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HomeMy WebLinkAboutCity Clerk Checklist•,- CITY CLERK FILE CHECKLIST Project Name: Bellabrook File No. CUP 07-005 Contact Name: Ross Erickson Phone: 867-3954 Date Received from Planning and Zoning Department: March 2, 2007 Planning and Zoning Level: Hearing Date: April 19, 2007 ❑X Transmittals to agencies and others: March 5, 2007 ❑X Notice to newspaper with publish dates: 2-Apr-07 rand 16-Apr-07 1-1Certifiedsto property owners: / 14-f -t' US & rit c3 A3 —D2 ❑ Planning and Zoning Commission Recommendation: ,® Approve ❑ Deny Notes: 7 , '7 CCU vAi5-fi td aks f City Council Level: Hearing Date: ❑ Transmittals to agencies and others: ❑ Notice to newspaper with publish dates: - 30 and ❑ Certifieds to property owners: y \,C{ & f L(- ❑ City Council Action: Approve ❑ Deny ❑ Findings / Conclusions / Order received from attorney on: Fin ' gs / Conclusions / Order: R..Iub— O'YpinalRes/Copy Cri inu eMtebook �I� Copy Res / CODY Cer, Ci y Clerk Approved by Council: /-T- J\ � °iIVEnpneer Clty Planner Ciy A.rn 0/ Copies Disbursed: OngCodfiers Project File Depuy Clerk Findings Recorded i� °°p C—ly(CP A� Counry (CPAs) Applicant (non -CPAs) Development Agreement: ""a'°°'°'dneb`°k' Original Minutabaok Fwdw,, ❑ State CS.i T Cly Clerk Sent for signatures: SroreasireTe«r, Tredror, Assessor ❑ Sterling Codfiers Signed by all parties: itv En,—, Gy Enaneer ❑ PpPlicaCiy Plarner Approved by Council: Prq�`" "e nt (if appl.) ❑ Deputy Clerk Recorded: F'n_l Mn'°'rs Oripinat Minutebook copies to APPNcant ElCopies Disbursed: "le ay Envineer Ciy Planner Ordinance No. R olution N . Ciy Arorny Depuy Clerk Record V-0— Flndnys " ❑ Approved by Council: Recard.d°evela,m.n4 Pyre.m.nb: Q'iginal'.Fireproo� File ❑ �J CODIes -fil Bcant Alp Project M1le Recorded: Deadline: 10 days CiyE i,neer ❑ Ciy Planner 11 Published in newspaper: CiNAlromey Depuy Mey ❑ Copies Disbursed: Notes: � ,�' CITY OF. �Y1G�1�Y1w TRANSMITTALS TO AGENCIES FOR COMMENTS ON IDAHO� DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN Fc�rF�Q y o insure that your comments and recommendations will be considered by a` 7 REASURE VA11� 1903 the Meridian Planning and Zoning Commission please submit your MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579/fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6854 Police 1401 E. Watertower Lane 888-6678/fax 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 comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: April 12, 2007 Transmittal Date: March 5, 2007 File No.: RZ 07-006 / CUP 07-005 Hearing Date: April 19, 2007 Request: Public Hearing -Rezone of 4.38 acres from an R-8 to an R-15 zone and a Conditional Use Permit approval for multi -family residential use in a proposed R-15 zone for Bellabrook By: J.E. Development, LLC Location of Property or Project: 300 S. Locust Grove Road Steve Siddoway (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, C/C Joe Borton, C/C Keith Bird, C/C David Zaremba C/C Water Department Sewer Department Sanitary Services(No VAR, VAC, FP) Building Department / Rich Greene Fire Department Police Department City Attorney City Engineer City Planner Parks Department Economic Dev. (CUP only) Your Concise Remarks: Meridian School District (No FP) Meridian Post Office(FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,cUP) Qwest (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline CITY HALL 33 EAST IDAHo AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK -FAX 888-4218 FINANCE & UTILITY BILLING- FAX 887-4813 MAYOR'S OFFICE -FAX 884-8119 Printed on recycled paper F red 4i t f 'v Planning Department COMMISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that apply) Annexation and Zoning ❑ Comprehensive Plan Map Amendment ❑ Comprehensive Plan Text Amendment ® Conditional Use Permit ❑ Conditional Use Permit Modification ❑ Final Plat ❑ Final Plat Modification ❑ Planned Unit Development ❑ Preliminary Plat to Rezone ❑ Time Extension (Commission or Council) ❑ UDC Text Amendment ❑ Vacation (Council) ❑ Variance ® Other - Private Streets Applicant Information STAFF USE ONLY: Filenumber(s): KZ-07-00(o, WP-01-005, PS--0-1-00L Project name: L2,.e 11 c 6v-00, t, Date filed: 2_—I5-0-1 Date complete: 3. 1 -0-1 Assigned Planner: ye� W(Lf ferS Related files: Hearing date: q—Iej-0 Commission c Council Applicant name: J.E. Development, LLC Phone: 208.846.8955 Applicant address: 1854 E. Lanark St. Meridian, Idaho Zip: 83642 Applicant's interest in property: ® Own ❑ Rent ❑ Optioned ❑ Other Owner name: J.E. Development, LLC Phone: 208.846.8955 Owner address: 1854 E. Lanark St. Meridian, Idaho Zip: 83642 Agent name (e.g., architect, engineer, developer, representative): SLN Planning, Inc. c/o Shawn Nickel Firm name: SNL Planning, c/o Shawn Nickel Phone: 208.938.3812 Address: 148 N. 2nd Street Suite 101, Eagle, Idaho 83616 Zip: 83616 Primary contact is: ❑ Applicant ❑ Owner ® Agent ❑ Other Contact name: Ross Erickson Phone: 208.867.3954 E-mail: ross@ericksoncivil.com Fax: 208.846.8956 Subject Property Information Location/street address: 300 S. Locust Grove Road Assessor's parcel number(s): S1117223480 Township, range, section: T3N R.IE Sect. 17 Total acreage: 4.38 Current land use: Single Family / Pasture Current zoning district: R-8 660 E. Watertower Lane, Suite 202 9Meridian, Idaho 83642 Phone: (208) 884-5533 gFacsimile: (208) 888-6854 9 Website: www.meridiancity.org 1 Project Description Project/subdivision name: Bellabrook Villas General description of proposed project/request: Re -zone (R-15), 34 condominium