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Application Materials
Development Application Transmittal Link to Project Application: Skyward AZ, PP H-2019-0087 Transmittal Date: 9/26/2019 Hearing Date: 10/24/2019 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above “Link to Project Application” will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to cityclerk@meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk’s Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.4433|Email: cityclerk@meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. Hearing Date: October 24, 2019 File No.: H-2019-0087 Project Name: Skyward Subdivision Request: Annexation & zoning of 80.46 acres of land with an R-8 zoning district and preliminary plat consisting of 268 building lots and 17 common lots, by The Land Group, Inc. Location: The site is located east of S. Eagle Rd., approximately'/4 mile south of E. Lake Hazel Rd. in the S %2 of the NE 1/4 of Section 4, Township 2N., Range IE. C+(IER-- Type of Review Requested Hearing Applicant Information Applicantname: PETER HITT, DP DEVELOPMENT Applicant address: 3487 E. ADLER HOF LANE Owner name: Owner address: Agent name (e.g. architect, engineer, developer, representative): Firm name: THE LAND GROUP, INC. Address: 462 E. SHORE DRIVE, STE 100 Contact name: TAMARA THOMPSON Contact address: 462 E. SHORE DRIVE, STE 100 Subject Property Information Location/street address: Assessor's parcel number(s): S1404233610 Township, range, section: 2N1 E4 Project Description Planning Division HEARING APPLICATION File number: H-2019-0087 Assigned Planner: 5p nye, A11* n Related Files: Phone: Zip: 83642 Email: peterhitt@hotmail.com Zip TAMARA THOMPSON Phone: Email: Fax: Phone: Fax: zip: 83616 Email: tamara@thelandgroupinc.com Phone: Fax: Zip: 83616 Email: tamara@thelandgroupinc.com Project/ApplicationName: Skyward Subdivision - AZ, PP Description of work: Annex property currently RUT in Ada County; rezone to R-8, Preliminary Plat 33 E Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208)884-5533 • Facsimile: (208) 888-6854 • Website: www.uneridaincity.org 1 Application Information APPLICATION TYPES Is this application exempt from fees?, No Annexation and Zoning - AZ: CHECKED AZ - Staff Prepared Consensual: No Preliminary Plat - PP: CHECKED PROPERTY INFORMATION General Location: East side of Eagle Road at South of Lake Hazel at Adler Hof Lane Current Land Use Residential and Ag Total Acreage: 79.65 ZONING DISTRICTS) R -g. CHECKED FLUM DESIGNATIONS) Low Density Residential: CHECKED Acreage - Low Density Res: 7 Medium Density Residential: CHECKED Acreage - Medium Density Res: 72.65 PROJECT INFORMATION Site Plan Date (MM/DD/YYYY): 07/23/2019 Landscape Plan Date (MMIDD/YYYY): 07/23/2019 Elevations Date (MM/DD/YYYY): 07/23/2019 Percentage of Site Devoted to Landscaping: 17.63 Percentage of Site Devoted to Paving: 18.22 Who will own and Maintain the Pressurized Irrigation System in this Development: Irrig Dist Irrigation District: Boise Project Primary Irrigation Source: Boise Project Secondary Irrigation Source: Domestic Water Square Footage of Landscaped Areas to be Irrigated by City Water Connection: 354692 Number of Residential Units. 268 Minimum Square Footage of Living Area (Excluding Garage): 4000 Proposed Building Height: _ 35 Existing Floor Area (If Applicable): 5892 Gross Density: 3.36 TYPE OF USE PROPOSED Residential: _ CHECKED Single -Family Detached: CHECKED Single -Family Attached: CHECKED Townhouse: CHECKED 33 E Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208)884-5533 • Facsimile: (208) 888-6854 • Website: www.meridaincity.org N LZ / RZ ONLY R-8: CHECKED Acreage - R -S: 79.65 'LATS ONLY Number of Building Lots: 268 Number of Common Lots: 17 Total Number of Lots: 285 Minimum Lot Size: 4000 Average Lot Size: 8500 ?UALIFYING OPEN SPACE Open Grassy Area (min. 50' x 100'): CHECKED Collector Street Buffer(s): CHECKED Arterial Street Buffer(s): CHECKED Open Water Ponds: CHECKED Other Qualified Open Space: 191809 Acres of Qualified Open Space. 368,499 Percentage of Qualified Open Space: 10.62 )UALIFYING SITE AMENITIES Additional 5% Open Space. CHECKED Swimming Pool: CHECKED Children's Play Structure: CHECKED 33 E Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208)884-5533 • Facsimile: (208) 888-6854 • Website: www.meridaincity.org 3 THE LAND GROUP, INC. July 17, 2019 Bill Parsons City of Meridian, Development Services 33 E. Main Street Meridian, Idaho 83642 Re: Entitlement Applications for Skyward Subdivision Annexation, Rezone, Preliminary Plat Dear Bill, We are pleased to submit the enclosed applications associated with Skyward Subdivision (the "Project" or "Development"). The Land Group, Inc. is pleased to represent the applicant/developer, DP Development, Inc. for this request. The Project site is generally located on the east side of Eagle Road, approximately 0.25 -miles south of Lake Hazel Road. The proposed Project will consist of single-family residential lots, associated infrastructure and common open space lots on approximately 79.65 acres. Vicinity Map, properties highlighted in blue Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 - F 208.939.4445 • www.thelandgroupinc.com July 23, 2019 Page 2 of 5 The properties included in the applications are: Parcel Owner Approximate Acres Current Zoning 1 S1404233610 Peter and Dana Eisenman 39.35 RUT 2 51404244200 Peter and Dana Eisenman 40.30 RUT The properties are zoned RUT in Ada County. The properties are within the City of Meridian Area of Impact. A path of annexation exists via The Keep Subdivision across Eagle Road to the west. The majority of the property (72.65+/- acres) has a Comprehensive Plan Future Land Use Map (FLUM) Designation of Medium Density Residential (MDR) which is defined as "Single-family detached and attached residential." Densities range from 3 to 8 dwelling units per acre. A small percentage of the property (7+/- acres), in the southwest corner, adjacent to Eagle Road, has a FLUM designation of Low Density Residential LDR. LDR is defined as "single-family detached residential" with up to 3 dwellings per acre. 7r. LAKE HAZEL RDS - Law Qens t Reslclential w in plied-HIgF ReilldanrdM llilh Ar�ne� Resldet�tial �`,� ; � E P�NNK F0 Khe School Arca F tutu i F • W4+iii.Y E1X6LER Or Aiea gNTE LN City of Meridian Future Land Use Map The FLUM references a Future School Area. The West Ada School District has confirmed, in writing, that they are not interested in a school site at this location. The FLUM also references a Park site. The new City park, Discovery Park, is holding its grand opening on July 27th, 2019. No additional public parks are planned for this site. Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 - www.thelandgroupinc.com July 23, 2019 Page 3 of 5 As discussed during our pre -application conference with city staff, the required applications include an Annexation & Rezone application, and a Preliminary Plat application. Annexation Application: The applicant proposes annexation of approximately 79.65 -acres which are presently zoned RUT in Ada County. The property is within the City of Meridian's Area of Impact and is contiguous to Meridian City Limits. The annexation will fulfill the City's desire for orderly development. Rezone Application: The applicant proposes to rezone the two RUT parcels totaling 79.65 acres to R-8. As noted earlier, the City of Meridian Future Land Use Map indicates a designation mix of Medium Density Residential and Low Density Residential. We request a step up or density bonus in the LDR designated property due to its adjacency to Eagle Road to the west and E. Vantage Pointe Lane to the south, for the properties be zoned R-8 with a development agreement. The density of the LDR designated portion is planned at 3.8 units per acre. The development is blending the density across the entire property, allocating the larger parcels to the east and southeast, adjacent to the existing neighboring subdivision. This zoning district will fulfill the City's goal of strategic development in harmony with their objective for land use density, transportation, and community facilities as presented in the Comprehensive Plan. The proposed rezone to R-8 with an overall density of 3.36 units per acre is in compliance with the Comprehensive Plan and is compatible with the surrounding properties. The existing land uses and zones surrounding the property are: Direction Zoning FLUM Description North RUT Medium High Density Res Residential East RUT Public Boise Ranch Golf Course South RUT Low Density Residential Vantage Point Subdivision Preliminary Plat: In total, the Skyward Subdivision includes 79.65 -acres with 285 total lots, including 268 single-family residential lots, 12 common open space lots, and 5 common driveway lots. The 12 common lots provide approximately 14.03 acres and includes amenities such as large open spaces, pathways and trails, a pool and changing room. The lots provide a variety of housing opportunities with lot sizes range from 4000 SF to over 28,600 SF (excluding the lot size of 93,884SF for the existing home). Skyward Subdivision is planned to comply with the Meridian Pathways Master Plan with a greenbelt pathway connection along the east property line and along the Farr Lateral in the southwest portion of the site. The Project will develop in multiple phases as delineated on the preliminary plat. The existing structures on the property will be removed with the exception of the home located at the end of Adler Hof Lane. I Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com July 23, 2019 Page 4 of 5 This home will become a lot