HomeMy WebLinkAboutHarks Canyon Creek Sub CUP
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-~- /1' /:) CITY OF "
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\~::~;Vt^" ' ()/c,PTO insure that your comments and recommenciatioilS \firm be considered by
"<'._£{cf'::;:::~~':~~'n1WM the Meridian Pianning and Zoning Comlr.is!~ion p¡(;)as(~) submit yow"
comments and recommendtions to th9 City of ¡V¡eridial1
'n~NS'\lnt=¡r¡~LS TO AGENCiES FOR: GO~Rn\f¡~;i;.J1'~$ (J[~
DEVELOPMENT PROJECTS W~T~~ THr¿ C~TY o¡:; MERlt1i~Al\l
Attn: Planning Department, by: November 24f 2005
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Transmittal Date: November 7, 2005 File No.: AZ 6§-ö5G; PP OG..{j58; CUP 05-4)61
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Hearing Date: December 1, 2005 ,
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Request: Annexation and Zoning of 6.08 acres from RUT to TN:!! and 4.01 a£fes
from RUT to C-C zone; Preliminary Plat approval of 29 residential lots, 7 ..~--
commercial lots and 7 common lots on 10.15 acres in proposec'!, TN-R and C-C
zones and a Conditional Use Pennit for a mixed use development within 300' of a
a residence for Harks Canyon Creek Subdivision
By: JBS Enterprises, LLC
Location of Property or Project:
MAYOR
Tammy de VITeerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles 1vI. Rountree
Shaun Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-123"1/ fax 895-0390
1845 West Franklin Road
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
- David Zaremba (no FP)
David Moe (no FP)
- Wendy Newton-Huckabay (No FP)
- Michael Rohm (No FP)
- Keith Borup (No FP)
= Tammy de Weerd, Mayor
- Charlie Rountree, CIC
Christine Donnell, CIC
- Keith Bird, CIC
- Shaun Wardle, CIC
- Water Department
- Sewer Department
= Sanitary Services(No VAR, VAC. Fp)
- Building Department
Fire Department
- Police Department
- City Attorney
- City Engineer
- City Planner
= Parks Department
Police
1401 E. Watertower Lane
888-6678 / 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 898,.9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W 8th Street
888-5242/ fax 884-1159
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office(F'P/PP only)
== Ada County Highway District
Ada County Development Services
- Central District Health
- Nampa Meridian Irrig. District
== Settlers Img. District
_Idaho Power CO. (FP,PP,CUP)
- Qwest (FPIPP only)
Intermountain Gas (FPIPÞonly)
- Bureau of Reclamation (FP/PP only)
-Idaho Transportation Dept. (No FP)
== Ada County Ass. land Records
Meridian Development Corp.
- Historical Preservation Comm.
CITY I-IALL 33 EAST IDAI-IO A VENUE l\1ERlDlAN, IDAHO 83642 (208) 883-4433
CTTY CLERK - FAX 888-4218 CITY ATTORNEY I HR - FAX 884-8723 FINANCE & Ul1L1TY BILLING - FAX 887-'\813 IvIAYOR'S OFFICE - FAX 8M-S119
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"JFJ Annexation WJci Zoning
';' [] Comprehensive pJ:m M.ap Amc¡"dment
0 ,Çomprehensiw. PL.]) Texi: j,J1JelJctmcnt
J"p' ConditionallJse Permit
¡! Ö Final PInt
CI Final Plat ModificatiŒ1
,..) };!,? ~lanned Unit Dcvelopment
~"!relìmjmuy Plat
0 Rezone
0 Time Extension (COlmnission or Council)
0 UDC Text Amendment
0 Vacation (Council)
0 Variance
0 Other
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File Number(~): ('>",'i?"~"Ò\':":"iJS i'
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Project name: .., '"
Date filed: .lf~fl'tÇ Date complete: //'/" D::),~
Assigned Planl1er:-J¡f:~ ~j ¡¡(",-;OJ! 'l-Â,tL'):...,,",-
Concurrent files:
Previous files:
Hearing date:l'l- '-I'C1)'-~Col11mission 0 Council
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AppJîcànt Infol1nation
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Applicant name: FY" ¿V\ \::.. \ ; V\ c..e.v\ke, L~.~ C
Applicant address: \ 1l-P ï W. r-(Óf\.~:" k~:~.,.. '¡:¿"',.J
Contact name: La.ý (¥ VckrLl+-ee.~
Applicant's interest in property: [W""Own 0 Rent 0 Optioned 0 Othel'
L a. V ( '-I \/ <\-1'\ i+e- "c",:C')
Medol;¿t'"\ Zip: 53<.04-2..
Phone: ß C¡ 9 ~'7 8/ ~
Owner name:
"Fv'ðl'\ ,,~\ 11'\ Cel-\ h.e...¡ L-L. C
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Zip:
Owner address:
A gent nIDDO (o,g" ""hire", ongin=, d""d~"". '"2'"""-",,,"vo), J -an ~ S u.. irg '"
Finn name: _.--J b ~ En -be,..- pil 5e ~".~L ç~ VlII\'W', 4 2. - Ie> "14 I
Address: ? 00 L-ol--l..i 'D d ~+-{ eel- &; ~ -e.... Zip: B ?.;;¡Î i z..
Contact name:
Phone:
Primary contact is: 0 Applicant 0 OWner ~Agent 0 Other
E-mail: ~\P'ê:>u.aâ-::' ~c.ðla !.eOY\..Q., V\£+
Subject l>ropertyInformation
Fax: 34 2-(0'1 tlp
IB+S W. F1¿r\.~lì>"\ 12o~..d.
Assessor's parcel number(s): '5 \ Z. \ + 1\ 0+00
Township, range, section: ::> N I vJ ?ec. I 4-
Current land use: 'S F V\aYVI.e. t- pe6tuJ €..