units, 25-foot landscape buffer along Locust Grove, micro path to Five Mile Creek, 10-foot multi -use pathway along Five Mile Creek, amenities Proposed zoning district(s): R-15 Acres of each zone proposed: 4.38 Type of use proposed (check all that apply): ® Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other Amenities provided with this development (if applicable): Open Space, pathway system, art Who will own & maintain the pressurized irrigation system in this development? Nampa Meridian Irrigation District Which irrigation district does this property lie within? Nampa Meridian Irrigation District Primary irrigation source: PI System -From G-irr along church p/I. Secondary: City of Meridian Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): 86,213 sq. ft. Residential Project Summary (if applicable) Number of residential units: 34 Number of building lots: 1 Number of common and/or other lots Proposed number of dwelling units (for multi -family developments only): 1 Bedroom: 0 2 or more Bedrooms: 34 Minimum square footage of structure(s) (excl. garage): 1300 sgft/unit Proposed building height: Per MCC Minimum property size (s.f): N/A, Condominiums Gross density (DU/acre-total land): 7.76 Percentage of open space provided: 45.2 % Average property size (s.f.): N/A Net density (DU/acre-excluding roads & alleys): 8.61 Acreage of open space: 1.21 acres Percentage of useable open space: 27.7% (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Entire site is common w/ landscaping Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes ® Multi -family (Condominiums) Non-residential Project Summary (if applicable) N/A Number of building lots: Other lots: Gross floor area proposed: Existing (if applicable): Hours of operation (days and hours): Percentage of site/project devoted to the following: Landscaping: Building: Building height: Paving: Total number of employees: Maximum number of employees at any one time: Number and ages of students/children (if applicable): Total number of parking spaces provided: Authorization Print applicant name: J.E. Seating capacity: Number of compact spaces provided: Applicant signature: Date: 0 E.etertower Lane, Suite 202 9Meridian, Idaho 83642 Phone: (208) 88 - Facsimile: (208) 888-6854 9 Website: www.Meridiancity.org 2 SLN Planning Inc. 148 N. 2nd Street Suite 101 D Eagle Idaho 83616 ❑ Office 208.938.3812 C Fax 208.938-5873 February 15, 2007 Honorable Mayor and City Council City of Meridian 33 E. Idaho Ave. Meridian, Idaho 83642 RE: Bellabrook Villas Conditional Use, Rezone and Private Streets— Letter of Intent Dear Mayor and Council; As representative for J.E. Developers, LLC, please accept this application for Bellabrook Villas, located on the east side of 300 S. Locust Grove Road, approximately 900 feet south of Franklin Road in Meridian, Idaho, Section 17, Township 3 North, Range 1 East of the Boise -Meridian. Bellabrook Villas is designed as a multi -family condominium project containing 34 units on 4.38 acres, with private streets, and a request for rezone to an R-15 designation. The gross density for the project is 7.76 dwelling units per acre. This letter is included with the land use applications for conditional use permit, private streets and rezone, together with filing fees and various exhibits. The enclosed applications have been submitted in accordance with the requirements of the Meridian Zoning Ordinance. As a result, this application does not include a request for variance or deviation from the ordinance. The development has also been designed to be in compliance with the intent of the Meridian Comprehensive Plan. Specific Comprehensive Plan policies that support the requested zone change include: • Population Growth Goal 1, Objective A, Action 6 (New development provided with Urban Services); Land Use Goal III, Ensure public services, Objective A, Action 1 (Development projects planned public services); Goal IV, Objective C, Action 1 (compatibility),, 5 (sidewalks, curbs, gutters, etc.), Objective D, Transportation Corridors, Action 2 (Restrict curb cuts/access on collectors), Action 10, (Support variety of residential categories); Goal V, Diversity in housing, Objective A, Action 4 (Provide wide diversity of housing types (single-family, multi- family); Action 10 (Support infill of vacant lots when compatible to surrounding developments; In compliance with Comprehensive Plan.) Rezone Although the proposed gross density of 7.76 dwelling units per acre meets the allowed density for the existing R-8 base zone, a zoning designation of R-15 is being requested for this development to allow for the multi -family land use. The density is in compliance with the intent of the current Comprehensive Plan Future Land Use Map, which designates this area as Mixed Use Community, and allows for a residential density of 3 to 15 dwelling units per acre. Conditional Use Permit/Private Streets The 34 individually owned, 2-plus bedroom condominium "Villas" will be attached in combinations of two and four dwellings each. All Villas will have two car garages with two additional parking spaces available in each driveway. The proposed buildings are depicted with a two and three story elevation for each group of dwellings. The street system throughout the project will be private, and has been designed in conjunction with the Meridian Fire Department to meet all fire safety concerns, including individual unit addressing. Common landscaping will surround each building to provide a minimal amount of hardscape within the development. Usable