
9. Lot Requirements
a) Lot Area (note restrictions on use of
undevelo ed ortion o lot
b) Street Frontage ~/
c) Setbacks
d) Coverage
10. Fencing ~t/ ~
11. Fee of $60.00 ~~
1. ACHD approval letter required for curb cuts, road widening, for add new projects.
2. Pressurized irrigation can be waived by City Council only if no water rights exist to subject
property or developer deeds land to City for a well.
3. City will permit one hook-up to municipal water for irrigation per site.
3. Trees must not be planted in City water or sewer easements.
4. Applicant must submit a copy of recorded deed or plat as evidence of the road dedicatioprior
to CZC issuance.
Rev. 2 '1!OZ
CON'TENT'S. ®~ CSC APPLICA'T'ION
(Incomplete applications will not be processed)
An application for a Certificate of Zoning Compliance shall be filed with the Planning and Zoning
staffby the owner of the property or the applicant of the proposed use. The application shall contain
the following information: -
1. vCompleted and signed CZC application form.
2. ./The last deed of record for the subjectproperiy.
3. /Notarized Affidavit of Legal Interest (attached).
4. Four (4) dies of a _ ~ ' " ~te plan, drawn to a scale of not less than 1 "=50'. -Also
inciud z c 1 u 'o
_____-
5. /~hree (3) copies of the landscape design in compliance with the Landscape Ordinance,
drawn to a scale of not less than 1"=50'. See attached landscape submittal requirements.
6. /I'liree (3) copies of irrigation performance specifications in compliance with the Landscape
Ordinance.
.Written approval or a stamped site plan from Sanitation Service Company (SSC) indicating
that the designs of the trash enclosure and access drive are acceptable..
„Sc~bin; ~'i nq h.2 w Cr. P. w~ ~'& J !, SP-f' ba c% 3 ~ ~ wa.-d (~lc+~, .
8. A calculations table that shall list the number of ~azking stal~s, building size, lot size,
landscaping, open space, setbacks, fencing, screening and coverage.
9. /A written statement from the applicant detailing the proposed use(s) of the property. Please
list as many details as possible.
10. ~A fee of $60.00.
ACi~ Acceptance: Applicant shall be responsible for meeting the requirements of ACHI9 as
they pertain to this application. All impact fees, if any, shall be paid prior to the issuance of a
building pen'mit. if any changes must be made to the site plan to accommodate the AC]HD
requirements, a neev site plan shall be submitted. to the City of Meridian Planning ~i Zoning
IDepartment for approval prior to the issuance of a building permit.
LANDSCAPE PLAN SUBMITTAL REQUIREMENTS
Applicability
All applications for a Certificate of Zoning Compliance (CZC) and Final Plat (FP) must comply with all
requirements of the `Contents' section below for a detailed landscape plan Applications for a Conditional
Use Permit (CUP) and Preliminary Plat (PP) are exempt from requirements M, N, O, and P of the
`Contents' section and may instead show conceptual landscaping with tree locations only and conceptual
screening structures; all other sections of the landscape ordinance still apply.
Plan Size & Scale
The landscape plan must have a scale no smaller than 1 "=50' (1 "=20' is preferred) and be on a standard
drawing sheet, not to exceed 36"x48" (24"x36" is preferred). A plan which cannot be drawn in its entirety
on a single sheet must be drawn with appropriate match lines on two or more sheets.
Number of Copies
The number of copies of the landscape plan that must be submitted is shown on the following schedule:
• Conditional Use Permit: 10 copies
Preliminary Plat: 10 copies
Final Plat: 3 Copies
Certificate of Zoning Compliance: 3 Copies
Contents
The landscape plan shall comply with the provisions of this ordinance and shall include the following
elements.
'~. .Date, scale, north arrow, and title of the project.
~B. Names, addresses and telephone numbers of the developer and the person/firm preparing
the plan.
S~ Existing boundaries, property lines, and dimensions of the lot.
Relationship to adjacent properties, streets, and private lanes.
~l Easements and right-of-way lines on or adjacent to the lot.
/~ Existing/proposed zoning of the lot, and the zoning and land use of all adjacent properties.
Existing natural features such as canals, creeks, drains, ponds, wetlands, floodplains, high
groundwater areas, and rock outcroppings.
~~~~ Location, size, and species of all existing trees on site with trunks 4 inches or greater in
diameter, measured 6 inches above the ground. Indicate whether the tree will be retained
or removed.
~~IP A statement of how existing healthy trees proposed to be retained will be protected from
damage during construction.
,,~ Existing buildings, structures, planting areas, light poles, power poles, walls, fences,
berms, parking and loading areas, vehicular drives, trash areas, sidewalks, pathways,
stormwater detention areas, signs, street furniture, and other man-made elements.