in the subdivision. Due to the phasing, we respectfully request a waiver to connect the existing home to public services in the phase it's developed (planned as phase 2). The dimensional standards of the R-8 zone designate a rear setback of 12'. The lots in the Skyward Subdivision that back to the existing homes in the Vantage Point Subdivision are proposed with a minimum 42' rear setback. The increased rear setback will effectively act as a 30' transitional buffer between the existing subdivision and the new lots. We discussed this and other options with the adjacent Vantage Pointe neighbors during a series of conversations and determined this is the most preferred option as it moves any homes or structures away from the existing homes and provides an additional 30 -foot buffer separation to give a greater sense of separation and open space for the adjacent neighbors. A homeowners' association will be established to maintain the common areas and amenities. The parcels in the northeast corner will be developed when a road connection to the north is available. The hillside will be left in its natural state (to the greatest extent possible), continuing to provide habitat for birds and animals. All lots within the subdivision will be provided domestic water and sanitary sewer service by the City via extensions available in Eagle Road. A pressurized irrigation system will serve all lots throughout the Project and will be owned and operated by the homeowner's association. Streets throughout the Development will be dedicated to the public and shall be constructed to Ada County Highway District (ACHD) standards with curb, gutter and sidewalks. One access point to Eagle Road is planned to align with The Keep Subdivision. Three future stub roads are planned to the north; and one potential connection the south, should the balance of that property develop with public roads. A traffic impact study was required, and a copy has been submitted to ACHD. A Flood Plain Development permit is anticipated for the properties in the northeast portion of the site. Storm water will be retained on site. The proposed Development is in conformance with the Comprehensive Development Plan. Public services are available to accommodate the proposed Development. The proposed Development will not negatively impactthe continuity of the capital improvement program. The public is not expected to financially support services for the proposed Development. The proposed Development will not cause adverse health, safety or environmental problems. Property tax on the finished lots will provide the City greater tax revenue than the existing agricultural use. The proposed development will be harmonious with and in accordance with the general objectives and with the Eagle City Code Title 8. 1" Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com July 23, 2019 Page 5 of 5 Conclusion: Annexation and zoning of this Property provides for the orderly development of the City, in accord with the Meridian Development Code. Zoning of the Property as R-8 continues the zoning framework planned for in the Comprehensive Plan and Future Land Use Map and the increased rear setback provide a transition to the existing subdivision to the southeast in Ada County. We appreciate the opportunity to formally present these applications to the City Planning and Zoning Commission and City Council. As you complete your review, please don't hesitate to let me know if we can provide any additional information to clarify the project's vision. I can be reached via email to tamara@thelandgroupinc.com or at 208-939-4041. Sincerely, Tamara Thompson Director of Client Services The Land Group, Inc. Enclosures - Annexation, Rezone, Preliminary Plat, Applications and with specified supporting attachments Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com Skyward Subdivision Annexation and Zoning Legal Description The South Half of the Northwest Quarter of Section 4, Township 2 North, Range 1 East, Boise Meridian, Ada County, Idaho. August 26, 2019 Project No.: 119002 ANNEXATION / REZONE SKYWARD SUBDIVISION A parcel of land being the south one half of the northwest one quarter of Section 4, Township 2 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows: COMMENCING at the Northwest Section corner of said Section 4; Thence on the west section line of said Section 4, South 0012'52" West, 1352.04 feet, to the North One Sixteenth West corner of said Section 4 AND the POINT OF BEGINNING: Thence leaving said west section line, South 89°52'36" East, 1321.04 feet, on the north line of the south one half of the northwest one quarter of said Section 4, to the southeast corner of Gov't Lot 4 of said Section 4; Thence continuing on said north line of the south one half of the northwest one quarter of Section 4, North 89°56'26" East, 1321.10 feet, to the southeast corner of Government Lot 3 of said Section 4; Thence on the east line of said south one half of the northwest one quarter of Section 4, South 00°37'05" West, 1333.72 feet, to the southeast corner (center one quarter corner) of said south one half of the northwest one quarter of Section 4; Thence on the south line of said south one half of the northwest one quarter of Section 4, North 89°48'26" West, 2632.72 feet, to the west one quarter corner of said Section 4; Thence on west section line of said Section 4, North 00°12'52" East, 1326.27 feet, to the POINT OF BEGINNING. The above described parcel contains 80.462 acres more or less. PREPARED BY: The Land Group, Inc. Michael Femenia, PLS 08/26/2019 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com LEGAL DESCRIPTION HE Exhibit "A" LAND GROUP August 26, 2019 Project No.: 119002 ANNEXATION / REZONE SKYWARD SUBDIVISION A parcel of land being the south one half of the northwest one quarter of Section 4, Township 2 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows: COMMENCING at the Northwest Section corner of said Section 4; Thence on the west section line of said Section 4, South 0012'52" West, 1352.04 feet, to the North One Sixteenth West corner of said Section 4 AND the POINT OF BEGINNING: Thence leaving said west section line, South 89°52'36" East, 1321.04 feet, on the north line of the south one half of the northwest one quarter of said Section 4, to the southeast corner of Gov't Lot 4 of said Section 4; Thence continuing on said north line of the south one half of the northwest one quarter of Section 4, North 89°56'26" East, 1321.10 feet, to the southeast corner of Government Lot 3 of said Section 4; Thence on the east line of said south one half of the northwest one quarter of Section 4, South 00°37'05" West, 1333.72 feet, to the southeast corner (center one quarter corner) of said south one half of the northwest one quarter of Section 4; Thence on the south line of said south one half of the northwest one quarter of Section 4, North 89°48'26" West, 2632.72 feet, to the west one quarter corner of said Section 4; Thence on west section line of said Section 4, North 00°12'52" East, 1326.27 feet, to the POINT OF BEGINNING. The above described parcel contains 80.462 acres more or less. PREPARED BY: The Land Group, Inc. Michael Femenia, PLS 08/26/2019 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com cz�`" NW COR. SEG.4 N I CP&F#2019-060335 cV r SW COR. GOVT LOT 4 08/26/2019 Annexation / Rezone for Skyward Subdivision Being the South 1/2 of the NW 1/4 of Section 4 Township 2 North, Range 1 East, Boise Meridian Ada County, Idaho 2019 GOVT LOT 4 GOVT LOT 3 S89°52'36"E 1321.04' POB N 1/16 W COR, SECA IN _• N Z {� r aQaxx W Wm N � o CV y w r IO m it 50' PRESCRIPTIVE ROAD RIGHT OF WAY 1316.36' W1/4 COR. SEG.4 CP&F#111066377 Annexation / Rezone Horizontal Scale; V=400' osa W.02 ACRES S 1/2 OF THE NW 1/4 1 N89°48'26"W 2632.72' SE COR. GOVT LOT 3 —\ N89°56'26"E 1321.10'J CN 1/16 COR. SEG.4 iN t in 0 O N i C 1/4 COR. SEG.4 1316.36' 0 400' 800' Project No.:1IM02 August 26, 2019 L TH E �f�_ =� LAND GROUP August 26, 2019 Project No.: 119002 FINAL PLAT SKYWARD SUBDIVISION LEGAL DESCRIPTION Exhibit "A" A parcel of land being a portion of the south one half of the northwest one quarter of Section 4, Township 2 North, Range 1 East, Boise Meridian, Ada County, Idaho, being more particularly described as follows: COMMENCING at the Northwest Section corner of said Section 4; Thence on the west section line of said Section 4, South 00°12'52" West, 1352.04 feet, to the North One Sixteenth West corner of said Section 4; Thence leaving said west section line, South 89°52'36" East, 37.00 feet to a point on the north line of the south one half of the northwest one quarter of said Section 4 AND the POINT OF BEGINNING: Thence continuing on said north line of the south one half of the northwest one quarter of Section 4, South 89°52'36" East, 1284.04 feet, to the southeast corner of Gov't Lot 4 of said Section 4; Thence continuing on said north line of the south one half of the northwest one quarter of Section 4, North 89°56'26" East, 1321.10 feet, to the southeast corner of Government Lot 3 of said Section 4; Thence on the east line of said south one half of the northwest one quarter of Section 4, South 00°37'05" West, 1333.72 feet, to the southeast corner (center one quarter corner) of said south one half of the northwest one quarter of Section 4; Thence on the south line of said south one half of the northwest one quarter of Section 4, North 89°48'26" West, 2595.72 feet; Thence North 00°12'52" East, 1326.31 feet, to the POINT OF BEGINNING. The above described parcel contains 79.335 acres more or less. PREPARED BY: The Land Group, Inc. Michael Femenia, PLS 08/26/2019 