open space, in the form of pedestrian walks and a gathering courtyard will create a centralized community amenity with a connection linking the project to the future Five Mile Creek regional pathway corridor. The gathering area will include seating, shade trees and community artwork. Additional common area includes a buffer along Locust Grove Road and landscaping of the eastern strip leading to the Five Mile Creek area. The total common area for the entire development accounts for 1.98 acres, or 45.2% of the overall property, with the usable open space accounting for 1.21 acres, or 22%. All common landscape area will be owned by the Homeowners Association that will be established for the community. An outside company will be contracted to maintain all common areas, including maintenance of the private streets (i.e. snow removal, parking violations, etc.). Drainage will be handled by on -site detention areas and will be designed to the standards of all appropriate regulatory agencies. A pressure irrigation system will be provided for all common areas within the development. Sewer and water service will be available to service this development and will be provided by the City of Meridian. In conclusion, Bellabrook Villas will be a quality and compatible addition to this area of Meridian. The development is adjacent to existing residential uses, with great thought going into the design of the project to insure compatibility through responsible landscaping and buffering from the neighbors. The requested zoning to R-15, along with the proposed density, are in compliance with the City's Comprehensive Plan, and will benefit the public interest by providing a unique, diverse housing need to this existing mixed use area that currently has office, a church and single family uses. This application submittal includes all items listed within the appropriate application checklists. We look forward to working with you and your staff and request approval of this project. Sincerely, Shawn L. Nickel Representing J.E. Development, LLC Bellabrook Villas Boundary Exhibit LOCATED IN THE NW 1/4 OF THE NW 1/4 OF SECTION 17, T3N, R I E, BM, CITY OF MERIDIAN, ADA COUNTY, IDAHO 2006 CP&F INST NO 104161.995 - E - FRA NKL IN RD ;8#7 -mwr or ri Uj AREA = 4.38 ACRES 8.9*5807' W 377. 16' N I/W 18 1-17 114 CP&f' Wsr ,VO, 1051-777.5 L L A 'p 1 UT1 18 /OL u, &L 4Q or W. m a RE p �VAL IT FEB 16 207 MERIDIAN pUSLIC VYORKS DEPT. 944.94' N 89:59,371, w 567 0 100 200 400 -:t a a f - .and Surveying and Consulting 231 E. STH ST, 5TE, A MERIDIAN, ID 83642 1208) 2BO-2040 (ZOO) 288-2557 ftx www.fandsolutions.biz BELLABROOK VILLAS RE -ZONE EXHIBIT LOCATED IN THE NW 1/4 OF THE NW 1/4 OF SECTION 17, T3N, R 1 E, BM, CITY OF MERIDIAN, ADA COUNTY, IDAHO 2007 CP&F INST. NO. 104161985 7 8 E. FRANKL/N RD 18 17 ,b ro POINT OF C9 BEGINNING � ro V ^ � v o rn S 89 57'19 " E z AREA = 4.81 ACRES �W rn o 0 ci= z m g N 8958 07" W 425. 18' N 1116 "�� WI a ^ N 18 17 114 CP&F 1NST NO. 105IJ775 NL LAND 11118 l�iyglF OF TCN W Np REVt PROVAL BY MERIDIAN PUBLIC WORKS DEPT. rn 0 3 N P 0 992.94, 3 rn� N 89'59 37" W 567.77' o 1 100 200 400 fl d . ..fj1 J , AI Land Surveying and Consulting 231 E. 5TH ST., STE. A MERIDIAN, ID 83642 (208) 288-2040 (208) 288-2557 fax www.Ian dsol uti o ns. b iz - -1 mmN Nab m mm� m t co !ETD rn r r m d :i1 � v �CL RI •^ 41 C Z. ch � O m o - = to —� C � 3 I cng� m n3� �0 D3� S=L-OCUS-T-GROVE RD <� �, our T1 TITFFFF °nm E T.RUSS—AVE S TRUSS_AVE �n N lb m w oo- S 111 NS' WAY--L m ' n c cZi Z o o �i �1►1' j 03� m umA - O C fyv m v� N ff Y T Q mA DO 3 Q-_.pmi3 yy L 2 3 4 i L m Z O A pEl O 0 3 x m u ym N Dot DA N i 3 > m D m 0 r a) n m �" a m N n D m f0 (Q a p D a CD Q 3 CL m CD w --t 4 0 C cn N W W N� gZ J� NI 0 0 Q E Z O g0. 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[ I F b_ Sw "W`a N nms3o anon III � m ■0 xel.ec J'lq ivaolsaJoad Q Q A tt : Q $I� t m �¢.. as Q CC �({. as 4� Q CC E a Q x R r� w ygg5� b Sb _ �'# �Y�c poll [_� 8° d��' beg�'�eR NOIS34 3WOH 31dH F a p s y S� 9� t/llln YIOObBb'l 139 :ao���.g 3 �:� e z zeR a� L=z . w rz J 0 11 0 I J V J x x w r yl u-.n yl o-A ,vl r-2 S w a -Al S 5 U n- f— A-tl 5 JAI ti w l * ,yl EI IF �_ yI RI gl I JA 10 b Z� VT $ w - w w 1 - S h5 g r w .Vl 11-Al �1 o-A k k rx 1 w a 4,1� ,��� OtLSS ldl paniaOabf " 8 6 6 6 � I Xd1 IlVOIIddV 40 30NVId3OOV 31VOIONI ION S300 IN3VYAVd I I I I I I I I I I I I I I I I � INVOIIddV NVHI IN3d3ddla dl H03H0 O WVN LN03HO HSVO auoy ./ its ssaaPPb' jueoijddy 33NI C06L Z179£8 01 'uolpuayq a^d o4oPl '3 E£ U—I�/Pw Jo 'k-L Hearing Date: April 19, 2007 File No.: RZ-07-006 Project Name: Bellabrook Request: Rezone of 4.38 acres from R-8 to R-15 zone, by J. E. Development, LLC. Location: 300 S. Locust Grove Road, in the NW '/a of Section 17, T.3N., R.IE. File No.: CUP-07-005 Request: Conditional Use Permit approval for multi -family residential use in a proposed R- 15 zone. File No.: PS-07-002 Request: Request for approval of private streets within the proposed Bellabrook multi- family development. 