Existing and proposed contours for all areas steeper than 20% slope. Berms shall be
shown with one-foot contours.
Sight Triangles as defined in Section 6 of this ordinance.
Location and labels for all proposed plants, including trees, shrubs, and groundcovers.
Scale shown for plant materials shall reflect approximate mature size.
~ A Plant List that shows the plant symbol, quantity, botanical name, common name,
minimum planting size and container, and comments (for spacing, staking, and installation
as appropriate).
~: ' Planting and installation details as necessary to ensure conformance with all required
standards.
Design drawings of all required structures for screening purposes.
Q. Calculations of project components to demonstrate compliance with the requirements of
this ordinance, including:
CUP and CZC Applications
• Number of street trees and lineal feet of street frontage
• Width of street buffers
• Width of parking lot perimeter landscape strip
• Buffer width between different land uses
• Number of parking stalls and Percent of parking area with internal landscaping
• Total number of trees and Tree species mix
• Mitigation for removal of existing trees
PP and FP Applications
• Width of street buffer, lineal feet of street frontage, and number of street trees
• Residential subdivision trees
• Acreage dedicated for common open space
• Number of trees provided on common lot(s)
• Mitigation for removal of existing trees
Landscape Plan Preparation
Preparing a landscape plan requires special skills. Landscaping involves more than a simple arrangement of
plants with irrigation; plants are not haphazardly placed in a way the fills up leftover space. Landscape plans
should be artfully and technically organized in a way that conveys coherence, design, and organization. The
landscaping should enhance the physical environment as well as the project's aesthetic character. Also, requiring
plans prepared by a landscape professional minimizes the likelihood of trees dying or interfering with other
adjacent site features.
Therefore, All landscape plans shall be prepared by a landscape architect, landscape designer, or qualified
nurseryman.
Rev. 2-~ 1 '02
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AFFIDAVIT OF LEGAL INTEREST
STA'L'E ®F ID~® )
C®IJ1~1TY ®F ~A )
I, _SLn ance Investments Limi ?d rh,ers i~, 9100 V~. Blackeagle Drive_ '
(name) (address)
being first duly sworn upon
~~ Idal~ oath,. depose and say:
(city) (state)
1. That I am the record owner of the property described on the attached, and I grant my
permission to:
_ ornel r. on; L.~raon Architects, 210 Murray _ Boiae, id?ho 83714
(name) (address)
to submit the accompanying application pertaining to that property.
2. I agree to indemnify, defend and hold the City of 1Vleridian aad it's employees
harmless from any claim or liability resulting from any dispute as to the statements
contained herein or as to the ownership of the property, which is the subject of the
application.
Dated this day of ~ , 20
SUBSCRIBED AND SBVO1tN to
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me the day and year first above written.
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Notary Public! Idaho
Residing at i3v i = t?, 1C?~
My Commission Expires: \~~- ~ to -t~,~
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SEP-25-2002 01:09P FROM:Sanitary Services, I 208-888-5052 70:6580224 P:1~1
LAItSON AktCHI1'~CTS, P.A.
210 MtJRRAY STREET
13C~ISE, TT~AHa 83714
(2U8) 37(r75U2
rAX: 65R-42?4
September. '1 ?, 2002
Rill Gregory
SA1VI'rARY SEKVTCES CO.
7ZZ W. Franklin Roud
Mcridiun, idahu 83642
RE: Certificate of Zoning Compliance -SK, ciK, Conveyor Engineers and Cedar Paint
Buildings in Silverstone Corporaxe C.'enter
Dear Mr. Gregory:
Flease find attached a situ plan of each of the above-mentioned 4 buildings ulllice fur review and
comment prior to submission for a Certificate of Loning Permit.
'1 he first two buildings, the SK and 6K buildings are l~~;atcd on adjoining lots and tugelh~Y equal
about. 11,073 s.f. because of their small ai~e and anticipated tenants of ollice/storage/small
warehausc manufacturing, we were worideritlg if there was a smaller enclosure than the l2' x 12'
one you sent us as a standard ttu<t we could use?
Conveyors Engineers is a 9,119 s.f. office building with a stai~.d-alone trash enclosure.just for this
single buildings use.
Cedar point is n 47,SUU s.f. office building that will also have astand-alone trash cn,closure.just
for this single buildings use as indicated un the attached site plain.
We would like to submit fur the CZC to the City of Meridian ncxi week, if it would work into
your schedule w n;vicw the attached and pre~vidc'us with the required approval and comments
early next work, it would he greatly apprec'iatcd.
Sincerely,
Larson Architects
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SECTION 02811
PART 1 -GENERAL
1.1 SUMMARY
LANDSCAPE IRRIGATION
A. Section Includes
i. Pipe and fittings, valves, sprinkler heads, accessories, and connections to water source.