Location/street address:
Total acreage: ID./5 wjejr-J kcr.6" ~ "':'/0 elw
Current zoning district: R LA... T
660 E. WatertOwer Lane, Suite 202 . Meridian, Idaho 83642
Phone: (208) 884-5533 . Facsimile: (208) 888-6678 . Website: www-lJ1eridialldty.org
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Projecl!subdivisiol111ame: l"tç.:-þ;V'\:::'-::> CeVL'-{<fY\, C\'~"i~k. -::)\J..\),f3.iv;:è,ic:,¡'1 --,- --,-
General description of proposed project/request: ---,tV\. i ~-ed ~~-e '. ~Ö!y\I'V\,{:-;\(c..\(;,.I/(:>{:fl\"ë.e/ r:?'c:k~( I
""\'"' c:\-ed ì t..ÀV'i\. -- r-\ì'~ \r\ 12.e,=>\dtt'.f(t.í d- \ --
Proposed zoning district(s):.- C - L .::1:-:.._- þ-::t~<;;5'~ '"r N R
Acresofcachzoneproposed:~",...Q-l i:;;..c.{~~~_è.'7> C.C Co.O'6èL('e~"", fu~ }:?.o>.I~"'~rl'~ r~
Type of use proposed (check all that apply):
@-- Residential !9-Commercial a-Office 0 Industrial 0 Other
Amenities provided with this development (ifapplicable):---R a.-!-hwðy I Ofe.t\. 5.pðC(~- ;-p 6Yìol
Residential Project Summary (if applicable)
-,-~.
Number ofresidentiaJ units:
29
Nuniber of building lots:
30
Number of COmmon and/or other lots:
ì
Proposed number of dwelling units (for multi-fatuily developments only):
1 Bedroom: 2 or more Bedrooms:
,
Minimum square footage ofstructure(s)(excl. garage): -"t 400 Proposed building height: ;:0, 35 - 40
Minimum property size (s.t): - 2- 0 OQ.... ':;;> F ~ . - Average propel1y size (s.[.): (.430 SF'
Gross density (DU/acre-total bmd): "t.E> d.Mk<- £Z~Z."I5¿~sity (DU/acre-cx.cIudingroads&alleys): le~,c (2J(....? Ole.)
0{- ðf'~.1- ot-eu.e. l~
Percentage of open space provided: A:. 13ofe> Acreageofopcnspace: .,;¡i-Ieð-&+ I.:;' ß -
Percentage of use able open space: ~ 131~ (See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: 0 Single-family Ertownhomes 0 Duplexes 0 Multi-family
Non-residential Project Summary (if applicable)
Number of building lots: 7 Other lots: I
...",-e<b+...r'-'l .... p-h:.
Gross floor area proposed:=-~, qoo"Þ F ~:5; 000 S FExisting (if applicable): 0
Homs of operation (days and hours):j..(.11\ \:-VIou.)y\ ~+---+h\~ ~.........~ Building height:w-p .\-v fD'
.
Percentage of site/project devoted to the following:
~ le~~ Ø] "72- 7-
Landscaping: "'-O.4-.u- Of , 1/0 Building: k I(PÎo Paving: k j.:.
Total number of employecs: LA. r\ Lvtu<.-ÙI"\ Maximum number of employees at anyone time: lÃV\. ~iI.()W V'\
Number and ages of students/children (if applicable): '^~ kY\Ou.X\ Seating capacity: \.A 1\ I:.:..twwn
Total number of parking spaces provided: 9 0 Number of compact spaces provided: 0
Authorization
Print applicant name:
Applicant signature:
e~ F(¿V\.L\~A L.eV\+te..1 LLC
Date:
660 E. Watertower Lane, Suite 202 . Meridian, Idaho 83642
Phone: (208) 884-5533 . Facsinùle: (208) 888-6678 . Website: www.llleridiancity.org
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Ivís. Anna Canning
l\fIeri dian rImming Director
660 E. Watertower Lane, ~uite 202
Jvlcridian, ID 8364-2
Subject:
Harks Canyon Creek Subdivision- REVISED per City Comments
Annexation and Zoning, Planned Development, Preliminary Plat
Dear Ms. Canning:
On behalf of my client, Frml1din Centre, LLC, please accept applications for mll1exation,
zoning, plmll1ed development and preliminary plat for the subject lmld development
project. Harks Cmlyon Creek Subdivision is located at 1845 W. Frmlldin Road, just west
of the Harks Corner commercial center at Linder Road and Franldin Road (also owned by
Frmlldin Centre, LLC).
The 9.5 acre site is currently located in Ada County with a zoning designation of RUT
mld is shown on the Meridian Comprehensive Future Lmld Use map with a designation of
Mixed Use - Regional. The site is surrounded by property annexed into the City of
Meridian on the north and south sides mld a pOliion of the east side. A single family
home and pasture are currently on the property.
Project Design
We have attached an amenity/landscape plan that shows the conceptual design for the
buildings, lmldscaping and amenities for platted portion of Harks Canyon Creek. We
have also submitted a second concept plan that shows how the large lots in the southern
portion ofthe site could be developed. These concept plans support our request for the
residential portion of the property to be annexed and zoned as Traditional Neighborhood
Residential (TN-R).
Harks Canyon Creek is designed to provide a mix of conunercial and residential uses,
combined in a traditional, yet interconnected pattel11. Because Franklin Road is a busy
(soon-to-be) five-lmle arterial, only commercial uses front on Franklin Road. However,
the residential uses are clearly and closely co11l1ected with sidewalks, lmldscaping and a
common architectural theme. Conceptual elevations for the commercial buildings and
the townhomes m-e included in our application package. The commercial buildings may
be one or two stories depending on market conditions and parking requirements. As
noted on the elevation drawings, the commercial buildings will be four-sided stone and
stucco with peaked roofs. The towllllOmes will have a complementary classic
architectural style.
JBS ENTERPRISES, LLC
200 N. LOUISA STR.EET, BOISE, IDAHO 83712
(208)342-6941
j.~G...@ cable_.QJle.net
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Amenjtie:~:
The developer of Harks Canyon Creek has worked with Narnpa Meridian Irrigation
District to a11ow improvements to almost one acre ofbuiIer area located between the
project property and Ten Mile Creek. This NMID property will be improved tn 2. park-
Jikc setting with pathways, landscaping and benchef;. The open space/park provides an
attractive passive green space next to the highe;~' density residential uses in Harks Canyon
Creek mId also provides an additional buffer to the Whitestone Estates Subdivision across
Ten Mile Creek to the south. The pathway, shown in this general location in the
Meridian Comprehensive Plan, is pmi of a City-vlide pathway system.
The existing pedestrian bridge across the creek will be improved for safe passage
between Harks Canyon Creek and Whitestone Estates and Peregrine Elementary to the
south. Neighbors in the Whitestone Estates neighborhood have expressed concern about
allowing access to their neighborhood from areas that are not yet fully developed. For
that reason we have agreed to improve the bridge when the residences in I-larks Canyon
Creek closest to the bridge (Lot 19, Block 3) are constructed. These residents will be the
"eyes" on the bridge and park area and will provide illI element of safety and security to
both the project and surrounding properties. .