'REC MAR 0 2 'NA-7 City of Meridian +City Legal Description A parcel of land located in the NW % of the NW % of Section 17, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at a brass cap monument marking the northwest comer of said NW 1/4 of the NW % from which a brass cap monument marking the southwest corner of the NW % of said Section 17 bears S 0031'43"W a distance of 2658.74 feet; Thence S 0*31'43" W along the westerly boundary of said NW % of the NW % a distance of 890.67 feet to a point; Thence leaving said westerly boundary S 89057'19" E a distance of 48.00 feet to a Y2 inch diameter iron pin on the easterly right-of-way of S. Locust Grove Road and the POINT OF BFGINNING; Thence continuing S 89057'19" E a distance of 944.94 feet to a 5/8 inch diameter iron pin; Thence S 0"29'13" W a distance of 77.52 feet to a Y2inch diameter iron pin; Thence N 89*59'37" W a distance of 567.77 feet to a 5/8 inch diameter iron pin; Thence S 0"32'24" W a distance of 310.91 feet to a % inch diameter iron pin; Thence N 89"58'07" W along a line 50.00 feet north of and parallel to the southerly boundary of said NW % of the NW % a distance of 377.18 feet to a 5t8 inch diameter iron pin on the easterly right-of-way of S. Locust Grove Road; Thence N 0031'43" E along said easterly right-of-way a distance of 388.90 feet to the POINT OF BEGINNING. This parcel contains 4.38 acres and is subject to any easements existing or in use. Clinton W. Hansen, PLS 0N,FL LAND Land Solutions, PC e May 11, 2006 0. 111180 M I a "6' Of COD 5314 W. HP LzindVolutions Bellabrook Subdivision Job No. 06-38 EXTERIOR BNDY.tXt Parcel name: EXT BNDY North: 706178.5570 East : 2459678.0760 Line Course: S 89-57-18.91 E Length: 944.9443 North: 706177.8190 East : 2460623.0200 Line Course: S 00-29-13.42 w Length: 77.5228 North: 706100.2990 East : 2460622.3610 Line Course: N 89-59-37.48 w Length: 567.7650 North: 706100.3610 East : 2460054.5960 Line Course: S 00-32-24.03 w Length: 310.9054 North: 705789.4694 East : 2460051.6658 Line Course: N 89-58-07.35 w Length: 377.1771 North: 705789.6754 East : 2459674.4888 Line Course: N 00-31-42.63 E Length: 388.8981 North: 706178.5570 East : 2459678.0760 Perimeter: 2667.2127 Area: 190,795 sq. ft. 4.38 acres Mapcheck closure - (uses listed courses, radii, and deltas) Error Closure: 0.0000 Course: S 21-52-55.90 w Error North:-0.00004 East :-0.00002 Precision 1: 2,667,212,700.0000 Page 1 Legal Description Bellabrook Villas Re -Zone A parcel of land located in the NW %4 of the NW % of Section 17, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at a brass cap monument marking the northwest corner of said NW % of the NW % from which a brass cap monument marking the southwest corner of the NW % of said Section 17 bears S 0031'43" W a distance of 2658.74 feet; Thence S 0031'43" W along the westerly boundary of said NW % of the NW 1/4 a distance of 890.67 feet to the POINT OF BEGINNING; Thence leaving said westerly boundary S 89057'19" E a distance of 992.94 feet to a 5/8 inch diameter iron pin; Thence S 0'29'13" W a distance of 77.52 feet to a'/z inch diameter iron pin; Thence N 89°59'37" W a distance of 567.77 feet to a 5/8 inch diameter iron pin; Thence S 0°32'24" W a distance of 310.91 feet to a % inch diameter iron pin; Thence N 89°58'07" W along a line 50.00 feet north of and parallel to the southerly boundary of said NW % of the NW Y4 a distance of 425.18 feet to a point on the westerly boundary of said NW'/4 of the NW %4; Thence N 0'31'43" E along said westerly boundary a distance of 388.91 feet to the POINT OF BEGINNING. This parcel contains 4.81 acres and is subject to any easements existing or in use. Clinton W. Hansen, PLS \oNPI. LA/Vo Land Solutions, PC February 16, 2007 k� `1 F �� 0 111�8 � -7 0 0 0N W NPR REVIE ZH� ' ROVAL BY MERIDIAN PUBLIC WORKS DEPT. Lair ld bIutions Bellabrook Villas --Land Surveying and Consuldng Job No. 06-38 ANNEX BNDY Parcel name: Annexation Boundary North: 706178.5945 East : 2459630.0743 Line Course: S 89-57-19 E Length: 992.94 North: 706177.8194 East 2460623.0240 Line Course: S 00-29-13 w Length: 77.52 North: 706100.3022 East 2460622.3652 Line Course: N 89-59-37 w Length: 567.77 North: 706100.3656 East 2460054.5952 Line Course: S 00-32-24 w Length: 310.91 North: 705789.4694 East 2460051.6650 Line Course: N 89-58-07 w Length: 425.18 North: 705789.7023 East 2459626.4850 Line Course: N 00-31-43 E Length: 388.91 North: 706178.5957 East 2459630.0731 Perimeter: 2763.23 Area: 209,462 sq. ft. 4.81 acres Mapcheck Closure - (uses listed courses, radii, and deltas) Error Closure: 0.0018 course: N 44-36-14 w Error North: 0.00125 East :-0.00123 Precision 1: 1,535,133.33 Page 1 N%./ OPJon-eeffltlek DOING 8f!'OND 1872 S. Eagle Road / Meridian Idaho 83642 / (208) 888-7230 WARRANTY DEED For Value Received Morgan Plant and Marilyn L. Plant, Trustees or their successors in trust, under the Morgan and Marilyn Plant Living Trust, dated August 22, 2001 hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto JE Development, LLC an Idaho Corporation hereinafter referred to as Grantee, whose current address is 300 S. Locust Grove Rd., Meridian, ID 83642 the following described premises, to -wit: SEE EXHIBIT A ATTACHED HERETO AND MADE A PART HEREOF. To HAVE AND TO HOLD the said promises, with their appurtenances unto the said Grantee, his heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that Grantor is the owner in fee simple of said premises; that said premises are free 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: July 6, 2006 Morgan Plant adn Marilyn L. Plant, Trustees or their successors in trust, under the Morgan and Marilyn PI By: %?�t,+.t.�,rw Y Morgan r� i /ems aril Plant Trustee E Marilyn L.. Plant, Trustee STATE OF Idaho, County of Ada, ss. On this 10th day of July, in the year of 2006, before me Kelli Williams, a notary public, personally appeared Morgan Plant and Marilyn L. Plant known or identified to the to be the co trustees of the trust that executed the instrument or the pe sottlpersons who executed the instrument on behalf of said trust, and acknowledged to me that such trust exacted the same. c ��µµsnruary Ke1G Williams ..