2. Control system.
B. System Description
1. Electric solenoid controlled automatic underground irrigation system.
C. Related Sections: The following Sections contain requirements that relate to this Section:
1. Division 2 Section "Water Systems" for water supply.
2. Division 16 Sections for electrical power materials and installations.
D. Design/Build Sprinkler System
Furnish and install one underground sprinkler irrigation system to provide adequate irrigation of the
lawn and planting areas shown on the Drawings and described in the Specifications. The work shall
consist of providing and installing all material necessary for a complete system including pipe,
valves, fittings, heads, automatic control equipment and all labor necessary for installation of a
satisfactorily operating system.
1. The contractor awarded the project shall provide complete shop drawings showing the
design layout, pipe size, valve location, size, sprinkler heads, etc.
2. The water source and location (point of connection) for the irrigation system is indicated on
the Drawings.
3. Planter beds and lawn shall be on separate zones.
4. The sprinkler system layout is to provide complete coverage with matched precipitation.
5. Contractor is responsible for the first year winterization.
6. See performance notes and details on the Drawings.
1.2 DEFINITIONS
A. Pipe sizes used in this Section are nominal pipe size (NPS) in inches. Tube sizes are Standard size in
inches.
B. Supply Piping: Piping from water source to connection to irrigation system pressure piping. Piping
is under same pressure as water supply. Piping in this category is not included in this Section.
C. Pressure Piping Main Line: Piping downstream from supply piping to and including control valves.
Piping is under irrigation system pressure. Piping in this category includes backflow preventers.
D. Circuit Piping Lateral Lines: Piping downstream from control valves to irrigation system sprinklers.
Piping is under pressure (less than pressure piping) during flow.
E. Control Valve: Automatic (electrically operated) valve for control water flow to irrigation system
zone.
1.3 SYSTEM PERFORMANCE REQUIREMENTS
A. Location of Sprinklers and Devices: Design location is approximate. Make minor adjustments
necessary to avoid plantings and obstructions such as signs and light standards.
B. Minimum Water Coverage: Not less than:
1. Turf Areas: 100 percent.
2. Other Planting Areas: 100 percent.
1.4 SUBMITTALS
A. Product data including pressure rating, rated capacity, settings, and electrical data of selected models for the
following:
1. Backflow preventers, including test equipment.
Silverstone-Meridian 02811/] September /02
2. Valves, including general-duty, underground; automatic control, and quick-coupler types,
and valve boxes.
3. Sprinklers.
4. Controls, including controller wiring diagrams.
5. Wiring.
6. Irrigation system record drawings.
B. Wiring diagrams for electrical controllers, valves, and devices.
C. Maintenance data for inclusion in "Operating and Maintenance Manual" specified in Division 1
Section "Project Closeout" for the following:
1. Seasonal activities of start-up, shut-down and winterization, including blow-out operation of
sprinkler system with compressed air.
2. Backflow preventers, including instructions for testing.
3. Automatic control valves.
4. Sprinklers.
5. Controllers.
6. Irrigation system record drawings.
1.5 QUALITY ASSURANCE
A. Comply with requirements of utility supplying water for prevention of backflow and backsiphonage.
B. Installer Qualifications: Engage an experienced Installer with a minimum of five years experience
and who has completed irrigation systems similar in material, design, and extent to that indicated for
Project that have resulted in construction with a record of successful in-service performance.
C. Listing/Approval Stamp, Label, or Other Marking: On equipment, specialties, and accessories made
to specified standards.
D. Listing and Labeling: Equipment, specialties, and accessories that are listed and labeled.
1. The Terms "Listed" and "Labeled": As defined in "National Electrical Code," Article 100.
2. Listing and Labeling Agency Qualifications: A "Nationally Recognized Testing
Laboratory" (NRTL) as defined in OSHA Regulation 1910.7.
E. Product Options: Irrigation system piping, specialties, and accessories are based on specific types,
manufacturers, and models indicated. Components with equal performance characteristics produced
by other manufacturers may be considered, provided deviations in dimensions, operation, and other
characteristics do not change design concept or intended performance as judged by the Architect.
The burden of proof of product equality is on the Contractor. Any substitutions must be approved by
the Architect in writing prior to installation per section 1.10.
1.6 PROJECT CONDITIONS
A. Perform site survey, research public utility records, and verify existing utility locations. Verify that
irrigation system piping may be installed in compliance with original design and referenced
standards.
1.7 SEQUENCING AND SCHEDULING
A. Maintain uninterrupted water service to building during normal working hours. Arrange for
temporary water shutoff with Owner.
B. Maintain Uninterrupted existing irrigation system during construction. Arrange for
temporary water shutoff with owner.
C. Coordinate irrigation systems work with landscape work specified in Division 2 Section
"Landscaping."