A heavily ImIdscaped irrigation pond has already been constructed on the project
property. This pond was constructed as part of the Harks Corner commercial center and
is a lovely amenity for both Harks Corner businesses and this new mixed use
development. Commercial buildings (oHice, restaurant, etc.) will be constructed next to
the pond; however, an open corridor will allow views of this amenity from the residential
lots and streets.
AJmexation and Zoning
Weare requesting the property be annexed into Meridian with two land use zones. A
portion of the site, 4.07 acres as described on the attached legal description, will be zoned
Community Commercial. The remainder ofthe site, 6.08 acres as described in the
attached legal description, will be zoned TN-R or Traditional Neighborhood Residential.
We have submitted a preliminary plat showing the subdivision ofthe commercial lots and
a portion of the residential area to be developed as townhomes. A 3.14 acre lot (Lot 19,
Block 3) will remain along the south portion of the site. We have conceptually planned
to develop this acreage as condominiums as shown on the additional conceptual plan
included with this application. Weare requesting that this lot be annexed and zoned as
TNR; to be subdivided and developed at a future date.
Commercial/Retail Lots
The commercially zoned lots of Harks Canyon Creek Subdivision are shown on the
preliminary plat as Lot I, Block I; Lots 1-3, Block 2; and Lots 20-23, Block 3. These
lots will meet the dimensional standards and uses ofthe Community Business District (C-
C) zone. All the lots will share cross access and cross parking agreements if needed.
.JBS ENTERPRISRS, LLC
200 N. LOUISA STREET, BOISE, IDAHO 83712
(208)342-6941
~_C_¡!..h. I eon C . n t!-t
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As shown on the Plaruled Development Plan, the buildings that have frontage on Franklin
Road will have entrances that are oriented to Franldin Road or to the building side. The
buildings will also be accessible from the residential areas.
Residential Development
Twenty nine town.homes are cunently planned for Harks Canyon Creek Subdivision. All
townhomes front on a public street and have vehicle access from a service road located
behind the homes.
Weare developing the residential portion of the property to meet the purpose of the new
TN-R development zone. The arrangement of the residential uses and the proposed
dimensional standards outlined below provides for a variety of attached and detached
residential uses. The TN-R district includes open space and promotes pedestrian activity.
According to the recently approved Uniform Development Code, most of the dimensional
standards for the TN-R district are to be detennined by the Council upon annexation. We
propose the following dimensional standards for the TN-R zone in Harks Canyon Creek.
Lots are to be sized to meet the setbacks below.
Minimum density
Maximum density
Minimum street frontage
Minimum front setback
8 dulac net
15 du/ac net
0'
10' for alley or non-street access
20' for street access
5' for alley access
12' for street access
0' for attached units
4' for detached units
5' at alley
10' at local street
Minimum rear setback
Minimum side setback
Minimum street side setback
Street landscape buffer
Local street
8' parkway with Class II trees OR in tree
wells in 8' sidewalk
25'
40'
Arterial
Minimum building height
Preliminary Plat
The preliminary plat includes 8 buildable lots to be commercially zoned. The lots that
front on Franklin Road will include a 25' landscape buffer adjacent to the proposed right
of way of Franklin Road. The plat includes 29 townhome lots as described above. The
3.14 acre lot to the south will be platted at a future date.
JBS ENTERPRISES, LLC
200 N. LOUISA STREET, BOISE, IDAlIa 83712
(208)342-6941
j,hß_..!l.g..g.i> (Iv cab I e 0 1Le . net
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excCJ/è wbcrc "in cxlùl 'iHil} Ianc ü; pJ'Ovicir;c; at the inlcrsecÓon¡;: ,-,'i-aJ. ]:iTé1nlc)iIl- kC5,G. 'j'j:¡~:
street cross section tJ:aDSÍ"í:iOJJ~; to 36' ß/C-ß/C on Pubhc Road Hc), ~, h fron~ of the tOV,rfl
J-, ---" '- 'J"C'tJ--,,--,'-'-'1-, -"J-'""",rO'l~J\~l"'lJ-'('/-',,-r.,.]-_: - i-" "----':-1-,'"'"" -"t'-,
,OIne,>, ..1IS ,) _eeL \'IlCl.LÜ, \Vh 111/ <-IJ -- \, c:- -O\'l", 1.01 ]Jwdng 0_,_.1- L,()u- ,"lCt.,,) 0,- '-,('.
1;trce1. The narrow street section::;, pm-king on the street and bulb--outs ô..L the:: iütAfsectiol1s
of1he local streets váll indicate the transi1ion fron1 conunercial to resjderr~iEl uses and
provide some measure of traffic calming"
Lot 2, Block 1; Lot J., Blode 2 mid Lot 16, Block 3 are service drives in separate lots that
provide "alley" access to garages located behind the townhomes. The service drives lots
are 20' wide, with a pavement width of 16'. The pavement is off-set :í:Ì'om the center of
the lot to provide a space for landscaping next to the townhome garages. With the 5'
offset on the garage, the backup distmlce is 25'.
The sjdewéùks are 8' wide, attached and located 011 both sides of the public streets, The
8' width allows for trees to be plcmted in tree wells in the sidewalks, The sidewalk on
Franklin Road is designed to meander within the right-of-way and the landscape buffer to
encourage walkability llild access to the front doors of the commercial buildings.
Utilities
Sewer is provided to the entire site via the extension of the 8" sewer line from the
southwest corner of the property. This sewer stub was constructed as pm-t of the
development of the Whitestone Estates Subdivision to the south. The developer has
reached an agreement with the Whitestone I-IOA and Meridillil Public Works to utilize
this sewer extension and the on-site pump station at Whitestone. The sewer line and
pump station have adequate capacity to handle this property.
Potable water will be extended into the site from the 12" water line located in Franklin
Road, The 12" line should ensure good water pressure for fire flows, Pressurized
irrigation will be provided to each building and common lot in Hm'ks Canyon Creek. The
pressurized iJTigation is supplied by extending the existing privately owned iITigation
system in Harks Corner to the east. The water for the system is stored in the existing
irrigation pond located on the subject property. The pond will continue to be maintained
by the private iITigation entity. The pond is currently and will continue to be a water
amenity on the site.
Stonn water runoff will be collected in catch basins with sand and grease filters and then
directed to subsurface infiltration basins. Stornl water will be treated with the appropriate
BMPs before any discharge into Ten Mile Creek. Any discharge into Ten Mile Creek
will be negotiated with the Nampa Meridiml lITigation District.