•�yS Notary Public of Idaho Residing at Jordan Valley, Oregon ,Oy - y0 � Commission expires: December 24, 2010 7r 01 i .1 $ H a �.r EXHIBIT A A panel of land lying in the Northwest Quarter of the Northwest Quarter of Section 17. Township 3 North, Range l East, Boise Meridian, Ada County, Idaho, and more particularly described as follows: BEGINNING at a brass cap marling the Northwest comer of the said Northwest Quarter of the Northwest Quarter of Section 17; Thence South 0'00'00" West 990.55 feet along the Westerly boundary of the said Northwest Quarter of the Northwest Quarter of Section 17, which is also the centerline of Locust Grove Road to a point, also said point being the REAL POINT OF BEGINNING; Thence continuing South 0'00'00" West 388.68 feet along the said Westerly boundary of the Northwest Quarter of the Northwest Quarter of Section 17 to a point, said point being on the North line of the property conveyed in Instrument No. 7602782; Thence North 89'31'00" East 423.00 feet along a line 50.00 feet Northerly of and parallel to the Southerly boundary of the said Northwest Quarter of Section 17 to an iron pin; said line conveyed in Instrument No. 7602782, Thence North 0'00'00" East 311.08 feet along a line Easterly of and parallel to the said Westerly boundary of the Northwest Quarter of the Northwest Quarter of Section 17 to an iron pin, being a comer common with that property conveyed in Instrument No. 7602782; Thence North 89*31'00" East 567.87 feet along a lima Northerly of and parallel to the said Southerly boundary of the Northwest Quarter of the Northwest Quarter of Section 17 to an iron pin on the Easterly boundary of the West half of the East half of the said Northwest Quarter of the Northwest Quarter of Section 17; Thence North 0'02'41" West 77.60 feet along the said Easterly boundary of the West half of the East half of the Northwest Quarter of the Northwest Quarter of Section 17 to an iron pin; Thence South 89°31'00" West 992.81 feet along a line Northerly of and parallel to the said Southerly boundary of the Northwest Quarter of the Northwest Quarter of Section 17, to the POINT OF BEGINNING. EXCEPTING THEREFROM any portion lying within Locust Grove Road, taken by the Ada County Highway District in Judgment and Decree of Condemnation recorded July 14, 2005 as Instrument No. 105095005. ALSO EXCEPTING THEREFROM a parcel taken by the Ada County Highway District in Judgment and Doc ee of Condemnation recorded July 14, 2005 as Instrument No. 105095005, located in the Northwest Quarter of the Northwest Quarter of Section 17, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at a 518 inch diameter iron pin marldng the Southwesterly comer of the Northwest Quarter of the Northwest Quarter from which a brass cap monument marling the Northwesterly comer of said Northwest Quarter of the Northwest Quarter bears North 0'31' 11" East a distance of 1329.58 feet; ' Thence North 0'3 P i 1" East along the Westerly boundary of said Northwest Quarter of the Northwest Quarter a distance of 50.00 feet to the POINT OF BEGINNING; Thence continuing North 0'31' l 1" East a distance of 389.03 feet to a point; Thence leaving said Westerly boundary South 89157'49" East a distance of 48.00 feet to a point; Thence South 0*31' 11" West a distance of 389.02 feet to a point; Thence North 89'58'09" West a distance of 48.00 feet to the POINT OF BEGINNING. Citv of Meridian Pre -application Meeting Notes Date: 1- 31-0-1 Project/Subdivision Name: Be I la. bnwniu V� llaf Applicant/Contact: t2Ass City Staff. Ana , Sir /a , M i K-e. Location: 6 - ssdQ rr s.Loc_s4 G,rovv, S_ c>F c-:� . F,Y&n t:l, r, 2d. Existing Zoning: R_-9 Contiguous and Within AOI (AZ only): ry A Proposed Zoning: P,- iS Number of Units and/or Lots: 3y %t3 Property Size: '+. SR a-c,--es Dwelling Type (if residential): Surrounding Uses: _re s �e� t,a 1 c0—e-%r ie,-crC.t oF�-'rCe Comprehensive Plan Designation(s): mixed -use Street Buffers and/or Land Use Buffers: ZS' j S tAws t &•rope. Open Space/Amenities/Pathways: a 1 t1w Ac-,, F e M 9 t e Cr -P- k Street System/Stab Streets/Access: ry;v S-hveAf req . (nf ctdd re s nq Sewer and Water Service: lr\ Locus -I- G,-ovt Topography/Hydrology/Floodplain Issues: E. tda_b1.0 lots are crtM do of -P laodpla� n Canals/Ditches/Irrigation and/or Hazards: "A, History: Pt'- oG- o 3 s, :1, , Zoo6 Additional Meeting Notes: m usa- ►-y1 P r+ speci-r c Esc s rooida►-d� �r UDC, � Chor(c. w/ r=-i,tee Dep± 1�- Jri✓e,.v0.et uvfd+t c � Guj' fuv nr,Vt#"i-�'et���ty u�f &jilt 'co -,,do Pla+ la-er> Other Agencies/Departments to Contact (circle): Ada C' �n_tv Highway Distnc Nampa and Meridian Irrigation Parks Department Idaho Transportation Department Settlers Irrigation Public Works Department Sanitary Services Corporation f ire ppartmen Building Department Central District Health Police Department Other: Applications Required (circle all that apply): Accessory Use Design Review Alternative Compliance Final Plat Modification Annexation Misc. (DA Modification) Certificate of Zoning Compliance Planned Unit Development Comp Plan Map Amendment Preliminary Plat Com Plan Text Amendment Private Street C—on d'it iona Mse Penn ' ezo Additional Pre -Application Conference (circle one): Required Short Plat Time Extension UDC Text Amendment Vacation Variance Other: Not Required Anticipated Submission Date: :F--b 154h_ , Zooms Anticipated Hearing Date: rn d A7r; I , Zoo 1 NOTES: 1) Applicants are required to hold a neighborhood meeting, in accordance with UDC 11-5A-5C, prior to submittal of an application requiring a public hearing. 