1.8 EXTRA MATERIALS
A. Deliver extra materials to Owner. Furnish extra materials matching products installed as described
below. Package them with protective covering for storage and label clearly describing contents.
1. Quick Couplers: Furnish quantity of units equal to Z percent of amount of each size
installed.
2. Sprinklers: Furnish quantity of units equal to 2 percent of amount of each type installed.
3. Valve Keys: Furnish quantity of tee-handle units equal to 10 percent of amount of each
type key-operated, control valve installed.
Siiverstone- Meridian 02811/2 September /02
4. Quick-Coupler Hose Swivels: Furnish quantity of units equal to 10 percent of amount of
each type quick coupler installed.
5. Quick-Coupler Operating Keys: Furnish quantity of units equal to 10 percent of amount of
each type quick coupler installed.
1.9 IRRIGATION RECORD DRAWINGS
A. The Contractor shall maintain a current record of all pipe and equipment placement and shall record
any variations approved by the Architect. Upon completion of the system and prior to release of
final payment, the Contractor shall provide the Owner with a neat and legible "As-Built" plan of the
completed system (reproducible vellum or mylar only). Any pipe not installed in accordance with
the plans as originally contracted shall be sufficiently dimensioned to a permanent structure for
location after burial. As-built records shall be updated DAILY.
1.10 SUBSTITUTIONS
A. Substitutions to the specified equipment will be permitted with the express written approval of the
Architect. Substitutions will be approved only when the substituted item is equivalent or better in
quality and performance than the item originally specified. The final determination for "equivalents"
rests with the Architect. Their decision shall be final and binding.
1.11 WARRANTY
A. Warranty system against defects of installation and material for a period of 1 year after acceptance of
the irrigation system. Guarantee shall also cover repair or damage to any part of the premises
resulting from leaks or other defects in material, equipment and workmanship to the satisfaction of
the Architect. Repairs, if required, shall be done promptly upon notification by the Owner, and, at no
cost to the Owner.
B. As part of the warranty, the Contractor shall be responsible for deactivating and winterizing the
system prior to the onset of the freezing season and for reactivating the system at the onset of the
spring growing season; each event must be accomplished once during the warranty period. In [he
event the system is completed in a season when it will not be in use, the Contractor shall winterize
the system upon completion of testing (and approval by the Architect) and reactivate the system in
the spring. The Contractor shall SUBMIT a letter to the Architect certifying that the system was
winterized and drained and indicate the date such action was accomplished. The Contractor shall be
responsible for any damage resulting from failure to comply. Contractor shall instruct and
demonstrate winterization and startup techniques for Owner.
PART2-PRODUCTS
2.1 SUMMARY
A. All materials used throughout the system shall be new, unused, and in perfect condition. Refer to the
irrigation materials legend, notes, detail drawings and these specifications for specific equipment to
be used. Equipment or materials installed or furnished without prior approval of the Architect may
be rejected and the Contractor required to remove such materials from the site at his own expense.
B. Substitutions: Under provisions of section 01600 and 02811, paragraph 1.10.
2.2 BRASS PIPE AND ACCESSORIES
A. Pipe: ASTM B43, Schedule 40; domestic manufacture
B. Fittings: Medium brass, screwed, 125-pound class.
2.3 PLASTIC PIPE AND ACCESSORIES
A. Pipe
1. Pipe walls shall be uniform, smooth, glossy, and free of interior or exterior extrusion marks;
pre-belled or straight to receive solvent-weld couplings; 20 foot standard lengths.
2. Pipe shall be marked with manufacturer's name, class of pipe, NSF seal, and date/shift of
manufacturing run.
Silvefstone- Meridian 02811/3 September /02
3. PVC Pipe: ASTM D1785, D2241 "'
B. Fittings: PVC -ASTM D2464, D2466.
C. Irrigation System Plastic Pipe
1. Mainline: 3- inch Pipe and larger: PVC Class 160 pipe with SDR26 rubber- Gasket fittings.
2 1iz -inch Pipe and smaller: PVC Class 200 pipe with SDR21 solvent weld fittings.
2. Laterals: PVC Class 200 pipe with PVC Class Z00 solvent weld fittings.
Sleeving: PVC Schedule 40 pipe for sleeves 4" and smaller, Class 200 PVC for sleeves 6"
and up. Sleeve size is double the diameter of the interior pipe(s). Minimum sleeve size 4"
nominal diameter.
3. Refer to Part 3 Article "Piping Applications" for identification of systems where pipe and
tube materials specified below are used.
4. Polyvinyl Chloride (PVC) Plastic Pipe: ASTM D 2241; PVC 1120, SDR 21, 200 psig
(1380 kPa) minimum pressure rating, with plain ends. Class 200 PSI pressure rated
upstream from controls, as noted on the drawings; Class 200 PSI downstream.