JBS ENTERPRISES, LLC
200 N. LOUISA STREET, BOISE, IDAHO 83712
(208)342-6941
ilUì u g gs (@ cab I e-c).J::! C . n e...t.
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If you have any questions or comments on I-larks Canyon Creek or the al1ached
applications, p)case do not hesitate to call me at 342-G941. Many thanks to you and your
staff as we work through the new UDC and this exciting mixed use project.
Sincerely,
Jmle B. Suggs
cc:
Larry Van I-lees, Frmlldin Centre, LLC
David Wilson, Franklin Centre, LLC
JBS ENTERPRISES, LLC
200 N. LOUISA STREET, BOISH, IDAHO 83712
(208)342-6941
~K§_.@.b_Q'þ leone. n ct
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Cmnprehcnsivc Plan Analysis
For City of Meridian
Chapter IV
GOB,; I: O11jective ,A.:
Action 6:
Permit new residential, commercial or industrial developments only where urban services
can be reasonably proviùcd at the time of final approval and development is contiguous
to thr; City.
Harks Canyon Creek Subdivision will be served by Meridian sewer and water and
is located contiguous to the CiZy.
Chapter V
Goal I: Objective A:
Action 3 :
Develop an agreement with Nampa Meridian lITigation District (NMID) and other
inigation distTÏcts; to allow use of easements for recreation, bike/pedestdan pathways by
111e City of Meridian.
The project will include a pathway constructed by the developer in the NMID
land located along the Ten Mile Creek.
Action 4: Develop and maintain greenbelts along waterways.
The developer will improve the land along the Ten Mile Creek into a park-like
setting with a pathway and benches.
Action 11: Improve and protect creeks (oo ..Ten Mile, on) throughout commercial,
industrial and residential areas.
Ten Mile Creek will be cleared of debris and the adjacent land will be improved
to benefit area residents and businesses. The existing bridge over the creek will
be improved
Goal Ill: Objective B:
Action 4: Support ACHD conidor development standards for the entryways to the City.
Franklin Road is an entryway into Meridian, Right of way reservation and
landscape design for Harks Canyon Creek Subdivision will recognize this
entryway designation.
Action 6: Require, as a condition of development approval, landscaped setbacks for new
development on all entryway corddors,
Landscape setbacks will meet City requirements for entryway corridors,
Objective D:
Action 3: Require all new parlång lots to provide landscaping in internal islands.
As shown on the landscape plan for Harks Canyon Creek Subdivision, internal
islands in parking lots are landscaped,
Action 5: Require all commercial and industrial businesses to install and maintain
landscaping,
A landscape plan is included in the application package. The landscaping plan
includes the commercial and residential properties.
Comprehensive Plan Analysis
] of4
Harks Canyon Creek Subdivision
October 14, 2005
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Chapter VI
Goal 1: Oqiective 13: Ensure compatibility of schools with neighborhoodf; bUeT 3idE<.ccnt
land uses (both commercial and residential).
This is an objective for the siting ofschoolfÙcilities; however, l-larks C{[j~yon
Creek Subdivision is located less than ¥2 mile north o,fPeregrine Elementary
School. Sidewalks, pathways and a pedestrian bridge over Ten ]\Jile Creek will
allow elementary school children an opportunity to walk to school.
Goal II: Objective A:
Action 5: Require pedestrian access connectors in alll1ew development to link
subdivisions together to promote neighborhood cOlmectivity as part of a coll1Jmmity
pathway system.
The project will include a pathway and pedestrian bridge over Ten It¡file Creek to
the south. Pedestrian and vehicular traffic connections will be constructed to the
east and west. A sidewalk will be constructed along Franklin Road to connect to
the sidewalk along the Hark<> Corner.fi'ontage.
Action 6: Require street connections between subdivisions at regular intervals to enhance
cOlmectivity and better traffic flow.
A street will stub to the west. The parking areas jòr Harks" Corner and the
proposed development will connect along the east property line. Future connects
in the south portion of the development may be made to the adjacent properties to
the east and west. A street connection cannot be made to the existing subdivision
to the south due to Ten Mile Creek and the existing lot configuration; however, as
noted above, a pedestrian connection will be established
Goal III: Objective A:
Action 11: Develop trails and path plan.
The pathway to be constructed along Ten Mile Creek is part of the pathway
system noted in the Comprehensive Plan.
Goal IV: Objective A:
Action 5: Identify and prioritize areas for future City expansion.
The project site is ideal for City expansion as it can be served by urban utilities
and is adjacent to the current City limits.
Action 9: Explore options to annex County parcels that are surrounded by City limits to
allow for more efficient provision of City services.
The ten acre project site is surrounded by City annexed property on the north,
east and south sides.
Action 18: Investigate potential use of pathways along irrigation canals.
The developer has worked with the NMID to allow the construction of a pathway
and park-like setting along the north side ofTen Mile Creek adjacent to the
project site.
Comprehensive Plan Analysis
20/4
Harks Canyon Creek Subdivision
October 14, 2005
8
8
Chapter vn
Goal I: Objective 13: Plan for a variety of comnlercìal and retail opportunities within the
Impact Area.
A portion qlthe prqject will be of ./ice /co mmercial, in keeping with the Mixed Use
Comprehensive Plan land use designation for this portion of the Impact Area.
Action 5: Locate new community commercial areas on arterials or collectors near
residential areas in such a way as to complement with adjoining residential areas.
The commercial area qlthe project is located next to Franklin Road to best serve
the residential community in the Franklin/Linder region. The attached
Townhomes are located adjacent to the ojjìce/retail for good access to the
commercial uses and to transition to the additional residential uses planned for
the southern portion of the site and to the existing single family subdivision to the
south.
Action 6: Require neighborhood commercial areas to create a site design compatible with
surrmmding uses (e.g., landscaping, fences, etc.)
The commercial uses on the property are designated to be regional commercial;
however, care has been taken to create a plan and design that are compatible
with the surrounding uses through common landscape themes and
interconnectivity,
Objective C: Maintain integrity of housing areas to preserve values and ambiance of the
areas.
The plan for Townhomes and other medium density residential uses are used as a
transitional to preserve the ambiance of the single family subdivision to the south.
Goal IV: Objective C:
Action 2: Require screening and landscape buffers on all development requests that are
more intense than adjacent residential properties.