2) Except for UDC Teat Amendments, Comprehensive Plan Text Amendments and Vacation applications, all other applications requiring a public hearing shall be posted in accordance with UDC 11-5A-5 D. 3) The information provided during this meeting is based on current City Code and Comprehensive Plan. Any subsequent changes to City Code and/or the Comprehensive Plan may affect your submittal and/or application. This pre -application meeting shall be valid for 6 months. Bellabrook Development -Neighborhood Meeting January 31, 2007 Erickson Civil Engineering Office NAME z ADDRESS i PHONEj�#,�%` 1*4St ,C- -5!uiTLi _:�Yrk I kk?_ 5L ✓ f fi/iUl/j rVer"_/l of1S S,L,<zt 979q IciT �' _PAR /l h1.�' �' SLN Planning, Inc. 148 N. 2ND Street Suite 101 ❑ Eagle Idaho 83616 ❑ Office 208.938.3812 ❑ Fax 208.938-5873 January 24, 2007 Dear Neighbor; Please accept this invitation to attend a neighborhood meeting to review the revised development plan for a townhouse project in your area. We will be providing a preliminary plan for your review at this time. The property is located on the east side of Locust Grove Road, north of Watertower Street (see vicinity map below). For those interested, please join us at 6:00 p.m. on Wednesday, January 31, 2007 at 1854 E. Lanark Street in Meridian (take Franklin east to Nola, north to the northeast corner of Nola and Lanark, before RR tracks). The meeting will be held at the office of Erickson Civil Engineering. The developer will be present to review and discuss the current development layout and address any questions. We look forward to seeing you there. Sincerely, Shawn L. Nickel �J�J!_ I Mlyy AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) r / (name) (city) being first duly sworn upon, oath, depose and say: & 7y /�;. 11-1-�':-" *� S; . /P/��To (address) (state) That I am the record owner of the property described on the attached, and I grant my permission to: �� r ��s �'tzi�i�s-�''� _ i�'�"`f ,,''• ��r�-�2�- S��ur�.,,4.-1 r✓.� �iSGYZ (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this day of �✓ 't , 20 6 7 (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. (Notary Public for Idaho) Residing at: My Commission Expires: 0 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/agent signature Date Bellabrook Villas Seasonal High Groundwater Report Project Description The Bellabrook Project is a Multi -family residential project with thirty four (34) living units on 4.38 acres in a proposed R-15 zone. The project is neighbored to the north by a 50-foot wide strip of unplatted property and Woodbridge Subdivision, to the west by S. Locust Grove Road, to the south by the Church of the latter Day Saints, and to the east by a single family residence with pasture. Storm water from the public right-of-way and residential lots will be discharged to subsurface drainage facilities and retention ponds located within the development. Site Characteristics The site is currently vacant and covered pasture grasses, one single family residence, and two accessory structures that will be removed with the project. The west half of the site topography (approximately 3.38 acres) slopes downward to the west towards locust grove road at a varying slope of approximately 2.0 to 4.0%. The easterly portion of the site (approximately 1 acre) slopes downward towards the east to Five Mile Creek. Subsurface soil conditions are typical for the area. The Soils Survey of Ada County Idaho classifies the site soils as "Power Silt Loam" with 2 to 4% slopes. The soils are very deep and well drained. The surface layer of soil is silt loam and is approximately 6-inches thick. Below the surface layer is silt loam and silty clay with an approximate thickness of 21 -inches. Soils at greater depths are classifies as free draining sands and gravels. Seasonal High Groundwater Elevation ACHD performed groundwater monitoring for the storm drain pond located at the southwest corner of Locust Grove Road and Franklin Road. The subject property lies about 4-10 feet higher than the top o f the storm drain pond site. The seasonal high groundwater elevation ranged from 2615 to 2617 (NAVD). The ground water elevations notes reflect seasonal high ground water depths ranging from 10.0 feet to 12.0 feet below the finished grade of the site. The specific ground water elevation data nearest to the respective stormwater facility was used for design of the individual stormwater facilities. Based on the geotechnical research and existing facilities within close proximity to the site, it can be determined that the site has suitable soils at depth for percolation (infiltration galleries) and suitable groundwater characteristics for subsurface stormwater disposal. This site has historically been irrigated, and it is possible that with this development, and the development of surrounding properties, that the seasonal high groundwater elevation may slightly decrease in the future. RossLK.E'rickson, P.E. Project Manager -All of <A Project No. 105005 2/8/2007 LETTER REPORT Limited Geotechnical Services Proposed Bella Brook Subdivision Locust Grove Road Vf- December 12, 2006 Meridian, Idaho s Mir Ram ra (;F 0TF C r.N CAl. f. f. RING It MAT F MAI s Tr ',T;NG I %I �')f I /r"m aAr r/r".4nd U(- Ms. Amanda Alvaro Quasar Development 1099 S. Wells Street, #200 Meridian, ID 83642 Dear Ms. Alvaro: December 12, 2006 File: QUASAR B06286A RE: LETTER REPORT Limited Geotechnical Services Proposed Bella Brook Subdivision Locust Grove