D. Pipe and Tube Fittings
1. Refer to Part 3 Article "Piping Applications" for identification of systems where pipe and.
tube fitting materials specified below are used.
2. Polyvinyl Chloride (PVC) Plastic Pipe Fittings: ASTM D 2464, Schedule 80, threaded.
3. Polyvinyl Chloride (PVC) Plastic Pipe Fittings: ASTM D 2467, Schedule 40, socket-type.
4. "Harco" Push-on joint Ductile Fittings: ASTM A 536,
5. Dielectric Fittings: Assembly or fitting with insulating material isolating joined dissimilar
metals to prevent galvanic action and stop corrosion. These devices are a combination of
copper alloy and ferrous metal; threaded- and solder-end types, matching piping system
materials.
a. Dielectric Unions: Factory-fabricated, union assembly, designed for 250 psig
(1725 kPa} minimum working pressure at 180 deg F (82 deg C). Include
insulating material isolating dissimilar metals and ends with inside threads
according to ASME B1.20.1.
b. Transition Fittings: Manufactured assembly or fitting, with pressure rating at least
equal to that of system and with ends
2.4 JOINING MATERIALS
A. Solvent Cement: ASTM F 656 primer and ASTM D 2564 solvent cement in color other than orange.
2.5 VALVES
A. General: Valves are for general-duty and underground applications. Refer to "Valve Applications"
Article for locations of various valve types specified in this Article. Refer to "Control Valves"
Article for control valves and accessories.
2.6 CONTROL VALVES
A. Description: Manufacturer's standard control valves for circuits, of type and size indicated on
Drawing, and as follows:
1. Angle Valves: Bronze construction, non-rising stem, inside screw threaded ends and as
noted on the Drawings.
2. Automatic Control Valves: Diaphragm-type, normally closed, with manual flow
adjustment, and operated by 24-volt-a.c. solenoid.
3. Quick-Couplers: Factory-fabricated, 2-piece assembly. Include coupler water-seal valve;
removable upper body with spring-loaded or weighted, rubber-covered cap; hose swivel
with ASME B1.20.7, 3/4-11.SNH threads for garden hose on outlet; and operating key.
a. Locking Top : Include vandal-resistant, locking feature with 2 matching keys.
4. Drain Valve: As noted on the Drawings Drain Valve: As noted on the Drawings.
5. Isolation Gate Valves: 150# gate valve, epoxy-coated, ductile iron, resilient wedge valve
with non-rising stem and inside screw with threaded ends. Mechanical joint or push-on.
"Waterous", "American Flow Control" or "Nibco" gate valves or approved equal prior to
bidding. Size to match line size. Install in valve box, size adequate for maintenance access.
Minimum 15" x 21".
6. Air release valve: 2" air release valve from "Ames" or "Waterman", install in valve box.
Silverstone- Meridian 02811!4 September /02
B. Control Valve Boxes and Cover: Thermo-plastic valve boxes with lockable, snap-top lids. Size as
required for application or as noted on drawings, maximum two (2) valves per box.
1. Drainage Backfill: Cleaned gravel or crushed stone, graded from 3 inches (75 mm)
maximum to 3/4 inch (19 mm) minimum.
C. Service Boxes for Key-Operated Control Valves: Size and type as shown on Drawings.
1. Include valve key, 48 inches (915 mm) long with tee handle and key end to fit valve.
D Irrigation System Controls
i. Controller: As noted on the Drawings. All control wires that are above ground shall be
installed in conduit. Electrical wiring shall be installed according to local code. Provide
surge protectors install controllers. .
2. Controller Housing: Weatherproof, watertight, with lockable access door.
3. Valves: Electric Solenoid type and size of control valves as noted on the Drawings,
including required fittings and accessories.
4. Wire: Color coded, copper conductor direct burial, OF-UL listed. All control or hot wires
shall be red or black. All common or ground shall be white.
2.7 SPRINKLERS
A. Description: Manufacturer's standard sprinklers designed to provide uniform coverage over entire
area of spray shown on Drawings at available water pressure, as follows:
1. Housings: Plastic, except where material is specified.
2. Pop-Up, Spray: Fixed pattern, with screw-type flow adjustment and stainless-steel
retraction spring.
3. Pop-Up, Rotary Spray: Gear drive, full-circle and adjustable part-circle type.
2.8 AUTOMATIC CONTROL SYSTEM
A. Description: Low-voltage controller system, made for control of irrigation system automatic control
valves. Controller operates on 120 volts a.c. building power system, provides 24 volts a.c. power to
control valves, and includes stations for at least the number of control valves indicated. Size and
type as shown on Drawing.
B. Control Enclosures: Weatherproof enclosure with locking cover and 2 matching keys. Enclosure
construction complies with NFPA 70 and NEMA 250, Type 4, and includes provision for groundings
All control wires that are above ground shall be installed in conduit. Electrical wiring shall be
installed according to local code. Provide surge protectors in all controllers.