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com �NW GOR. SECA N I CP&F#2019-060335 rl cV I N SW GUH. UUV'I LU1 4 N S89°52'36"E 37.00' Plat Description for Skyward Subdivision Being the South 1/2 of the NW 1/4 of Section 4 Township 2 North, Range 1 East, Boise Meridian Ada County, Idaho 2019 08/26/2019 SE COR. GOVT LOT 3 GOVT LOT 4 GOVT LOT 3 N89°56'26"E 1321.10' NW 1/16 COR. SECA CN 1/16 COR. SECA S5E 1284.04' POB 89°2'36" N 1/16 W GOR. SEC.4 (t IN z ,— 6 M a W % V� 11J O CV fn H Iz 37' FUTURE ROW W1/4 COR. SECA �) CP&F#111066377 1279.36' N89°48'26"W 37.00' Plat Description Horizontal Scale: V=400' I I N 79.335 ACRES I O I 10 I I G 1/4COR. SECA 1316.36' N89°48'26"W 2595.72' 0 400' 800' Project No.: 119002 Date of Issuance: August 26, 2019 1 ADA COUNTY RECORDER Christopher D. Rich 2014-092879 u PioneerfltidO. BOISE IDAHO Pgs=1 CHE FOWLER 11/14/2014 02:38 PM cora�c Bf romp U PIONEER TITLE COMPANY OF ADA COUNTY $10.00 1872 South Eagle Road Meridian, ID 83642 ELECTRONICALLY RECORDED -DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT File No. 561388 AP/SK WARRANTY DEED For Value Received Stephanie L. Hoseley, an unmarried woman hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto Peter L Eisemnan and Dana A Eisenman, husband and wife hereinafter referred to as Grantee, whose current address is 3487 East Adler Hof Lane Meridian, Ill 83642 The following described premises, to -wit: Parcel I: The East Half of the South Half of the Northwest Quarter of Section 4, Township 2 North, Range I East, Boise Meridian, Ada County, Idaho. To HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee(s), and Grantees(s) heirs and assigns forever. And the said Grantor(s) does (do) hereby covenant to and with the said Grantee(s), the Grantor(s) is/are the owner(s) in fee simple of said premises; that said premises are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee(s); and subject to U.S. Patent reservations, restrictions, dedications, easements, rights of way and agreements, (if any) of record, and current years taxes, levies, and assessments, includes irrigation and utility assessments, (if any) which are not yet due and payable, and that Grantor(s) will warrant and defend the same from all lawful claims whatsoever. Dated: November 13, 2014 P� Stephanie L Hoseley State of ,County of On this 13th day of November in the year of 2014, before me, the undersigned, a Notary Public in and for said State, personally appeared Stephanie L. Hoseley known or identified to me to be the person/persons— whose nameA is/app subscribed to the within instrument, and acknowledged to me that he/she/they executed same Residing at: Commission Expires: JOHN A. TAMISIEA Commission # 2079462 z a --� Notary Public - California z z ' Contra Costa County D My Comm. Expires Sep 21, 2018 ADA COUNTY RECORDER Christopher D. Rich 2014-092880 u Pioneerfifld®_ BOISE IDAHO Pgs=1 CHE FOWLER 11/14/2014 02:38 PM GOING t BEYONDn PIONEER TITLE COMPANY OF ADA COUNTY $10.00 1872 South Eagle Road Meridian, ID 83642 ELECTRONICALLY RECORDED -DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT File No. 561388 AP/SK k"MIMLIA911MUN "A For Value Received Adler Enterprises, LLC, an Idaho limited liability company hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto Peter L Eisenman and Dana A Eisenman, husband and wife hereinafter referred to as Grantee, whose current address is 3487 East Adler I•Tof Lane Meridian, ID 83642 The following described premises, to -wit: Parcel II: The South Half of the Northwest Quarter of Section 4, Township 2 North, Range 1 East, Boise Meridian, Ada County, Idaho. EXCEPTING THEREFROM the following described property: The East Half of the South Half of the Northwest Quarter of Section 4, Township 2 North, Range I East, Boise Meridian, Ada County, Idaho. To HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee(s), and Grantees(s) heirs and assigns forever. And the said Grantor(s) does (do) hereby covenant to and with the said Grantee(s), the Grantor(s) is/are the owner(s) in fee simple of said premises; that said premises are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee(s); and subject to U.S. Patent reservations, restrictions, dedications, easements, rights of way and agreements, (if any) of record, and current years taxes, levies, and assessments, includes irrigation and utility assessments, (if any) which are not yet due and payable, and that Grantor(s) will warrant and defend the same from all lawfill claims whatsoever. Dated: November 13, 2014 Adler Enterprises, LLC, an Idahio limited liability company By X �1�� �i�/iC'/���•f/ STEPHANIE L. HOSELEY, M ngmn 3yCE RAL C. I E , Managing State of . k , County of I On this 13th day of November in the year of 2014, before me, the undersigned, a Notary Public in and for said State, personally appeared Stephanie L. Floseley and Ralph C. Hoseley, III , known or identified to me to be the Managing Members of the Limited Liability Company that executed the foregoing instrument, and acknowledged to me that such Limited Liability Company executed the same. j _. A JOHN A. TAMISIEA Notary Pub / Commission # 2079462 p Residingat: /1 /� /�� y ¢ "«� '" Notary Public California x z ' � • Contra Costa County Commission Expires: r��i flJ M Comm, Expires Se 21, 2018 OneDrive for Business R Open \/ [5 Print � Download STATE OF IDAHO COUNTY Or, ADA AFFIDAM OF LEGAL ]INTEREST Ad (address) 41-7 (cily.). (Swo being first duly sworn. upon, 0affi, depose and say; That I am the record o8%%er of the property described on the attached, and I grant rnv periiii.mon to: Page I of I 10f1 0 I Lf N2 �_ W.A,0 JL' r0f-1 VC j �:f I cx%j e4`1c, ?P (name) (addrcm) to,wbmit the accompanying applicatioit(s) pertaining to that pmperh% 2. 1 agree to indemnify, defend and hold the Cit!, of Merid= and IN employees harmless front any claim or liabillh, resulting from any dispute as to the mtoments contained he or as to the ownership of the property which is the suklect of the application. 3, 1 horclivy grant permission to City of Moridim staff to enter the subj"t property for the purpose of site impections related to processing said application(s). V�- Dated thiq dav of 2{l (SiFnature) SUBSCRIBED AND SWORN to before me the day and 3c Pira above w-tincri Z;8J-E -F F -RI ES ( OOMMISSION #20100704 Nota�, Mb)ic for Idaho) IN NOTARY PUBLIC STATE OF IDAHO RcNidinizav BQ1. e. beyCortunission Expire& 4 119 120115-- CoInnniaity TkMilm"mul a Pim�- DMkon - 33 E Brauhxwy Avcrim, Ste. 102 Mcddifta- Idaho8VA2 Phong W9-8$0 5533 1,*ikx- https://thelandgroup-my-sharepoint.com/personal/tamara—thelandgroupine com/—Iayouts/15... 9/3/2019 cm 0 E o c u ._ v L O 0-0 4-- _ Q1 N L •UI v y Q 1 U O w -0 O M i M E L O N O N Q r Q' Q 0 Q. co C U U N CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Profile Ridge Date: 2/14/19 Applicant(s)/Contact(s): Dave Yorgason Cameron Eisenman Peter Hitt Tamara Thompson Phil Hull City Staff: Sonya Bill Scott Caleb Amanda Joe Jason Ryan Tom Location: 7020 S Eagle Rd & 3487E Adler Hof Ln. Size of Property: 79.65 Comprehensive Plan FLUM Designation: Primarily MDR with some LDR & a City park designation at the SWC Existing Use: SFR rural (1 existing home & outbuildings) Existing Zoning: RUT Proposed Use: SFR (222 bldg lots 2.79 units/acre) Proposed Zoning: R-8 Surrounding Uses: Rural residential/aq golf course Street Buffer(s) and/or Land Use Buffer(s): 25' buffer along Eagle Rd landscaped per the standards in UDC 11 -3B -7C Open Space/Amenities/Pathways: a 10' wide multi -use pathway is required along the north side of the Farr Lateral & along the east boundary of the site per the PMP w/landscaping per UDC 11-36-12C: provide qualified open space & site amenities in accord with the standards listed in UDC 11-3G-3 Access/Stub Streets: Access via Eagle Rd — align with The Keepaccess; provide stub street to north & south at west end of site for future extension & connectivity' comply with Fire Dept requirements for emergency access Waterways/ Floodplain/Topography/Hazards: The Farr Lateral crosses the SWC of this site; topography, within southern rim area History: None Additional Meeting Notes: This property is not eligible for annexation until The Keep annexes • Annexation w/R-8 zoning consistent with MDR FLUM designation; comply w/dimensional standards of R-8 in UDC Table 11-2A-6 ■ Submit conceptual elevations for future homes within the development ■ Density should be 3-8 units/acre for majority of property consistent w/MDR designation; lots at SWC west of Farr Lateral & along southern boundary should be larger lots to transition to LDR designated area and existing large lots • Preliminary plat to subdivide property' submit phasing plan; comply w/subdivision design & improvement standards including block length cul-de-sac & common driveways (UDC 11-6C-3) ■ Provide transition in lot sizes along southern boundary to existing larger lot in Vantage Pointe Sub & future LDR development ■ Consider providing higher density at northeast corner of site consistent with anticipated future MHDR development to the north ■ Staff recommends the timing for this development occur after the property to the north develops ■ Reconfigure lot layout at SWC of site *Please schedule a follow-up pre -application before application submittal Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department X Parks Department, Kim ❑ Central District Health Department ❑ Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Mod if ication/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat X Annexation ❑ Final Plat ❑ Time Extension — Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment — Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment — Text X Preliminary Plat ❑ Variance ❑ Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except fora vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. .,., c O a a g z v rn C � � O d� V (5 N Z o a w Q 4 � C Q d1 O LD tiD hZ W 4 Lu� W CZ to O a) Q v a +� O 0 a ts0 im 2 tj LU Oai Z a FJp,IJ;iyi m c 0 a g LD ori LLJLU �o u 0 Z _ U5 �Qy a W C to luo Q Q� z w o LU °o E 0.2 O = ni o co LTJ o N z a i E J U � u �c U c co t '5, m � �a c � Cli12 � E ro o ro o q, LU 4-+ N I v ' v � 4 l M `0 co -0 L Ji N 9 � ro r f E z N - [2 J z) 6 uj N t0 Tamara Thompson From: Sub Name Mail <subnamemail@adacounty.id.gov> Sent: Monday, May 20, 2019 4:55 PM To: Tamara Thompson Cc: Jim Washburn Subject: Skyward Subdivision Name Reservation May 20, 2019 Jim Washburn, The Land Group Tamara Thompson, The Land Group RE: Subdivision Name Reservation: SKYWARD SUBDIVISION At your request, I will reserve the name Skyward Subdivision for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by someone else. Sincerely, Jerry L. Hastings, PLS 5359 County Surveyor Deputy Clerk Recorder Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208) 287-7909 fax E-mail: jhostings@adocounty.id.gov From: Tamara Thompson [mailto:tamara@thelandgroupinc.com] Sent: Monday, May 20, 2019 3:29 PM To: Sub Name Mail Subject: Request for Subdivision name Please reserve the Subdivision name: SKYWARD Subdivision The site consists of two parcels: • 7020 S. Eagle Road (S1404233610), 39.35 acres • 3487 E. Adler Hof Lane (51404244200), 40.3 acres The land will be developed by: DP Development Company 3487 E. Adler Hof Lane Meridian, Idaho 83642 Thank you, Tamara director of client services tamara thompson THE LAND GROUP I thelandgroupinc.com 1208.939.4041 **I will be out of the office with limited email access Friday, May 24, returning Monday, lune 3.** **I apologize for the inconvenience. ** COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. Applicant/agen signature July 23, 2019 Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 -v"vw.meridiancity.org/planning (03/23/20/8) 7/16/2019 https:Hcitizenportal.meridiancity.org/citizenaccess/default.aspx Logged in as:Tamara Thompson Collections (0) Y7 Cart (1) Reports (1) v Account Management Logout Please Note: We are excited to announce that all Buildina hermit tvaes are available for online submittal. We have made some chanaes to the Permit Tvaes. Please aav close attention to the new hermit tvaes available and select accordinaly. If you have anv auestions. Blease feel free to contact Buildina Services at 208-887-2211. Thank you for your patience and understanding during the transition time. Home Addre -s/P arcel Verification Building Services City Clerk Easement Planning Surety Water Apply for Request Search Applications Record LDAV-2019-0370: Add to cart AddrVerify/Address Verification/NA/NA Add to collection Record Status: Issued Record Info v Payments v Custom Component Work Location Record Details Applicant: Tamara Thompson The Land Group, Inc. 462 E. Shore Drive, Ste 100 Eagle, ID, 83616 %A/ -,L, Dk--7nRQ'ZQAOA1 https://citizen portal. merid is ncity.org/citizenaccess/default. aspx Project Description: Skyward Subdivision Residential Subdivision Parcel verification for annexation, zoning, pre plat applications. 1/2 7/16/2019 https://citizenportal.meridiancity.org/citizenaccess/default.aspx YV VIf\ 1 IIVII\..LV V✓J ✓T VTl tamara@thelandgroupinc.com More Details ©Copyright 2015, Meridian, Idaho. All Rights Reserved. Privacy Statement 33 E. Broadway Ave., Meridian, Idaho 83642 1 Phone: 208.888.4433 https://citizenportal.meridiancity.org/citizenaccess/default.aspx 2/2 Bill Parsons From: Mindy Wallace <Mwallace@achdidaho.org> Sent: Friday, August 16, 2019 2:31 PM To: Dave Yorgason Cc: Chhang Ream; Bill Parsons Subject: RE: Profile Ridge aka Skyward Follow Up Flag: Follow up Flag Status: Flagged Dave, ACHD accepts the traffic impact study for Profile Ridge. Please let me know if you have any questions. Mindy Mindy Wallace, AICP Planning Review Supervisor Ada County Highway District 208-387-6178 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. -----Original Message ----- From: Dave Yorgason <dyorgason6@gmail.com> Sent: Friday, August 16, 2019 11:32 AM To: Mindy Wallace <Mwallace@achdidaho.org> Cc: Chhang Ream <chhream@gmail.com> Subject: Profile Ridge aka Skyward [THIS EMAIL ORIGINATED EXTERNALLY. PLEASE USE CAUTION WHEN OPENING ATTACHMENTS OR LINKS INSIDE THIS EMAIL.] Hi Mindy, Did you send the ACHD response accepting the TIS for Profile Ridge aka Skyward subdivision? This is holding up the city from processing our application. Thanks Dave 1 1 Skyward Subdivision Preliminary Plat SAI E RIrM Ua 4W., WJ 61612 ri %-THE BLAND GROUP V --- ................... ...... ...... . . . . . . ............................................ ............... . . . . . .. .. . . . . . . . . . . . . . . . . . . . . 111 ,� sr � � � i � � ;�•' I l o '�a � i inD I D 01 X iN V i0 k Street N lo N A - — -- — -- — -- — -- 05---— -- I FIs o iO �j L —AL MATCH LINE SHEET PF -1.2 -417 i , , - 11,wad Subdivision THE Preliminary Plat LAND ldft M42 GROUP MATCH LINE SHEET PP -1.1 to jj� jj� ai a i ,6 ai jj� V jjIi % \ 10 15� V V V Its % N 11 IF I Street L L \ % tip gp N X IN V Subdivision THE LAND A Preliminary Plat GROUP Elm s� MATCH LINE SHEET PMA €= i Skyward Subdivision F�� THE ( W �Preliminary Plat � � LAND EWGROUP 3491 E AR4i Hcl Late � A A"ardart 6iab 6?C-0Z �� co G 1 I ik 1 i MATCH LINE SEESHEETPP.1.3 � i� a; bye �;;�•� Subdivision ,r",i TH E §€s Preliminary Plat LAND j a v 3<97 E7Jk+lk4 Lare =GROUP & A NRiOxR H� 63E52 �e; i Skyward Subdivision N I Preliminary Plat yo THE LAND EW—GROUP nvs Fu<.T �.:vm.wP.inl - I I I 1 i 1 1 I I 1 g3 xn2� 1 Cg€yy` I I 1 I 1 1 1 1 KIN U S 1 � 1 i r �1 1 (I 1 } I ts% I i i 11 ¢� I � 1 i = 1 € i � 1 ff 1 i vve nu. I 1 s 1 nim r 1 1 1 1 3 1 in— €wz 1 — vm..,amn,�M re � 1 I I a i Skyward Subdivision i .THE (LAND N Preliminary Plat r 0 = GROUP y � h'sdan MJO B3W2 N scan z:evi 1 1 1 I I 1 1 I 1 L i I 1 I 1 j � 1 I� 1� I i e� S s S 1 I II I 1 1 1 1 I 1 I N ,i 1' L n _ 1 Skyward Subdivision moi'.=- TN E ,� sl Preliminary Plat LAND N H9 NW, M�GROUP I p � A'nrnfan, I6:nA B3Ca2 -� 11 CC � U m �mnuara u.nc cm F 9 t 1 1 1 1 C sa v.vef :v zm uitrnnc �l tN nau��,anncG _ 4 rtl F I i - F g3 t � nw 9 I I E�R••:ers emo .a scs.wz ` uv rrxn t.vrn,«Mw Eannzz.n. u.rrc e'm act.nc i r S 1 1 1 1 I arca . 1 I §gag �x +va I I II I $ 1I - I G 5 1 � 1 [ g- 6 1 � I 1 i I I I I 1 nc81 = I 1 I 1 S 11 �-a. ourzlu� _ 1 1 i 1 i s zvn 1 1 11 1 I I 1 1 1 1 1 i 1 I 1 S 5Q* f I Skyward Subdivision THE N Preliminary Plat LAND C4 �P 6 d p d i Vt�,W- b 8�62 -� GROUP e' g i Skyward Subdivision �` ��'�T HE Preliminary Plat BLAND GROUPg 3:97 E. �Yr tt{Care d ; fi h'ata<M1 E1aln 63642 �� o � m MIM, ti w zraQ � incuw N,Mq i i ,. n.-mir81j, 's � i i '1 g ;HAWK. n - Saar i i �r.wn i t i as I I is ,—t' VIII( 9 L _— i , � B E�ex r _ I �I 1, e' g i Skyward Subdivision �` ��'�T HE Preliminary Plat BLAND GROUPg 3:97 E. �Yr tt{Care d ; fi h'ata<M1 E1aln 63642 �� II Skyward Subdivision V, P-N-5*4 R4' T H E Preliminary Plat LAND 2MI E. fd�, W U. lb� M42 GROUP , 1 I Wal""T 11 new 1 —W-0 If 33 NIf V6sQ Skyward Subdivision V, P-N-5*4 R4' T H E Preliminary Plat LAND 2MI E. fd�, W U. lb� M42 GROUP L.; e t Skyward Subdivision.: r THE Preliminary Plat : LAND 81 4iGROUP ]ho 612 �� 'I n« rvcry — I 1 1 1 I 1 11 E 1 1 1 1 1 1 1 1 n � 1:7vss un..c 1 c _ > 5 1 I 11 R 1 sass I i y I 1 1 lI P0.3IX'�i�� — I I - s i 1 g$ I I I 1 I 1 _ ua of I to - 1 I I I I v \ 1 § 1 1\ tZiinese �2z4re \ ]nD 1 1 � ncry 1 1 , L.; e t Skyward Subdivision.: r THE Preliminary Plat : LAND 81 4iGROUP ]ho 612 �� [ Skyward Subdivision Preliminary Plat 3491 E( Wtare W,e , bJ,l 53W ��On/,�gA VIV 4TH LAND a640-46ROUP o Q ! ! I ROU11— I I 1 I 1 +rav 0 1 1 1 e 9 � n'Z1 [uznax Ecv eve uN Mz� 1 1 1 '1 Ij R 1 € 1� zzv rmu o 5 R 811 ell - -5 fi I I 1 1 s III+ I �iiiusa $ $ I i I I � n• a ! ! t R ! I '¢ H Y ! I _I. ! cn muz,enrvc g I y ! 1 ✓ t —._— 1 1 1 i i 1 I u zus xin es E0.t. z�.zs itinc�_.__--__._.._._ .ur ! 11 1 I 1 I ffi [ Skyward Subdivision Preliminary Plat 3491 E( Wtare W,e , bJ,l 53W ��On/,�gA VIV 4TH LAND a640-46ROUP II u w 9 i o i Skyward Subdivision%&R� THE N Preliminary Plat O LAND o GROUP �;a � e��t�nlawsasaz II I u - e A 9 1 � ; i I I I q 1 I 1 I ncfl 1 1 i I p 5 s A � I 1 I' I I M \ \ I 1 ------------- g a \ 9 ga ON I \ 8 p3b I R 1 1 1 \ S \ _\ 1 I - I 1 I II i I 1 mu � �eztii�iaur efy 1 r. I I 1 1 S� 1 1 I s 9 = G q$o$ I .g Ig 1 I $ g ER I = I nne I I I �6eja 33 e 1 I � n�WY��� v - I w 9 i o i Skyward Subdivision%&R� THE N Preliminary Plat O LAND o GROUP �;a � e��t�nlawsasaz i Skyward Subdivision '� ��STHE Y/ �/l � N APs Preliminary Plat LAND z `°E.Rz = GROUP m mzs � I 1 I / mrtr ncm I 1 1 I 1 zl A 1 I 1 --_ __- enz,�aea 1 —. s e q >n,z sur. zartea rxrn ur LS�s REEL_ t4ci�v 7 vve r� g 1 I i t nm nvsr � tl f tj, 11 tt 1 11 ct tl tt � 8� + nr V I 1 1 1 1 1 I 1 1 1 1 1 1 1 1 1 I 1 1 1 j I - , - ---- 9 $ -Ail--_ 1 1 1 1 1 I 1 1 1 I 1 I 1 1 i Skyward Subdivision '� ��STHE Y/ �/l � N APs Preliminary Plat LAND z `°E.Rz = GROUP zoo 1 i 1 I i e � Oft - acq I 1 1 $ F I i 1 w — I j I n zxzn I �g I R I I I I 1 � L F 1 1 I I 1 I Eort�zz�stn�eant�[t E r EE R 1 1 I I A� g t g _ — � I i I 1 I I I 1 1 I I I I I -10 1 i i I Oft ,% � I Lw' 1' I 1 I 1 I �g I R I t I 2 U z, i i 6 Skyward Subdivision ri2'. THE N s Preliminary Plat: II LAN D ..► a n � o 0 3497EAdk,IM ere -`'z�!GROUP J e G M1cfi�d'�n, Idaho 63W 9 a I Skyward Subdivision ti'l rim T E -v e Preliminary Plat : LAND GROUP J 3491 E. Atlkt IYd fare '� p` A A'erzFaR Idiln 636P2 �� 1 1 I 7 nw ee I 1 1 I I I =� 1 i I ! a I Skyward Subdivision ti'l rim T E -v e Preliminary Plat : LAND GROUP J 3491 E. Atlkt IYd fare '� p` A A'erzFaR Idiln 636P2 �� Skyward Subdivision tA4 fg,'Z�' THE -4 s Preliminary Plat LAND IiVd.