Road Meridian, Idaho STRATA, Inc. is pleased to provide our authorized limited geotechnical engineering evaluation services to assist you and Erickson Civil, Inc., with civil infrastructure design for the proposed Bella Brook Subdivision, located south and east of the intersection of Franklin and Locust Grove Roads in Meridian, Idaho. STRATA's services are limited to providing geotechnical recommendations for stormwater disposal and pavement design and do not include recommendations of any kind for residential lots. Additionally, we understand that you will need an estimate seasonal high groundwater at the site to assist stormwater design. PROPOSED CONSTRUCTION Based on our conversation with Mr. Ross Erickson, and review of the preliminary plat for the proposed subdivision, we understand that the development will consist of a residential subdivision that will connect to city sewer and water utilities. The proposed subdivision is approximately 4.4 acres in size and asphalt pavement will provide access throughout the subdivision and connect to Locust Grove Road to the west. The subdivision roadways are expected to be constructed in accordance with ACHD requirements. Stormwater is anticipated to be retained on -site and disposed of in subsurface infiltration facilities. SITE DESCRIPTION The parcel is located in the City of Meridian, Ada County, Idaho and resides in the northwestern corner of Section 17 Township 3 North, Range 1 East, Boise Meridian. The site is bounded by Locust Grove Road to the west and residential and commercial development to the north, east, and south. Five Mile Creek is present in the eastern portion of the property, near the property boundary. An existing residence with associated outbuildings occupies the central portion of the parcel. IDAHO MONTANA NEVADA OREGON UTAH WASHINGTON WYOMING www.stratageotech.com 8653 W. Hackamore Dr. Boise, Idaho 83709 R 208.376.8200 F.208.376,8201 Proposed Bella Brook Subdivision GEE File: QUASAR 806286A Page 2 FIELD EXPLORATION STRATA observed the excavation of 2 exploratory test pits on November 17, 2006. Approximate test locations are provided on Plate 1, Test Pit Location Plan. The soil encountered in each exploration location was visually evaluated referencing the Unified Soil Classification System (USCS), and soil profiles were logged by our field engineer. A brief explanation of the USCS is presented on Plate 2 and should be used to interpret the terms used on the test pit logs. Individual exploration logs are included in the Appendix to this report. Select soil samples were retained for laboratory testing. At the conclusion of our subsurface evaluation, test pits were loosely backfilled level with the existing ground surface, where possible. Exploration locations are indicated by the presence of observation wells and/or flagged stakes. We recommend exploration locations be surveyed so that an accurate record of their actual location can be obtained. If test pits are located beneath proposed building, pavement or sidewalk areas, the loose test pit backfill should be re -excavated to sufficient depth to expose undisturbed native soil and backfilled with structural fill according to the recommendations provided herein. Subsurface Conditions Two test pits were advanced to depths of 10 to 13 feet in locations shown on Plate 1 in November 2006. Soils encountered within the explorations typically consist of near -surface fat clay overlying variably cemented silt and silty sand, which is underlain by poorly -graded gravel with sand. Near -surface clay was described as brown, very stiff to hard, and moist, extending to a depth of approximately 1.5 feet in the test pit locations. Below these depths, tan to yellowish -brown, hard, sandy silt and dense silty sand was encountered. Sandy silt and silty sand exhibited intermittent weak to moderate calcium carbonate cementation and was observed to extend to depths of 5 to 11 feet within the test pits. Below these depths, gray, dense, moist, poorly -graded gravel with sand was observed. Gravel soil extended beyond the termination depths of both test pits. Groundwater was not encountered within the depths explored during our field investigation. Groundwater levels within the project vicinity are primarily a function of irrigation in the area, and seasonal high groundwater is anticipated to occur during the irrigation season. Based on review of topographic information and our knowledge of the area, it is our opinion that groundwater in the project vicinity will remain at depths greater than approximately 12 to 13 feet below existing ground surface in the western portion of the site. This depth corresponds to approximate Elev. 2715. Note that the depth to groundwater is only an estimate, and some seasonal and yearly fluctuation may be observed. We recommend that monitoring of the piezometer installed on -site be performed during the irrigation season to verify the above estimate. 