1. AG 240 V Surge Arrester: As noted on the drawing. Install in approved J-box next to
controller. Install per manufacturer recommendations.
2. MGP-1 Maxi Grounding Plate: As noted on the Drawings. Install with approved grounding
per manufacturer's recommendations. Install per manufacturer's recommendations.
3. PT 322 Pulse Transmitter: As noted on the Drawing. Pulse Transmitter is to be installed at
controller and programmed by an approved "Maxicom" rep.
C. Transformer: Internal-type, and suitable for converting 120 volts a.c. building power to 24 volts a.c.
power.
D. Controller Stations for Automatic Control Valves: Each station is variable from approximately 1 to
60 minutes. Include switch for manual or automatic operation of each station.
E. Timing Device: Adjustable, 24-hour, 14-day clock to operate any time of day. Include provision for
the following settings:
1. Setting to skip operation any day in timer period.
2. Setting for operation every other day.
3. Settings for operation 2 or more times daily.
4. Include manual or semi-automatic operation without disturbing preset automatic operation.
5. Provide NI-CAD battery and trickle charger to automatically power the timing device
during power outages.
F. Wiring: UL 493, solid copper conductor, insulated cable, suitable for direct burial.
1. Feeder Circuit Cables: Type UF, No. 10 AWG minimum, between building and controllers.
2. Low-Voltage, Branch Circuit Cables: Type UF, No. 14 AWG minimum, between
controllers and automatic control valves. Jacket color is other than feeder-circuit-cable
jacket color. Furnish cables with jackets of different colors for multiple cable installation in
same trench. Install control wire to side of main line. Where control wire leaves main or
lateral line.
Silverstone- Meridian 02811/5 September /OZ
3. Splicing Materials: Pressure-sensitive, waterroof, thermoplastic wire connectors and other
materials required to make specified connections. Locate all splice within valve boxes.
4. Use white or gray color for common wire and other colors for all other wire.
a. Wire to be size # 14 not to exceed 1500 Linear feet before sizing up to #12 wire.
a. Add two extra control wires from panel to valves for use if a wire fails or for future
addition, and mark I in the control box as extra wire.
G. Communication Cable.
1. All cable required for the 2-wire paths from Controller to flow sensor shall be REA Pe-39,
19 gauge, conductor-solid annealed uncoated copper conforming to ASTM-B3; insulated
with expanded polyolefin surrounded by solid polymer to ensure low loss long transmission
capability.
2. Cable for the 2-wire paths shall be installed with no underground splices. All cable shall be
laid in trenches ("pulling-in" of cable for installation without trenching will not be allowed
unless pre-approved by the Landscape Architect) and shall be carefully back-filled to avoid
any damages to the cable insulation or cable conductors themselves. In rocky areas, the
trench shall have a 6" layer of clean sand on the bottom before the cable is laid into the
trench and back-filled. If rocky back-fill is being used, the cable shall have an additional 6"
layer of sand on top of it before back-filling is started. The cable shall have a minimum of
18" of cover.
3. Where cable passed under paving, walls or any other paved areas, it shall be installed in a
PVC class pipe sleeve of proper size required for the number of cables to be placed in it.
The 2-wire path is permitted to be laid in the same trench with the 117 VAC cable as much
as possible by laying each in opposite sides of the trench.
2.9 VALVE BOXES
A. Carson Industries or approves equal green body with locking lid. Standard rectangular box for all
electrical control valves, 1419-12B. 10" round box for all mainline ball valves, gate valves, and hose
bibs.
PART 3 -EXECUTION
3.1 EXAMINATION
f
A. Investigate and determine available water supply water pressure and flow characteristics.
3.2 PREPARATION
A. Set stakes to identify proposed sprinkler locations. Obtain Contracting Officer's approval before
excavation.
3.3 PAVING WORK
A. Install piping in sleeves where crossing sidewalks, roadways, parking lots, and railroads.
1. Install piping sleeves by boring or jacking under existing paving, where possible.
3.4 PIPING APPLICATIONS
A. Refer to Part 2 of this Section for detailed specifications for pipe and fittings products listed below.
Use pipe, tube, fittings, and joining methods according to the following applications. Piping in pits
and aboveground may be joined with flanges instead of joints indicated.
B. Use pipe, tube, fittings, and joining methods according to the following applications.
C. Pressure Piping Underground: Use the following:
1. 21h- Inches (DN 80} and Smaller: ASTM D 2241, SDR 21, Class 200, polyvinyl chloride
(PVC) plastic pipe; ASTM D 2467, Schedule 40, PVC plastic, socket-type pipe fittings; and
solvent-cemented joints.