The wide buffer area and landscaping along Ten Mile Creek serves to bufler the
more dense residential uses from the existing subdivision to the south. Other
surrounding properties are either commercial in nature or will be developed in a
manner similar to Harks Canyon Creek Subdivision.
Action 3: Require usable open space to be incorporated into new residential subdivision
plats.
As noted previously, the open space along Ten Mile Creek will be constructed into
a park-like setting with pathways and benches for the enjoyment of residents and
the general public.
Goal IV: Objective D:
Action 5: Require appropriate landscape and buffers along transportation cOlTÎdors
(setback, vegetation, low walls, berms, etc.)
The commercial area of Harks Canyon Creek Subdivision is designed to be
accessible and attractive from the interior of the site and from Franklin Road.
Due to the accessible nature of the commercial buildings, we will not propose
hiding the buildings behind a wall, fence or berm. However, appropriate
landscaping and buffers along Franklin Road will be maintained.
Comprehensive Plan Analysis
3014
Harks Canyon Creek Subdivision
October 14, 2005
8
8
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wul be constructed in the large remainder parcel in the southen'? portion Gftlie
sitc. 171Otplan will be submittedfÒr arp:'oval a! a later date.
Objective C:
Action 1: Require commOll area for all subdi\'i:>ions
As noted previously, Harks Canyon Creek Subdivision will include COlli¡TWn a¡'ea
along the Ten Mile Creek and throughout the subdivision. Col?m¡on. ([teas 'will be
maintained by the Property Owners Association.
Comprehensive Plan Ana(y.çis
40/4
Harks Canyon Creek Subdivision
October 14, 2005
8
8
Van Bees PrOlJeF"íy on Franldin Road
Neigh borhood Meeting
June 1, 2005
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J:Æiy 2S. 20œ,
Subject:
HewM.ixec1 Use Development on Franklin Road
Dear Neighbor:
You and your Ütmily arc invited to attend a neighborhood meeting to discuss a new
mixed use development at 1845 W. Franldin Road, located south of Franklin Road and
just west ofIIarks Comer at Franklin and Linder Roads. The meeting will be held on
Wednesday June 1,2005 at 6 pm at 1767 W. Franldin Road, Suite 170. This meeting
space is in an office located just behind the Subway Sandwich Shop at Harks Comer.
The property, to be developed by Larry Van Hecs and his partners, is approximately 10
acres and is currently used as a single family residence and horse pasture. The proposed
mixed use development will include retail and office space along Franldin Road and
residential uses to the south. The development win feature inter-connectivity between
the retail spaces and the proposed and existing residential areas.
If you are unable to attend the meeting or have questions or comments, please contact me
at 342-6941.
Sincere]y,
~WVt(7 Ci 6<0 -;-
lJ e B. Suggs
and Development Consultant
JBS ENTERPRISES, LLC
200 N. LOUISA STREET, BOISE, IDAHO 83712
(208)342-6941
ibSUK~_L.I1bleQne.IUÜ-
February 22, 2005
Fcbmary 24, 2005
May 23, 2005
July 5, 2005
8
8
l-Iarks Canyon Creel;: Subdivision
Summary of Meeting.; \¡¡lith Meridian Staff
Meeting with IVferidian Staff (Alma and Joe)
Meeting with Brad Watson on sewer
Ll.U1ch meeting with Meridian Staff (Anna and Joe)
Meeting with Anna Calming
8
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Project 1'>10. 2246
October 13, 2005
FRANKLIN CENTRE, LLC
HARKS CANYON CREEK SUBDIVISION
TOTAL PROJECT BOUNDARY DESCRIPTION
A PARCEL OF LAND IN lHE WEST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST
1/4 OF SECTION 14, T. 3 N.. R 1 W., B,M., ADA COUNTY, IDAHO, AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 14, TIlENCE
N 89°13'17" W ALONG THE NORTH BOUNDARY OF SAID SECTION 14 AND THE
CENTERLINE OF FRANKLIN ROAD FOR A DISTANCE OF 664.47 FEET TO THE EAST
BOUNDARY OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF
SAID SECTION 14, THE REAL POINT OF BEGINNING;
THENCE CONTINUING N 89°13' 17" W ALONG SAID NORTH BOUNDARY AND
CENTERLINE FOR A DISTANCE OF 664.46 FEET TO THE NORTHWEST CORNER OF
THE NORTHEAST 1/4 OF THE NORTHEAST 114 OF SAID SECTION 14;
THENCE S 00°34' 18" W ALONG THE WEST BOUNDARY OF THE NORTIIEAST 1/4 OF
THE NOR'IHEAST 1/4 OF SAID SECTION 14, FORA DISTANCE OF 758.64 FEET;
THENCE N 75°01'43" E FOR A DISTANCE OF 689.45 FEET TO THE EAST BOUNDARY
OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 114 OF SAID
SECTION 14, ALSO BEING THE WEST BOUNDARY OF VAN HEES SUBDIVISION;
THENCE N 00°33'43" E ALONG SAID EAST BOUNDARY FOR A DISTANCE OF 572.65
FEET TO THE REAL POINT OF BEGINNING, CONTAINING 10.15 ACRES OF LAND,
MORE OR LESS.
PREPARED BY: TODD R WAITE P.LS.
C:\Projects\VanHees (2246)\Documents\vanheesbndy-Ieg.doc- I -
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8
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J:'ILE: C; \PCliJ \ PC\i1FILES \ VAJ.\fHEES, CGO
U1\'I'TS: (I" EO. SUPVEY FOOT
INSTHUMENT' SETUP
Ínstrument point~
Backsight point:
Backsight Bearing:
Remarks:
TYPE
FROIIiJ
TO
---------------- ----------
DI S'rF.NCE:
- --- -,_. - - -
-----
INV 1 2
INV 2 3
INV 3 4
INV 4 5
INV 5 1
Perimeter is: 2685.206
Area is: 442332.619
Area has been reset.
1 10000.0000
4: 9427.3745
S 00Q33'411O W
DII-ZJ':CTION
N 89Q13'17" W
S 00Q34'18" W
N 75Q07'43" E
N OOQ33'43" E
N 58Q34'14" ViI
Square feet
AfJÑexA-rlo,-J
J'~O. Y r OC-L:C<':)BY ? It r ¿ 0 CIS
11 :: 0 3 XIJ~
E';-\.GE: )..