�, b!tl 63W =GROUP I r znzs 5 1 4g All? M, 0 ni Skyward Subdivision tA4 fg,'Z�' THE -4 s Preliminary Plat LAND IiVd.�, b!tl 63W =GROUP 9 AI 6� .d s y m 2 {G I i SKYWARD SUBDIVISION Preliminary Plat 3487 E. Ader Hof Lane I,10dil., Idaho 83642 CD= m % O ■ ;!! SKYWARD `| SKWARD SUBDVI|ON Preliminary Plat BkM gm� Skyward Subdivision Iit, Preliminary Plat 6 •f � R. 3 7 HM k§U)§/ | / ! 6;IR k •,�, = m`� qMR /||/(, 1101[QNO a §ROUP R, `| { \/ \ F�d`\)\ 7 � n! `|Skyward Subdivision TN[ / �|V Preliminary mm LAND CM ©`f, �M GROUP R. � ft -E-WdUI e- Ift I MATCH LINE SHEET LP -1.2 PAI g Eli M WN Skyward Subdivision @'-051*21SITHE k'WLAND Preliminary Plat 3457 L A1Vr M U� -0MFridv�if3b 63642 MWM�GROUP MATCH LINE SHEET LP -0.1 i Skyward Subdivision i Preliminary Plat o 5 3497 ElW�r FM txrc m 0 : fi h'ere£zR NJv 63642 E s � m � lk 1 �1 1 e d T I gig a al! g qgg �a a; a � �"'=THE „moi.., LAND GROUP , I i 11, R V-1 - , MATCH LINE SHEET LP -2.0 i Skyward Subdivision Preliminary Plat 3491 E An, M lure h� Viz 8 11 THE JIM - LAND GROUP MATCH LINE SEE SHEET LP -1.3 Skyward Subdivision Preliminary Plat E I ri V! A Voe"AMA' T H E LAND aw,01GROUP _____ ____________^_ FF RSF-SPF?FFRFSRFPJ??7XF77PPFF FFRFPFPPF?FFSFFRSF??FFFpn_e :::: FRFP=sPFeFFRF pFPPP.:F:cF`F""='-n -.�,- Fs€ �s� sss' esss� sss ssss �s gsss'5'sss sss'� sss�� ss �; sss ' ss s�ssss�e ss ssss �sssszzzaa WHOM, y 3 gF �e gi$ Skyward Subdivision r%THE s Preliminary Plat LAND 3 ' _� GROUP 3 3491 E. A ., W fare A�ari4zn. 4i>iq 93642 lie all Skyward Subdivision r%THE s Preliminary Plat LAND 3 ' _� GROUP 3 3491 E. A ., W fare A�ari4zn. 4i>iq 93642 MATERIALS �( TESTI NG & INSPECTION ❑ Environmental Services ❑ Geotechnical Engineeri Ms. Tamara Thompson The Land Group, Inc. 462 East Shore Drive, Suite 100 Eagle, ID 83616 208-939-4041 Dear Ms. Thompson: ❑ Construction Materials T 21 December 2015 Page # 1 of 20 b 151256g_limitedgeo.docx Special Inspections Re: Limited Geotechnical Engineering Report Profile Ridge Subdivision Alder Hof Lane Meridian, ID In compliance with your instructions, MTI has conducted a limited soils exploration for the above referenced development. Fieldwork for this investigation was conducted on 11 December 2015. The proposed development is south of the City of Meridian, Ada County, ID, and occupies a portion of the S%ZNWt/4 of Section 4, Township 2 North, Range 1 East, Boise Meridian. This project will consist of construction of 12 - lot residential subdivision with an asphalt paved access roadway, but only 7 of the lots were assessed at the time of our investigation. MTI only assessed 40 acres of the site that are to be developed. Retaining walls are not anticipated as part of the project. MTI has not been informed of the proposed grading plan. Authorization Authorization to perform this exploration and analysis was given in the form of a written authorization to proceed from Ms. Tamara Thompson of The Land Group, Inc. to Monica Saculles of Materials Testing and Inspection, Inc. (MTI), on 5 November 2015. Said authorization is subject to terms, conditions, and limitations described in the Professional Services Contract entered into between The Land Group, Inc. and MTI. Our scope of services for the proposed development has been provided in our proposal dated 29 October 2015 and repeated below. Scope of Investigation The scope of this investigation included review of geologic literature and existing available geotechnical studies of the area, visual site reconnaissance of the immediate site, subsurface exploration of the site, field and laboratory testing of materials collected, classification in accordance with USDA standards, and engineering analysis and evaluation of pavement materials. Our scope of work did not include foundation design or earthwork recommendations. The scope of work did not include design recommendations specific to individual residences. 2791 S Victory View Way - Boise, ID 83709 - (208) 376-4748 - Fax (208) 322-6515 Copyright ®2015 Materials www.mti-id.com - mtiftmti-id.com Testing & Inspection, Inc. C1MATERIALS �( �W TESTI NG & INSPECTION 21 December 2015 Page # 2 of 20 b 151256g_limitedgeo.docx ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Regional Geology The project site is located within the western Snake River Plain of southwestern Idaho and eastern Oregon. The plain is a northwest trending rift basin, about 45 miles wide and 200 miles long, that developed about 14 million years ago (Ma) and has since been occupied sporadically by large inland lakes. Geologic materials found within and along the plain's margins reflect volcanic and fluvial/lacustrine sedimentary processes that have led to an accumulation of approximately 1 to 2 km of interbedded volcanic and sedimentary deposits within the plain. Along the margins of the plain, streams that drained the highlands to the north and south provided coarse to fine-grained sediments eroded from granitic and volcanic rocks, respectively. About 2 million years ago the last of the lakes was drained and since that time fluvial erosion and deposition has dominated the evolution of the landscape. The project site is underlain by "Gravel of Amity Terrace" as mapped by Othberg and Stanford (1993). The Amity terrace is the fifth terrace above the modern Boise River and represents the first level of Quaternary incision by the Boise River. The terrace, which has been correlated with Deer Flat terrace deposits to the west, is modified extensively by erosion and faulting. Where little erosion has taken place the terrace is mantled with loess 1.6-7 feet thick. General Site Characteristics This proposed development consists of approximately 40 acres of relatively flat and level terrain with some gently sloping hills. Throughout the majority of the site, surficial soils consist of fine-grained silt -sand mixtures. Vegetation primarily consists of bunchgrass and other native grass varieties typical of arid to semi- arid environments. Regional drainage is north and west toward the Boise River. Stormwater drainage for the site is achieved by percolation through surficial soils. From the east, intermittent off-site stormwater may drain onto the project site. Stormwater drainage collection and retention systems are not in place on the project site and were not noted within the vicinity of the project site. Exploration and Sampling Procedures Field exploration conducted to determine engineering characteristics of subsurface materials included a reconnaissance of the project site and investigation by test pit. Test pit sites were located in the field by means of a Global Positioning System (GPS) device and are reportedly accurate to within ten feet. Upon completion of investigation, each test pit was backfilled with loose excavated materials. Re -excavation and compaction of these test pit areas are required prior to construction of overlying structures. In addition, samples were obtained from representative soil strata encountered. Samples obtained have been visually classified in the field by professional staff, identified according to test pit number and depth, placed in sealed containers, and transported to our laboratory for additional testing. Subsurface materials have been described in detail on logs provided in the Enclosures section. Results of field and laboratory tests are also presented in the Enclosures section. MTI recommends that these logs not be used to estimate fill material quantities. 2791 S Victory View Way - Boise, ID 83709 • (208) 376-4748 - Fax (208) 322-6515 www.mti-id.com • mtiOrriti-id.com copyright®2015 Materials Testing 8lnspection, Inc. CMATERIALS (� TESTI NG & INSPECTION ❑ Environmental Services ❑ Geotechnical Engineering Laboratory Testing Program Construction Materials Testing 21 December 2015 Page # 3 of 20 b 151256glimitedgeo.doex ❑ Special In Along with our field investigation, a supplemental laboratory testing program was conducted to determine additional pertinent engineering characteristics of subsurface materials necessary in an analysis of anticipated behavior of the proposed structures. Laboratory tests were conducted in accordance with current applicable American Society for Testing and Materials (ASTM) specifications, and results of these tests are to be found on the accompanying logs located in the Enclosures section. The laboratory testing program for this report included: Atterberg Limits Testing — ASTM D4318, Grain Size Analysis — ASTM C117/C136, and Hydrometer — ASTM D422. Soil and Sediment Profile The profile below represents a generalized interpretation for the project site. Note that on site soils strata, encountered between test pit locations, may vary from the individual soil profiles presented in the logs, which can be found in the Enclosures section. The materials encountered during exploration were quite typical for the geologic area mapped as Gravel of Amity Terrace. Surficial soils were predominately sandy silt and silt soils. Sandy silts and silts were dark brown to light brown, dry to slightly moist, medium stiff to hard, and contained fine to medium -grained sand. Organic materials were often noted to depths of roughly 1 Y2 feet. Underlying the silts and sandy silts were silty sand sediments. Silty sands were light brown to brown, dry, and dense to very dense, with fine to coarse- grained sand. Many of the firmer soil horizons contained some degree of calcium carbonate cementation (hardpan). At depth, poorly graded