2. 3 -Inches (DN 100) and Larger: ASTM D 2241, SDR 26 rubber gasketed Class 160,
polyvinyl chloride (PVC) plastic pipe; ASTM A 536 push on ductile iron fittings.
D. Circuit Piping: Use the following:
1. All Sizes: ASTM D 2241, SDR 21 Class 200, polyvinyl chloride (PVC) plastic pipe;
ASTM D 2466, Schedule 40, PVC plastic, socket-type fittings; and solvent-cemented joints.
Silverstone-Meridian 02811/6 September /02
E. Sleeves: ASTM D 2241, Class 200, polyvinyl chlorid"e (PVC) plastic pipe; ASTM D 2466,
Schedule 40, PVC plastic, socket-type fittings; and solvent-cemented joints. Sleeve diameter shall
be two sizes larger than pipe installed in sleeve. Extend sleeves 6" beyond walk or pavement edge.
3.5 JOINT CONSTRUCTION
A. Threaded Joints: Thread pipes with tapered pipe threads according to ASME B1.20.1, apply tape or
joint compound, and apply wrench to valve ends into which pipes are being threaded.
B. Polyvinyl Chloride (PVC) Piping Solvent-Cemented Joints: Construct joints according to
ASTM D 2672 and ASTM D 2855.
1. Handling of Solvent Cements, Primers, and Cleaners: Comply with procedures in
ASTM F 402 for safe handling when joining plastic pipe and fittings with solvent cements.
C. Dissimilar Materials Piping Joints: Construct joints using adapters that are compatible with both
piping materials, outside diameters, and system working pressure. Refer to "Piping Systems -
Common Requirements" Article for joining dissimilar metal piping.
D. Provide concrete thrust blocks at all gasket fittings where a change of direction occurs.
3.6 PIPING SYSTEMS -COMMON REQUIREMENTS
A. General Locations and Arrangements: Drawings indicate general location and arrangement of piping
systems. Indicated locations and arrangements were used to size pipe and calculate friction loss, and
in other design considerations. Install piping as indicated, except where deviations to layout are
approved on coordination drawings.
B. Install components having pressure rating equal to or greater than system operating pressure.
C. Install piping free of sags and bends.
D. Locate groups of pipes parallel to each other, spaced to permit valve servicing.
E. Install fittings for changes in direction and branch connections.
F. Piping Connections: Except as otherwise indicated make piping connections as specified below.
1. Install unions, in piping 2 inches (DN 50) and smaller, adjacent to each valve and at final
connection to each piece of equipment having 2-inch (DN 50) or smaller threaded pipe
connection.
2. Install flanges, in piping 2-1/2 inches (DN 65) and larger, adjacent to flanged valves and at
final connection to each piece of equipment having flanged pipe connection.
3. Install dielectric fittings to connect piping of dissimilar metals.
3.7 PIPING INSTALLATION
A. Install underground polyvinyl chloride (PVC) plastic pipe according to ASTM D 2774.
B. Lay piping on solid subbase, uniformly sloped without humps or depressions.
1. Install polyvinyl chloride (PVC) plastic pipe in dry weather when temperature is above 40
deg F (4 deg C). Allow joints to cure at least 24 hours at temperature above 40 deg F (4
deg C) before testing, unless otherwise recommended by manufacturer.
C. Minimum Cover: Provide following minimum cover over top of buried piping:
1. Pressure Piping: 18 inches.
2. Circuit Piping: 12 inches.
3. Sleeves: 18 inches.
D. Tunneling: Install pipe under streets or other obstructions that cannot be disturbed, by tunneling,
boring, or jacking.
E. Install piping under sidewalks and paving in sleeves.
F. Back-filling
1. Provide clean, non-rocky material over piping. Back-fill trenches and compact to subgrade
elevation as specified in section 02223. Protect piping from displacement.
G. Pipe fittings
1. All mainline piping shall use ductile iron push on type fittings thrusted as required by
manufacturer.
3.8 VALVE APPLICATIONS
A. Drawings indicate valve types to be used.
Silverstone- Meridian 02811/7 September /02
3.9 VALVE INSTALLATION
A. Valves: Install underground valves in valve boxes as shown on Drawings.
B. Control Valves: Install in valve control valve boxes, arranged for easy adjustment and removal.
Install union on downstream side. Maximum (2) valves per valve box.
C. Place 6 inches minimum of gravel below control valves for drainage. Maintain 4 inches minimum
between bottom of valves and top of gravel. Place filter fabric barrier between ground and valves.
Valve box shall be reasonably free from dirt and debris. Install sprinkler heads a minimum of 12
inches from all walls.
3.10 SPRINKLER INSTALLATION
A. Sprinklers: Flush circuit piping with full head of water and install sprinklers after hydrostatic test is
completed.