5000,0000
4994.3886
Distance: 572.653
664.460
758.640
689.450
572.650
0.006
NORTHING
----.._---------- --.------"----
BPSI' I 1\1 G
10009.0293
9250.4270
9427.3745
9999.9970
10000.0000
10.1546 Acres
BoUNDARY
4335.6014
4328.0322
4994.3886
5000.0049
5000._0000
PROJIX:'T' ; 8
DESCIGP'nON ~
FILE! C:\pCW\PCWFILES\VANHEES.CGO
UNITS: U. S < ,SURVEY FOOT
IJ:\fSTRUMJ:i::NT SETUP
Instrument: point:
Backsight point:
Backsight Bearing:
Remarks:
TYPE;
FROM
TO
------
-_u_--
INV 1 2
INV 2 6
INV 6 7
INV 7 8
INV 8 9
INV 9 10
INV 10 1
Perimeter is: 2249.807
Area is: 177272.935
Area has been reset.
1 10000.0000
9 9539.6019
S 00°33'40" W
DIRECTION
----------------
N 89°13'17" W
S 00°34'18" W
S 89°13'1?" E
S 00°33'43" W
S 89°13'17" E
N 00"33'43" E
N 88"15'54" W
Square feet
ZÐtJtt
}". .on8L' ,[p,'.",.
'J. "'..> October 24,2005
11 : a 7 J-\lV¡
PAGE 2
5000,,0000
4995.4916
Distance: 460.420
DISTANCE NORTHING EASTIJIJ(;
---------- ------------ ------------
664.460 10009.0293 4335.6014
193.000 9816.0389 4333.6757
481.160 9809.5005 4814.7913
267.420 9542.0933 ¿1812.1686
183.340 9539.6019 4995.4916
460.420 9999.9998 5000.0072
0.007 10000.0000 5000.0000
4.0696 Acres
u
ßoUNÞA 2'-/
PF~ocrEC'i' : 8
[Jii:SCEJPT'ION:
J<r:I,E:; C: \'PC\I¡r\pC\iJj>H,ES\ Vl-Ürl'J.I:'T:,::, (:(::0
UliTITS; [I,;:;.. SUF:.VKYŒ'OOT
INSTRUl:iE:Wf S[:TUF
Inst)::-umcnt- po:1.nt:
Backsight point:
BacL:::;j.9-J~J>C l:',l:'èi', ring:
Homa_rks:
TYPE
FROM
TO
_...._-,,----------,"-_.,- -----'-------
DISTANCE
------ ----- -----
INV 6 3
INV 3 ~
INV 4 9
INV 9 8
INV B 7
INV 7 6
Perimeter is: 2299.243
Area is: 265060.862
Area has been reset.
G 9GIG<0::;8~
(; 9C:l.6.0339
N 00°00'00" E
DIRECTJON
S 00°34'18" W
N 75°07'43" E
N 00°33'47" E
N 89°13'17" W
N 00°33'43" E
N 89°13'17" W
Square feet
-z. (')~é
1333, c.7~:>7
4333.675'/
Di:;::tance:
56~). 640
689.450
112.233
183.340
267.420
481.160
i__,:8:i¡ i>=;,~C>;c:- ;:;"" :¿OO;;
(i-ODD
NORTH:r:J:JC:::
:~~: : ;)' i PIi:
F',:C:C(:
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925°"4_270
942.7" 371),5
9539.6019
9542.0933
9809oS00;;¡
9816.0389
6. 0850 1-ì.c]~es
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",""'-----"-----'-------- .--"""'-"----'---"'_.--",-
ez',_s T TNG
BoWÞA~'i
4323, 03n
¿19Stl. 3886
499504,916
4812.1686
4814 < 7913
4333.6757
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120 North Curti$ Road
Boise. ¡d, 83706
(208) 376-8555
Fax (208) 429-9862
Project No. 2246
October 13, 2005
FRANKLIN CENTRE, LLC
HARKS CANYON CREEK SUBDIVISION
CC REZONE BOIJNDARY DESCRIPTION
A PARCEL OF LAND IN THE WEST 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST
1/4 OF SECTION 14, T. 3 N., R. 1 W., B.M., ADA COUNTY, IDAHO, AND BEn'J'G MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 14, THENCE N
89Q13'17"W ALONG THE NORTH BOUNDARY OF SAID SECfION 14 AND TI-IE
CENTERLINE OF FRANKLIN ROAD FOR A DISTANCE OF 664.47 FEET TO THE EAST
BOUNDARY OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF mE NORTHEAST 1/4 OF
SAID SECTION 14, THE REAL POINT OF BEGINNING;
THENCE CONTINUING N 89Q13'I7"W ALONG SAID NORTH BOUNDARY AND
CENTERLINE FOR A DISTANCE OF 664.46 FEET TO THE NORTHWEST CORNER OF
THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 14;
THENCE S 00°34' 18" W ALONG THE WEST BOUNDARY OF THE NORTHEAST 1/4 OF
TIlE NORTHEAST 114 OF SAID SECTION 14, FORA DISTANCE OF 193.00 FEET;
THENCE S 89°13'17" E FORA DISTANCE OF 481.16 FEET;
THENCE S 00°33'43" W FORA DISTANCE OF 267.42 FEET;
THENCE S 89° 13' 17" E FOR A DISTANCE OF 183.34 FEET TO THE EAST BOUNDARY
OF THE WEST 1/2 OF THE NORTHEAST 114 OF THE NORTHEAST 114 OF SAID
SECTION 14, ALSO BEING THE WEST BOUNDARY OF VAN HEES SUBDIVISION;
THENCE N 00°33'43" E ALONG SAID EAST BOUNDARY FOR A DISTANCE OF 460.42
FEET TO THE REAL POINT OF BEGINNING, CONTAINING 4.07 ACRES OF LAND,
MORE OR LESS. '
PREPARED BY: TODD R. WAITE P.L.S,
C:\Projects\Val1Hees (2246)\Docwnents\vanhceSZONECC.doc- 1 -
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?fq¡(Je;~ No. ;:2<:.6
Oeto1;(';y 13.2005
FnANllUL.l'l";J CEN'fRi1~. LLC
HAm(S CANYON CREEK SUBDIVISION
'rN4R REZONE HOtUNJl)ARY ])ESCRIPTION
A P ARCEt OF LAND IN 11-m WEST 1/2 OF TI'1E NORTHEAST 1/4 OF THE NORTHEAST
1/4 OF SECTION 14, 1'. 3 N., R 1 W" B.M., ADA COUNTY, IDAHO, AND DUNU MORE
P AR'nCULARL Y DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 14, THENCE N
89°13' 17" W ALONG THE NOR'lli BOUNDARY OF SAID SECTION 14 AND THE
CENTERLINE OF FRANKLIN ROAD FOR A DISTANCE OF 1328.93 FEET TO TI-ffi WEST
BOUNDARY OF TIlE NOR11IEAST 1/4 OF 1HE NORTHEAST 1/4 OF SAID SECTION 14;
THENCE S 00°34' 18" W ALONG SAID WEST BOUNDARY FOR A DISTANCE OF 193.00
FEET TO THE REAL POINT OF BEGINNING;
THENCE CONTINUING S 00°34' 18" W ALONG SAID WEST BOUNDARY FOR A
DISTANCE OF 565.64 FEET;
THENCE N 75°07'43" E FOR A DISTANCE OF 689.45 FEET TO THE EAST BOUNDARY
OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF TIlE NOR1HEAST 1/4 OF SAID
SECTION 14, ALSO BEING 11IE WEST BOUNDARY OF VAN HEES SUBDMSION;
THENCE N 00°33'43" E ALONG SAID EAST BOUNDARY FOR A DISTANCE OF 112.23
FEET;
THENCEN 89°13'17"W FORA DISTANCE OF 183.34 FEET;
THENCE N 00°33'43" E FORA DISTANCE OF 267.42 FEET;
THENCEN 89°13'17" W FORA DISTANCE OF 481.16 FEET TO THE REAL POINT OF
BEGINNING. CONTAINING 6.08 ACRES OF LAND, MORE OR LESS.