gravel with sand sediments were encountered. In test pit 4, silty gravel with sand sediments were encountered above the poorly graded gravels with sand. Gravel sediments were light brown to yellowish brown, dry, and medium dense to very dense, with fine to coarse-grained sand, fine to coarse gravel, and 8 -inch -minus cobbles. Competency of test pit walls varied little across the site. In general, fine grained soils remained stable while more granular sediments readily sloughed. However, moisture contents will also affect wall competency with saturated soils having a tendency to readily slough when under load and unsupported. Recommended Pavement Sections As required by Ada County Highway District (ACHD), MTI has used a traffic index of 6 to determine the necessary pavement cross-section for the site. MTI has made assumptions for traffic loading variables based on the character of the proposed construction. The Client should review these assumptions to make sure they reflect intended use and loading of pavements both now and in the future. MTI collected a sample of near - surface soils for Resistance Value (R -value) testing representative of soils to depths of 2 feet below existing ground surface. This sample, consisting of sandy silt collected from test pit 8, yielded an R -value of 23. The following are minimum thickness requirements for assured pavement function. Depending on site conditions, additional work, e.g. soil preparation, may be required to support construction equipment. Results of the test are graphically depicted in the Enclosures. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 Copyright ®2015 Materials www.mti-id.com • mti@mti-id.com Testing & Inspection, Inc. MATERIALS 10 TESTI NG & INSPECTION ❑ Environmental Services ❑ Geotechnical Flexible Pavement Section U Construction Materials Testin 21 December 2015 Page # 4 of 20 b 151256g_limitedgeo.docx ❑ Special Inspections The Gravel Equivalent Method, as defined in Section 500 of the State of Idaho Department of Transportation (ITD) Materials Manual, was used to develop the pavement sections. ACHD parameters for traffic index and substitution ratios, which were obtained from the ACHD Policy Manual, were also used in the design. Calculation sheet provided in the Enclosures indicate the soils constant, traffic loading, traffic projections, and material constants used to calculate the pavement sections. MTI recommends that materials used in the construction of asphaltic concrete pavements meet the requirements of the ISPWC Standard Specification for Highway Construction. Construction of the pavement section should be in accordance with these specifications and should adhere to guidelines recommended in the section on Common Pavement Section Construction Issues. Gravel Eauivalent Method Flexible Pavement Specifications Pavement Section Component' Roadway Section Asphaltic Concrete 2.5 Inches Crushed Aggregate Base 4.0 Inches Structural Subbase 10.0 Inches Compacted Subgrade Not Required for Native Soils 12.0 Inches to 95% of ASTM D698 for Existing Fill Materials 1It will be required for MTI personnel to verify subgrade competency at the time of construction. Asphaltic Concrete: Asphalt mix design shall meet the requirements of ISPWC, Section 810 Class III plant mix. Materials shall be placed in accordance with ISPWC Standard Specifications for Highway Construction. Aggregate Base: Material complying with ISPWC Standards for Crushed Aggregate Materials. Structural Subbase: Material complying with requirements for granular structural fill (uncrushed) as defined in ISPWC. Common Pavement Section Construction Issues The subgrade upon which above pavement sections are to be constructed must be properly stripped, compacted (if indicated), inspected, and proof -rolled. Proof rolling of subgrade soils should be accomplished using a heavy rubber -tired, fully loaded, tandem -axle dump truck or equivalent. Verification of subgrade competence by MTI personnel at the time of construction is required. Fill materials on the site must demonstrate the indicated compaction prior to placing material in support of the pavement section. MTI anticipated that pavement areas will be subjected to moderate traffic. MTI does not anticipate pumping material to become evident during compaction, but subgrade clays and silts near and above optimum moisture contents may tend to pump. Pumping or soft areas must be removed and replaced with structural fill. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mtiOmti-id.com Copyright®2075 Materiels Testing S Inspection, Inc. MATERIALS TESTING Fr INSPECTION 21 December 2015 Page # 5 of 20 b I S 1256glimitedgeo.docx ❑ Environmental Services 0 Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Fill material and aggregates in support of the pavement section must be compacted to no less than 95 percent of the maximum dry density as determined by ASTM D698 for flexible pavements and by ASTM D1557 for rigid pavements. If a material placed as a pavement section component cannot be tested by usual compaction testing methods, then compaction of that material must be approved by observed proof rolling. Minor deflections from proof rolling for flexible pavements are allowable. Deflections from proof rolling of rigid pavement support courses should not be visually detectable. Warranty and Limiting Conditions MTI warrants that findings and conclusions contained herein have been formulated in accordance with generally accepted professional engineering practice in the fields of foundation engineering, soil mechanics, and engineering geology only for the site and project described in this report. These engineering methods have been developed to provide the client with information regarding apparent or potential engineering conditions relating to the site within the scope cited above and are necessarily limited to conditions observed at the time of the site visit and research. Field observations and research reported herein are considered sufficient in detail and scope to form a reasonable basis for the purposes cited above. Exclusive Use This report was prepared for exclusive use of the property owner(s), at the time of the report, and their retained design consultants ("Client"). Conclusions and recommendations presented in this report are based on the agreed-upon scope of work outlined in this report together with the Contract for Professional Services between the Client and Materials Testing and Inspection, Inc. ("Consultant"). Use or misuse of this report, or reliance upon findings hereof, by parties other than the Client is at their own risk. Neither Client nor Consultant make representation of warranty to such other parties as to accuracy or completeness of this report or suitability of its use by such other parties for purposes whatsoever, known or unknown, to Client or Consultant. Neither Client nor Consultant shall have liability to indemnify or hold harmless third parties for losses incurred by actual or purported use or misuse of this report. No other warranties are implied or expressed. Report Recommendations are Limited and Subject to Misinterpretation There is a distinct possibility that conditions may exist that could not be identified within the scope of the investigation or that were not apparent during our site investigation. Findings of this report are limited to data collected from noted explorations advanced and do not account for unidentified fill zones, unsuitable soil types or conditions, and variability in soil moisture and groundwater conditions. To avoid possible misinterpretations of findings, conclusions, and implications of this report, MTI should be retained to explain the report contents to other design professionals as well as construction professionals. Since actual subsurface conditions on the site can only be verified by earthwork, note that construction recommendations are based on general assumptions from selective observations and selective field exploratory sampling. Upon commencement of construction, such conditions may be identified that require corrective actions, and these required corrective actions may impact the project budget. Therefore, construction recommendations in this report should be considered preliminary, and MTI should be retained to observe actual subsurface conditions during earthwork construction activities to provide additional construction recommendations as needed. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 Copyright ®2015 ldaterials www.mti-id.com • mti(Mmti-id.com Testing & Inspection, Inc. MATERIALS 21 December 2015 TESTI NG & Page # 6 of 20 INSPECTION b 151256g_limitedgeo.docx Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections Since geotechnical reports are subject to misinterpretation, do not separate the soil logs from the report. Rather, provide a copy of, or authorize for their use, the complete reportto other design professionals or contractors. Locations of exploratory sites referenced within this report should be considered approximate locations only. For more accurate locations, services of a professional land surveyor are recommended. This report is also limited to information available at the time it was prepared. In the event additional information is provided to MTI following publication of our report, it will be forwarded to the client for evaluation in the form received. Environmental Concerns Comments in this report concerning either onsite conditions or observations, including soil appearances and odors, are provided as general information. These comments are not intended to describe, quantify, or evaluate environmental concerns or situations. Since personnel, skills, procedures, standards, and equipment differ, a geotechnical investigation report is not intended to substitute for a geoenvironmental investigation or a Phase II/III Environmental Site Assessment. If environmental services are needed, MTI can provide, via a separate contract, those personnel who are trained to investigate and delineate soil and water contamination. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mtiArriti-id.com Cop ®2o15 Materials Testing & Inspection, Inc. MATERIALS TESTING S INSPECTION 21 December 2015 Page # 7 of 20 b I5125Gg_limitedgeo.docx 0 Environmental Services ❑ Geotechnical Engineering 0 Construction Materials Testing 0 Special Inspections General Comments Often, questions arise concerning soil conditions because of design and construction details that occur on a project. MTI would be pleased to continue our role as geotechnical engineers during project implementation. Additionally, MTI can provide materials testing and special inspection services during construction of this project. If you will advise us of the appropriate time to discuss these engineering services, we will meet with you at your convenience. MTI appreciates this opportunity to be of service to you and looks forward to working with you in the future. If you have questions, please call (208) 376-4748. Respectfully Submitted, Materials Testing & Inspection, Inc. acob Schlador, E.I.T. Staff Engineer Reviewed by: Monica Saculles, P. Geotechnical Engine Enclosures: Geotechnical General Notes Geotechnical Investigation Test Pit Logs Gravel Equivalent Method - Pavevnent Thickness Design Procedures R- Value Test Results Vicinity Map Site Map ,t� SS��ENS oNGiy, 14919 0 +1 �4 0 10P��5 �N SAC��-�" 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mtiamti-id.com <<,= MATERIALS TESTI NG & INSPECTION ❑ Environmental Services ❑ Geotechnical Enginee ❑ Construction Materials Testin GEOTECHNICAL GENERAL NOTES 21 December 2015 Page # 8 of 20 b IS 1256g_limitedgeo. docx ❑ Special In Moisture Content RELATIVE DENSITY AND CONSISTENCY CLASSIFICATION Field Test Coarse -Grained Soils SPT Blow Counts Fine -Grained Soils SPT Blow Counts N Very Loose: < 4 Very Soft: < 2 Loose: 4-10 Soft: 2-4 Medium Dense: 10-30 Medium Stiff: 4-8 Dense: 30-50 Stiff. 8-15 Very Dense: >50 Very Stiff. 15-30 CH Fat clays; high -plasticity, inorganic clays Hard: >30 Moisture Content Cementation Field Test —Description Dry Absence of moisture, dusty, dry to touch Moist Damp but not visible moisture Wet Visible free water, usually soil is below water table PARTICLE SIZE Boulders: >12 in. Coarse Grained Sand: 5 to 0.6 mm Silts: 0.075 to 0.005 mm Cobbles: 12 to 3 in. Medium -Grained Sand: 0.6 to 0.2 mm Clays: <0.005 mm Gravel: 3 in. to 5 mm Fine -Grained Sand: 0.2 to 0.075 mm UNIFIED SOIL CLASSIFICATION SYSTEM Cementation Description Field Test Weakly Crumbles or breaks with handling or GP Poorly -graded gravels; gravel/sand mixtures with little or no fines slight finger pressure Moderately Crumbles or beaks with considerable SW Well -graded sands; gravelly sands with little or no fines finger pressure SM Silty sands; poorly -graded sand/gravel/silt mixtures Will not crumble or break with finger Strongly Silts & Clays LL < 50 ML Inorganic silts; sandy, gravelly or clayey silts pressure PARTICLE SIZE Boulders: >12 in. Coarse Grained Sand: 5 to 0.6 mm Silts: 0.075 to 0.005 mm Cobbles: 12 to 3 in. Medium -Grained Sand: 0.6 to 0.2 mm Clays: <0.005 mm Gravel: 3 in. to 5 mm Fine -Grained Sand: 0.2 to 0.075 mm UNIFIED SOIL CLASSIFICATION SYSTEM Major Divisions Symbol Soil Descriptions Coarse -Grained Soils <50% passes No.200 sieve Gravel & Gravelly Soils <50%coarse fraction passes No.4 sieve GW Well -graded gravels; gravel/sand mixtures with little or no fines GP Poorly -graded gravels; gravel/sand mixtures with little or no fines GM Silty gravels; poorly -graded gravel/sand/silt mixtures GC Clayey gravels; poorly -graded gravel/sand/clay mixtures Sand & Sandy Soils So >50% coarse fraction passes No.4 sieve SW Well -graded sands; gravelly sands with little or no fines SP Poorly -graded sands; gravelly sands with little or no fines SM Silty sands; poorly -graded sand/gravel/silt mixtures SC Clayey sands; poorly -graded sand/gravel/clay mixtures Fine Grained Soils >50% passes No.200 sieve Silts & Clays LL < 50 ML Inorganic silts; sandy, gravelly or clayey silts CL Lean clays; inorganic, gravelly, sandy, or silty, low to medium -plasticity clays OL Organic, low -plasticity clays and silts Silts & Clays LL> 50 MH Inorganic, elastic silts; sandy, gravelly or clayey elastic silts CH Fat clays; high -plasticity, inorganic clays OH Organic, medium to high -plasticity clays and silts Highly Organic Soils PT Peat, humus, hydric soils with high organic content 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mti(Mrriti-id.com Copyright®2015 Materials Testing &Inspection, Inc. MATERIALS TESTING & INSPECTION 21 December 2015 Page # 9 of 20 b t 51256g_limitedgeo. docx ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -1 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5413399 Longitude: -116.3536682 Depth to Water Table: Not Encountered Total Depth: 8.9 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Subgroup (Feet bgs) Sandy Silt (ML): Dark brown, slightly moist, medium stiff to very Silt Loam stiff, with fine to medium -grained 0.75 - 0.0-1.6 sand. 3.75 --Organics to a depth of 0.8 foot B-2 bgs. Silty Sand (SM): Light brown, Loamy Sand dry, dense to very dense, with fine to coarse-grained sand. A -2b 1.6-4.9 --Encountered strong calcium (1.6 to 3.7 feet) carbonate cementation below 3.7 feet bgs. Unsuitable* (3.7 to 4.9 feet) Poorly Graded Gravel with Sand Very Gravelly (GP): Tan to light brown, dry, Sand 4.9 to 8.9 medium dense to very dense, with fine to coarse-grained sand, and A -2b** 4 -inch minus cobbles. *Soil is considered unsuitable because of the presence of calcium carbonate cementation. **Soil has been lowered two subgroups because it is very gravelly. 2791 S Victory View Way - Boise, ID 83709 - (208) 376-4748 - Fax (208) 322-6515 www.mti-id.com - mti(o)_mti-id.com Copyright Test0 nape Materials Testing 8 Inspectlon, Inc. MATERIALS TESTING £s INSPECTION 21 December 2015 Page # 10 of 20 b 151256g_limitedgeo.docx ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -2 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5413170 Longitude: -116.3523102 Depth to Water Table: Not Encountered Total Depth: 8.8 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Sub rou (Feet bgs) Sandy Silt (ML): Brown to light brown, dry to slightly moist, stiff Silt Loam 0.0-7.1 to hard, with fine to medium- GS 3.0-3.5 A grained sand. B-2 --Organics to a depth of 0.8 foot bgs. Silty Sand (SM): Light brown, dry, dense to very dense, with fine Loamy Sand 7.1-7.8 to coarse-grained sand. --Very strong induration Unsuitable* encountered throughout. Poorly Graded Gravel with Sand (GP): Yellowish brown, dry, Very Gravelly medium dense to dense, with fine Sand 4.9 to 8.9 to coarse-grained sand, fine to coarse gravel, and 4 -inch -minus A -2b** cobbles. *Soil is considered unsuitable because of the presence of mcturatlon. **Soil has been lowered two subgroups because it is very gravelly. Lab Test ID M LL PI I Sieve Analysis _ % - - 1 #4 #10 #40 #100 #200 A 10.6 NP NP 93 87 76 67 58.7 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 aN www.mti—id.com • mti0mti—id.com Copyrightstng ®2015 tion, Inc. Testing S Inspection, Inc. MATERIALS TESTING & INSPECTION 21 December 2015 Page # 11 of 20 b 151256g_limitedgeo.docx ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -3 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5413437 Longitude: -116.3511124 Depth to Water Table: Not Encountered Total Depth: 8.0 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Sub rou (Feet bgs) Sandy Silt (ML): Brown to dark brown, dry to slightly moist, very Silt Loam 0.0-1.6 stiff to hard, with fine to medium- 3.5-4.5 grained sand. B-2 --Organics to a depth of 1.0 foot bgs. Silty Sand (SM): Light brown, Loamy Sand dry, dense to very dense, with fine to coarse-grained sand. Unsuitable* 1.6-5.1 --Very strong calcium carbonate (2.1 to 3.8 feet) cementation from 2.1 to 3.8 feet bgs. A -2b (3.8 to 5.1 feet) Poorly Graded Gravel with Sand (GP): Yellowish brown, dry, Very Gravelly dense to very dense, with fine to Sand 4.9 to 8.9 coarse-grained sand, fine to coarse gravel, and 4 -inch -minus A -2b** cobbles. *Soil is considered unsuitable because of the presence of induration. **Soil has been lowered two subgroups because it is very gravelly. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 als www.mti-id.com • mtina mti-id.com Copyr ing Inspection, tion,MateInc. Testing &Inspection, Inc. MATERIALS TESTING £s INSPECTION 21 December 2015 Page # 12 of 20 b 151256g_limitedgeo.doex ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -4 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5413704 Longitude: -116.3501129 Depth to Water Table: Not Encountered Total Depth: 7.5 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Subgroup (Feet bgs) Sandy Silt (ML): Dark brown to brown, slightly moist, very stiff to Silt Loam hard, with fine to medium -grained 0.0-1.1 sand. --Organics encountered B-2 throughout. Silty Sand (SM): Light brown, Loamy Sand dry, dense to very dense, with fine to coarse-grained sand. Unsuitable* 1.1-4.1 --Encountered strong calcium (2.0 to 3.4 feet) carbonate cementation from 2.0 to 3.4 feet bgs. A -2b --Organics to a depth of 2.0 feet (3.4 to 4.1 feet) bgs. Silty Gravel with Sand (GM): Very Gravelly Light brown, dry, dense, with fine Loamy Sand 4.1-5.8 to coarse-grained sand and fine to coarse gravel. B-2** Poorly Graded Gravel with Sand Very Gravelly (GP): Tan, dry, dense to very Sand 5.8-7.5 dense, with fine to coarse-grained sand, fine to coarse gravel, and 8- A -2b** inch -minus cobbles. *Soil is considered unsuitable because of the presence of induration. **Soil has been lowered two subgroups because it is very gravelly. 