1. Install lawn sprinklers at manufacturer's recommended heights.
2. Install shrubbery sprinklers at heights indicated.
3. Locate part-circle sprinklers to maintain a minimum distance of 12 inches from walls and 2
inches (50 mm) from other boundaries, unless otherwise indicated.
4. Sprinkler Head Risers: Rotor pop-up sprinkler and quick coupling valves shall have an
adjustable riser assembly (triple swing joint). Stationary spray pop-up heads or shrubs spray
heads shall have an adjustable riser assembly (triple swing joint) or low-density
polyethylene flex pipe as shown on Drawings details. Triple swing joint fittings shall be of
Schedule 80 PVC or Marlex plastic and nipples Schedule 80 PVC unless otherwise
designated on Drawings. Flex pipe risers shall be 12 inch long minimum and 18 inch
maximum linear low-density polyethylene pipe with spiral barb fittings and 90 degree ell as
shown on details on Drawing.
3.11 AUTOMATIC CONTROL SYSTEM INSTALLATION
A. Install controllers and controller pedestal according to manufacturer's written instructions and as
indicated.
B. Install control and communication wiring in same trench with piping. Where wiring leaves from
piping trenches, install wiring in conduits. A
C. Maxicom Systems.
1. All components related to the Maxicom system (included, but not limited; controller, master
valve, flow sensor, communication cable, surge arrester, pipe, pulse transmitter, etc.) shall
be installed be Manufacturer's recommendation and approved by an approved "Maxicom"
representative.
D. Install control wiring in accordance with Specifications. Provide 10 inches expansion coil at each
valve to which controls are connected, and at 100 ft intervals. Bury wire beside pipe. Where wire
leaves pipe, enclose in conduit. Use waterproof wire connectors. Use white or gray color for
common wires and other colors for all other wires. No control wires shall be placed in thrust blocks.
Locate wires on opposite side of thrust blocks.
1. Add two extra control wires from panel to valves for use if a wire fails or for future addition
and mark it in the control box as extra wires
3.12 CONNECTIONS
A. Connect piping to sprinklers, devices, valves, control valves, specialties, and accessories.
B. Connect water supplies to irrigation systems. Include back-flow preventers on potable water
supplies.
C. Electrical Connections: Connect to power source, controllers, and automatic control valves.
3.13 FIELD QUALITY CONTROL
A. Testing: Perform test of piping and valves before back-filling trenches. Piping may be tested in
sections to expedite work. Owners representative must be present for testing.
1. Test system at main line, lateral lines and valves.
2. Repair leaks and defects with new materials and retest system or portion thereof until
satisfactory results are obtained.
B. Field inspection and testing will be performed under provisions of Section 01400.
Silverstone- Meridian 02811/8 September /02
C. Installer's Field Service "
1. Prepare and start systems under provisions of Section 01600
2. Provide one complete spring start-up and a fall shutdown, including winterization to blow
out entire system with compressed air.
D. Adjust work under provisions of section 016500.
E. Change and/or adjust head types for full water coverage as directed.
F. Adjust nozzle spray pattern as required to avoid water spray on building walls, roads or sidewalks.
3.14 CLEANING AND ADJUSTING
A. Flush dirt and debris from piping before installing sprinklers and other devices.
B. Adjust automatic control valves to provide flow rate of rated operating pressure required for each
sprinkler circuit.
C. Carefully adjust lawn sprinklers so they will be flush with, or not more than 2 inch (13 mm) above,
finish grade after completion of landscape work. Adjust so that sprinklers do not spray on buildings
or walls.
D. Adjust settings of controllers and automatic control valves to insure proper watering of all
landscaping. .
3.15 COMMISSIONING
A. Starting Procedures: Follow manufacturer's written procedures. If no procedures are prescribed by
manufacturers, proceed as follows:
1. Verify that specialty valves and their accessories have been installed correctly and operate
correctly.
2. Verify that specified tests of piping are complete.
3. Check that sprinklers and devices are correct type.
4. Check that damaged sprinklers and devices have been replaced with new materials.
5. Check that potable water supplies have correct type back-flow preventers.
6. Energize circuits to electrical equipment and devices.
7. Adjust operating controls.
B. Operational Testing: Perform operational testing after hydrostatic testing is completed, backfill is in
place, and sprinklers are adjusted to final position.
3.16 DEMONSTRATION
A. Provide irrigation system demonstration under provisions of Section 01650. Record on VHS video
format.
B. Demonstrate to Owner: that system meets coverage requirements and that automatic control
functions properly.
C. Demonstrate to Owner maintenance personnel operation of equipment, sprinklers, specialties, and
accessories. Review operating and maintenance information including start up and winterization
procedures.
D. Provide 7 days' written notice in advance of demonstration.
END OF SECTION 02811
Silverstone-Meridian 02811/9 September /02
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