PREPARED BY: TODD R. WAITE P.LS.
C:\Projects\VanHees (2246)\Docume1ús\vanheesTN~R.doc- 1 -
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,,,
A Pion..r Comrany
PIONEER TITLE CaMP ANY
OF ADA COUNTY
8151 W.RiOemaoAve./ßoisc, Id¡¡IJO 8370'!
(208) 377-2700
/--
---""'----""-"-----'--"""'-.......---..,
fICA coumy A~OOfiOE¡¡ J. DAVID NAVARRO
BOISE IOAH(¡ 11/291t)~ 03:U¡ PM
DEPUTY Bonnie Oborbillio
n~CORCE[HIEQUE,;T (if'
f'lollaer
f.MOllflr
~<no
IIIII"illlllllu"mi'~I~I~mll ~I¡,
104'-50641.
WARRANTY DEED
For Value Received
Carol J. Snyd(;[, a single pr,rson as to all undivided 50')';, interest
hereinafter ref~IT~d to as Grantor, does hereby grant, bargain, sell, walTanl and convey unto
Franklin C.:ntre. LLC
hereinafter refeITed to as Grantee, whosc current address is P.O. Box 6770, KetchUJJ1, If) 83340
the following describ~d premises, to-wit
TIle W Y., ofthc E y, of the NE \1.0 ofS~ction 14, Township 3 North, Range I West,
Boise Meridian, Ada County, Idaho.
EXCEPT any portion of the W Y, ofthe E Y, of the NE \1.0 lying Southerly of the
Northerly line of the parcel conveyed to the United States of America on September
13, 1917 as Instrument No. 70680 in nook 126 of Deeds at page 58.
AND EXCEPT any portion lying within the right of way of Franklin Road.
To HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, his heirs
and assigns forever. And the said Grantor docs hcreby COvcnant to and with the said Grantee, thaI, Grantor
is the Owner in fee simple of said premises; that said premises arc [fee from all encumbrances except current
years taxes, levies, and assessments, and except U.S. Patent reservations, restrictions, easements of record,
and easements visible upon the premises, and that Grantor will warrant and defend the same from all claims
whatsoever.
Dated, November 23, 2004
~?f~< ~
Carol J. Sny
STATE OF Idaho, Cowny of Ada, ss.
On this 24th day of November, in the year of 2004, before me the undersigned, notary puhlic
personally appeared Carol j, Snyder known Of identified to me to be the person/persons whose name
is/arc subscribed to the within instrument, and acknowledged to me that he/she/they executed the same.
"",;C,.:", ,
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~(:)_.O~ 0
Notary Public ofIdaho
Residjng at Boisc, Idaho
Corrunjssion expires: February 26, 2008
'j '-:~)L-)7:.' D~)
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~'------ ----- un -"-----, "--------------------..,---..,
ADfI COUNTY fmOf¡fJf;r¡ J. fJJì\l1[) NAVARRO A/I'i()UNr 300
BOISE IDAHO 11/29/04 03:51 PM .
~~~~~E~~~~a~~~n'fU 11111111111 II 11111/ Iff 1m IlIfllil In
I'lone&f 104150640
--' ~r
Þ. Pioneer Company
PIONEER TlTLE COMPANY
or ADA COUNTY
8151 W.RiilernunAve_/Boise, Ida!Jo 83704
(208) 377-2700
QUITCLAIM DEED
For Valuc Received
LaITY D. Van Hees and Carolyn V"n H~es. husband and wiIC as to an undivided 50%, interest
do hereby convey, rcleas~, remise and forever quit claim unto
Franklin Centre, LLC
whose address is P.O. Box 6770, Ketchunl, 10 83340 ,
the following described premises, to. wit:
The W Yo, of the E '/, of the NE Y. ofSeClion 14, Township 3 North, Range' West, Boise Mcridian,
Ada County, Idaho.
EXCEPT any portion ofthc W Yo, oCthe E '/, oCthe NE Y.. lying Southerly ofthe Northerly line of the
parcel conveyed to the United States of America on September 13, ] 917 as InsTrument No. 70680 in
Book 126 of Deeds at page 58.
AND EXCEl'], any portion lying within the right of way of Franklin Road-
together with their appurtenances.
Dated: ~ovember 23, 2004
~~ £ /~
STATE OF Idaho- County of Ada, ss.
On this 24th day oCNovember, in the ye~r of2004, before me The undersigned, notary public personally
appeared Larry D. Van Hees and Carolyn Van Hees known or identified to me to be the person/persons whose
name is/arc subscribed to the within instrument, and acknowledged to me that he/she/they execured the Same-
~
~~Q.~
Notary Public ofldaho
Residing aT Boise, Idaho
Commission expires: February 26. 2008
i~~:fX;~~~:~:.;;~>~~
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'j. The name of the limij(~d liability COfTlpéJI1Y is:
FRJ\I\!f<LIN CE/\!TRE, LLC.
'-~-"--"
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t.."""