2791 S Victory View Way - Boise, ID 83709 - (208) 376-4748 - Fax (208) 322-6515 www.mti-id.com - mtiArriti-id.com Copyright®2015 Materials Testing &Inspection, Inc. MATERIALS TESTING fr INSPECTION 21 December 2015 Page # 13 of 20 b 151256g_]imitedgeo.doex ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -5 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5408630 Longitude: -116.3511124 Depth to Water Table: Not Encountered Total Depth: 8.0 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Subgroup (Feet bgs) Sandy Silt (ML): Brown to dark brown, slightly moist, medium stiff Silt Loam to very stiff, with fine to medium- 0.75 - 0.0-1.3 grained sand. B-2 2.0 --Organics to a depth of 1.0 foot bgs. Silty Sand (SM): Brown, dry, very Loamy Sand dense, with fine to coarse-grained sand. Unsuitable* 1.3-3.4 --Very strong calcium carbonate (2.1 to 3.0 feet) cementation encountered from 2.1 to 3.0 feet bgs. A -2b (3.0 to 3.4 feet) Poorly Graded Gravel with Sand Very Gravelly (GP): Tan, diy, dense to very Sand 3.4-8.0 dense, with fine to coarse-grained sand, fine to coarse gravel, and 8- A -2b** inch -minus cobbles. *Soil is considered unsuitable because of the presence of induration. **Soil has been lowered two subgroup because it is very gravelly. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 C M©20ww.mti-id.com • mti(drrti-id.com Testing &Inspection,Inc.I MATERIALS TESTING & INSPECTION 21 December 2015 Page # 14 of 20 b 151256g_1imitedgeo.docx ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECHNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -6 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5407867 Longitude: -116.3500977 Depth to Water Table: Not Encountered Total Depth: 7.8 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Sub rou (Feet bgs) Silt (ML): Dark brown, slightly Silt moist, medium stiff to very stiff. 0.75- 0.0-1.1 --Organics encountered C-1 2.5 throughout. Sandy Silt (ML): Brown, dry to Silt Loam 1.1-2.1 slightly moist, stiff to very stiff, with fine-grained sand. B-2 Silty Sand (SM): Light brown, Loamy Sand dry, very dense, with fine to medium -grained sand. A -2b 2.1-4.2 --Encountered strong calcium (2.1 to 2.9 feet) carbonate cementation below 2.9 feet bgs. Unsuitable* (2.9 to 4.2 feet) Poorly Graded Gravel with Sand Very Gravelly (GP): Yellowish brown, dry, dense Sand 4.2-7.8 to very dense, with fine to coarse- grained sand, fine to coarse A -2b** gravel, and 4 -inch -minus cobbles. *Soil is considered unsuitable because of the presence of induration. **Soil has been lowered two subgroups because it is very gravelly. 2791 S Victory View Way - Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mti(Mmti-id.com Copyright C2015Materials Testing &Inspection, on, Inc. MATERIALS TESTI NG & INSPECTION ❑ Environmental Services ❑ Geotechnical Engineeri ❑ Construction Materials Testi GEOTEcHNicAL INVESTIGATION TEST PIT LOG 21 December 2015 Page # 15 of 20 b 151256g_limitedgeo.docx ❑ Special Inspections Test Pit Log #: TP -7 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5397072 Longitude: -116.3539124 Depth to Water Table: Not Encountered Total Depth: 8.4 Feet bgs Depth Field Description and USDA Soil Classification Sample Sample Lab (Feet USCS Soil and Sediment and Design Type Depth Qp Test ID bgs) Classification Soil Subgroup (Feet bgs) Sandy Silt (ML): Dark brown, dry to slightly moist, stiff to very stiff, Silt Loam 0.0-1.2 with fine-grained sand. 1.5-2.5 --Organics encountered B-2 throughout. Silty Sand (SM): Light brown, Loamy Sand dry, medium dense to very dense, with fine to medium -grained sand. Unsuitable* 1.2-6.1 --Encountered weak calcium (1.8 to 3.0 feet) GS 3.5-4.0 B carbonate cementation from 1.8 to 3.0 feet bgs. A -2b (3.0 to 6.1) Poorly Graded Gravel with Sand Very Gravelly (GP): Light brown to yellowish Sand 6.1-8.4 brown, dry, medium dense to dense, with fine to coarse-grained A -2b** sand and fine to coarse gravel. *Soil is considered unsuitable because of the presence of induration. **Soil has been lowered two subgroups because it is very gravelly. Lab Test ID Hydrometer - Gravel Sand Silt Clay Colloids B 23.0 52.6 22.7 0.8 0.9 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mtit'd2mti-id.com Copyright®20pectio15 ,Inc. Testing &Inspection, Inc. MATERIALS TESTING & INSPECTION 21 December 2015 Page # 16 of 20 b 151256g_limitedgeo.docx ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections GEOTECIiNICAL INVESTIGATION TEST PIT LOG Test Pit Log #: TP -8 Date Advanced: 11 Dec 2015 Logged by: Jacob Schlador, E.I.T. Excavated by: Struckman's Backhoe Service Location: See Site Map Plates Latitude: 43.5413170 Depth to Water Table: Not Encountered Longitude: -116.3523102 Total Depth: 4.6 Feet bgs Depth Field Description and Sample Sample Depth (Feet USCS Soil and Sediment Type (Feet Qp Lab Test ID bgs) Classification bgs) Silt (ML): Dark brown, slightly moist, 0.0-1.8 stiff to very stiff. 1.25-2.0 --Organics encountered throughout. 1.8-4.2 Sandy Silt (ML): Brown, dry, hard, Bulk 2.0-2.5 R -Value with fine to medium -grained sand. Silty Sand (SM): Light brown, dry, very dense, with fine to medium - 4.2 -4.6 grained sand. --Encountered moderate to strong calcium carbonate cementation throughout. 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 ls www.mti-id.com • mtiAmti-id.com CopyrlgM®20pectio15 ,Inc. Testing & Inspection, Inc. MATERIALS TESTING £s INSPECTION 21 December 2015 Page # 17 of 20 b 151256g_limitedgeo.doex ❑ Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing Q Special Inspections GRAVEL EQUIVALENT METHOD — PAVEMENT THICKNESS DESIGN PROCEDURES Pavement Section Design Location: Reflection Ridge Subdvision, Subdivision Roadways Average Daily Traffic Count: Design Life: Traffic Index: Climate Factor: Subgrade CBR Value: R -Value of Aggregate Base: R -Value of Granular Borrow: Subgrade R -Value: Expansion Pressure of Subgrade: Unit Weight of Base Materials: Total Design Life 18 kip ESAL's: I ASPHALTIC CONCRETE: 200 All Lanes & Both Directions 20 Years 6.00 1 9 80 60 23 0.21 130 33,131 Gravel Equivalent, Calculated: 0.384 Thickness: 0.196923077 Gravel Equivalent, ACTUAL; 0.41 CRUSHED AGGREGATE BASE, I GRANULAR BORROW: Gravel Equivalent (Ballast): Thickness: Gravel Equivalent, ACTUAL: Gravel Equivalent (Ballast): Thickness: Gravel Equivalent, ACTUAL: TOTAL Thickness: Thickness Required by Exp. Pressure: 0.768 0.329 0.773 1.478 0.705 1.606 1.375 0.233 ACRD Substitution Ratios R -Value ofSubgrade: 23.00 Subgrade Mr: 13,500 1.95 1.10 1.00 Use = 2.5 Inches Use = 4 Inches Use = 10 Inches 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mtiRmtkid.com Cop Bigg & Ins 5 tion,Mstcinc. Testing &Inspection, Inc. Design Depth Inches Asphaltic Concrete (at least 2.5): 2.50 Asphalt Treated Base (at least 4.2): 0.00 Cement Treated Base (at least 4.2): 0.00 Untreated Aggregate Base (at least 4.2): 4.00 Granular Borrow (at least 4.2): 10.00 ACRD Substitution Ratios R -Value ofSubgrade: 23.00 Subgrade Mr: 13,500 1.95 1.10 1.00 Use = 2.5 Inches Use = 4 Inches Use = 10 Inches 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 • Fax (208) 322-6515 www.mti-id.com • mtiRmtkid.com Cop Bigg & Ins 5 tion,Mstcinc. Testing &Inspection, Inc. 16 MATERIALS 21 December 2015 TESTI NG & Page # 18 of 20 INSPECTION b 151256g_limitedgeo.doex 0 Environmental Services ❑ Geotechnical Engineering ❑ Construction Materials Testing ❑ Special Inspections R -VALUE LABORATORY TEST DATA Source and Description: TP -8, 2.0'-2.5' — Sandy Silt Date Obtained: December 11, 2015 Sample ID: 15-7746 Sampling and Pre aration: ASTM D75: Moisture Content (%) AASHTO T2: X ASTM D421: Expansion Pressure (psi) AASHTO T87: X Test Standard: ASTM D2844: 417 AASHTO T190: 90 Idaho T8: X 23 Sample A B C Dry Density (lb/ft') 100.8 99.2 95.7 Moisture Content (%) 16.7 18.4 20.1 Expansion Pressure (psi) 0.45 0.21 0.06 Exudation Pressure (psi) 417 226 90 R -Value 25 23 21 R -Value @ 200 psi Exudation Pressure = 23 R -Value @ Exudation Pressure 26.0 25.0 m 24.0 7� j 23.0 Q! 22.0 21.0 20.0 450 400 350 300 250 200 150 100 50 Exudation Pressure (psi) 2791 S Victory View Way • Boise, ID 83709 • (208) 376-4748 - Fax (208) 322-6515 www.mti-id.com • mtiOrriti-id.com Copyright©2015 Pdaterials Testing 8lnspection, Inc. m � ii"T =� — *,<On 5�MIR D os � cEAST STCD 2 Z i D _ pl 011 919VB S !f m Qa 31S�V3 S` O?1 31St13�S — 0CU, > p� a- �� m -- - eRRD li3AOl, 5 q Qa 42131101 5 0 S SIVE 1 _ N FIVE fla 3IIW 3 Ili ST Q2lIW 3Ai S L Ax" ,di N MAPL as DA E) 3-1 1 ' I iLaw N MILW 421 OJ S as s>L-dno s-, ILL: i lx, �$� l i! l' N ORC' W N rr-> r m N O (D CL p 'a M Z p o cn �• mp M n: 0-0 � o o 'DO w- cp m n _ o X z o � Z o 3 o�..�, p fn CD 0 co a- o p r• CL °' 0 Cn m m m � m m to uwi i IV r'.)p CD U) (n m CD a CF) cTl m m v m cn -� m c E3 n Z • MO r c d � V U1 m 8 �W I 1 I tr1� 1 f P I aMl llov] OlYZ iC ° 3 01 CD I 1 •`�F+4�'I hl FM 1 (:5 V i I V-�4 C I QJ N --a 00 0 ,0 m Z O rn p a o r -o c -o G --I _.� _� O o Qo m m W 3 CD w ff o` o �. zo Cl) N wN W cC, cr =3 !� CNJI O� CO �a = Nmy � O zACD N 0m Z N N N C N � C3 �� O r. m I N Z I CD A N Skyward Subdivision: Mix of one- and two-story single family detached homes with 2 — 3 car garages. 40 �'. 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