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----",....,..,,---.,,-,~--_.. ""-----""-"""'--"-"-"""'----"'-""-"-----"n___- n__n_____.." "----.,-----"....
,
¡"t"...."."" f/"""'c"'^ (-"""/""",("";,,,--,,..-,,;- ","""""", '¡"f"C"'fl"
¡,.III't"""""', )co,,, )""I(""':ji\"¡I./¡'lf')"\'
, '\ "r ' 'I I' ' ",' "e ',I,,"" " , ,
II"",. -"",'.-..'" ,,", ..\'",..1;".1/_"""1""",,
/- III'/""'-¡" "¡,." L 11 r. ;-f' i_' \/( """kj"'{!fV
:,,¡H r:_~)." 'J'~r3".- / I." ,;","()lhJ'~ { \/ I
(Instructions on bc!ck 0; application)
2. The street address of the initial registered office is:
251 NORTHWOOD WAY, f<ETCHUM, IDAI"/O 83340
"----,-
--,,---, ""-"'--m
and the name of the initial registered agent at the above address is:
DAVID F, WILSON
3. The mailing address for future correspondence is:
PO BOX 6770, KETCHUM, IDAHO 83340
'._'-,"...
4. Management of the limited lia bility company will be vested in:
Manager(s) 0 or lVlember(s) 0
(please C;lleck Ihe appropriate box)
5. If management is to be vested in one or more nlanager(s), list the name(s) and
address(es) of at least one initial manager. If management is to be vested in the
member(s), list the name(s) and address(es) of at least one initial member.
Name
Address
LARRY VAN HEES
DAVID WILSON
---....
1735 W, FRANKLIN, #135 MERIDIAN 83642
PO BO~~ 6770, KETCHUM, 10. 83340
--.
--..
---
i ,
6. Signature of t.Æast a're person responsible fodorming the limited liability company:
Signature;:""-::::- -c:... l>~ l'-----Se-~¡~ï~';Y-oTStãtë'"';:;~e-õ-ñIY-"'""".""-------
Typed Na~e: LAR Y ~AN HEESf
Capacity; MANAGER - ,'~;
¡ ¡j
¡~
Signature I ,g ~
: :; 0
T dN ¡""]
ype ame: §;
,,'" &
-- Capacity: ----=::,::::~=------n...__~==-:""===,"~ l '-'iN¡ ¡",.
IDAHO SECRETARY OF STATE
11/15/2ØØ4 B5:ØØ
CK: 564 CT: 1725B8 ÐH: 776479
1 @ lBB.Be = laB. Be ORGAN llC ff 2
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COMMITMENT OF PROPERTY POS'fING
Per Unified Development Code (ODe) 11-5A-5D, the applicant for all applications requiring a
public hearing (cxcept 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 toi:he hearing.
The applicant shall post a copy of the public hearing notice ofthc application(s) on the propetty
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 ofthe above requirements and will comply with the posting requirements as stated in
UDC 11-5A-5.
~~t~~
10-/4-0S-
Date
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October 25, 2005
Mr. Bmce Freckletol1
Meridian City Engineering Depmirnent
660 E. Watertower Road
Meridian, Idaho 83642
RE: I-larks Canyon Creek Subdivision
Dear Bruce,
Per our conversation today, I am submitting the soils analysis and groundwater statement
prepared by Glen Logan of Associated Earth Sciences. Glen perfonned this analysis in
200 1 on the property to the east of this site. This report will serve as a preliminary report
for the site. We will commission a soil scientist or geotechnical engineer to nUl
additional tests on the site for use in design of the drainage systems as well as the
roadways and building foundations. These additional studies will be performed prior to
submitting construction plans for this project.
If you have any questions or concerns please feel free to contact me.
;¡¡;~
Matt M Munger, P.E.
President
Ene.
4090 WEST STATE STREET, SUITE 29 . BOISE, IDAHO 83703 . PHONE: (208) 426-8314 . FAX: (208) 426-8319
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JWI.C 19.2001.
F,¡' e: G Ë f V I;: D
JUN 2 5 20m
Ktì!h Jacobs:, F.E.
Power Engjne<..'inß;. inc-
12% S. E.."tgte Flight Way
BoÎ!c, ill [.:3709
[)au:- Keith:
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A oo¡. inVO8Ûga1ìon WDIôõ CO1J)pkted on Utt: r..uy Van Heea property lOOitod in n pan oftÞe NENE
of Sc<:tion 14. T.3N., R..IW., aM., Ada COWlty. Idaho (SW of Fnmklin o.nd Under koads
in tmcc tion )" The pwpóSC of Ih e ÌDVe:8Ii gation was to dck:unine tit f;: øoiJ P byøical properti os and so ì I
c:lraD:wge condítions jn areas where &ronn drainagt; f&ciJities 8tC to be iostaIlc:d.
!hn:e bac~ pits (test bob) W(IIC cxcavarcd aod dcacribcxl 5011 tcxtutc.. BOil colant (as indic.ators
() f in t enW roil drainage). mI1rictî vc soil byc:B (camc:n ted hanfpao. Jùgh clay con œnt and coœp acte d
I øycn), plant rootìø g dq», and p~ Ot' ~ C of &œ water (\V'I1a a.blc) were aU cons.i dere d
in this &tudy. Detailed field notes an,d a tøt bole Iocatiòn tnap arc attached.
M () I),Î (() rin,g wells (4" diamda- PV C pi pail) w CIC inm.U cd in tbc tbnxJ tar bo lcs 8C) that gro U'nd w a tel'
( W ~ cr table). i f any. dqrths can b c mcuurcd and recorded duo ugh Ibe ini g a.ti on 3Ca.'inD.. A. t the bmc
of ~çaV1l1:Ìon none ofdte 1M holes bad fioec "-'*k:r (water lable) within 144 to 150" of !be ground
~urfQCC. [do not anticipø.ce watcl' hlblœ to nag in the P1OD.iwring wc;U$~ however. tboy shooJd ~
ch«ked about mid-Ju.ty 8J1d August 1,2001. (0 make 81m:.. .
Es~b:d pl"1IDt:3b.liað wm't; made on aU soi11ayars ¡dconficd aM møy be UÐdUJ in ck::,;jgnÏng Ole;
stonn dru.in facilities. The estimarc> arc ìnclwcd in &be attached f;ícld DOICS.
[fytJu have any qUC3tions øboul tb.i.\I ~ p1caøe call hie lit (208) 672-9213.
Sincerely.
~~ l£Þ~
GJen H. Loglm
Certified Professional Soil Scientist