6 IDAHO MONTANA NEVADA OREGON UTAH WASHINGTON WYOMING www.stratageotech.com Proposed Bella Brook Subdivision GEE File: QUASAR B06286A Page 3 Laboratory Testing Laboratory testing was performed on select soil samples obtained from our field exploration. Laboratory testing is accomplished referencing ASTM procedures. Laboratory testing included in situ moisture content determinations, grain -size distributions, Atterberg limit determinations and an R-value. Laboratory index test results are provided on individual test pit logs in the Appendix. R-value test results are presented as Plate 3. GEOTECHNICAL OPINIONS AND RECOMMENDATIONS General It is our opinion the site is suitable for proposed infrastructure from a geotechnical standpoint for the proposed project, assuming our recommendations presented in this report are adhered to. Our recommendations and opinions contained herein reflect our understanding of the location and configuration of the proposed development and subsurface conditions encountered during exploration. It should be noted that soil conditions may vary between the test pit locations at the proposed site. Variation of soil conditions will not be known until construction, and may impact construction plans. If design plans change, or subsurface conditions between test pit and boring locations vary significantly from what was observed during our subsurface evaluation, we should be notified to review our recommendations and make any necessary revisions. Approximately 1.5 feet of fat clay was observed at ground surface in test pits locations. Based on limited laboratory testing, it is our opinion that this soil will be susceptible to shrink/swell movement associated with changes in moisture content. This movement can potentially result in damage to foundations, flatwork, and/or floor slabs of structures. Although the scope of our services does not include any lot -specific evaluation, we recommend that each individual homeowner and/or builder consult a qualified geotechnical engineer during construction. Earthwork We recommend test pits be relocated in the field prior to earthwork construction. If test pit backfill is located beneath the future pavement, sidewalk or residential lots, test pits should be re -excavated and backfilled with structural fill that is placed and compacted in accordance with this report. Near -surface soils were observed to consist of highly plastic fat clay. These soils will be subject to shrink/swell movement associated with seasonal changes in moisture content. This movement will be observed as heave if construction proceeds when clay soils are predominantly dry, and may be observed as settlement if construction proceeds when clay soils are relatively moist. Structures supported by these clay soils will be subject to movement associated with the seasonal moisture fluctuation. Considering this, two alternatives are considered acceptable for subgrade preparation below pavement and 6 IDAHO MONTANA NEVADA OREGON UTAH WASHINGTON WYOMING www.stratageotech.com Proposed Bella Brook Subdivision GEE File: QUASAR B06286A Page 4 sidewalk areas. Alternative 1 involves complete removal of clay soil, and will result in low potential for shrink/swell related movement. Alternative 2 will require moisture conditioning of clay soil, and some risk of shrink/swell-related movement will remain with this option. A detailed description of each earthwork altemative is described below: Alternative 1 — Removal of Clay Soil: If the potential for some shrink/swell- related movement is unacceptable, STRATA recommends that near -surface clay soil be removed below all planned pavement and sidewalk areas. This will require excavation depths of up to approximately 1.5 feet below existing grades. Following stripping, subgrade soils within pavement and/or sidewalk areas should be proofrolled with a minimum of 5 passes with a vibratory roller with a drum weight greater than 5 tons. If any weaving or pumping is observed, those areas should be removed to sufficient depth to expose competent native soil and replace with structural fill. Once a stable subgrade has been achieved, structural fill placement can commence to achieve desired site grades. STRATA should observe all proofrolling and site preparation procedures to verify no soft or pumping areas exist prior to placement of structural fill. Alternative 2 — Moisture Conditioning of Clay Soil: if the potential for some movement of pavement and sidewalk areas is considered acceptable, clay soil can be left in place below pavement and sidewalk areas. If this option is selected, STRATA recommends that near -surface vegetation and root matter be stripped to a depth of approximately 6 inches. Following stripping, exposed clay soils should be scarified to a minimum depth of 8 inches and recompacted to between 92 percent and 98 percent of the maximum dry density, as determined by ASTM D 698 (Standard Proctor). Additionally, clay should be moisture conditioned to between +2 percent and +4 percent above optimum moisture content. Structural fill or subbase material must be placed as soon as possible following moisture conditioning of clay soil to avoid drying. All fill placed to support pavement and sidewalk areas should consist of structural fill. Structural fill should be free from vegetation or organics and be moisture - conditioned sufficiently to achieve compaction requirements. All structural fill should be classified as silt, sand, or gravel (SP, SW, SM, GP, GW, GM or ML) in accordance with the USCS. Structural fill should have a maximum cobble size of less than 6 inches in diameter. On -site silty sand and sandy silt soils may be used for structural fill; however, these soils will require special attention and must be moisture conditioned to near optimum moisture content during placement. Additionally, during periods of extended wet or cold weather, silt soils may be difficult, if not impossible to utilize as structural fill. Clay soil should not be used as structural fill in any case. Structural fill should be placed to the subgrade elevation in uniform, maximum 8- inch-thick, loose lifts and compacted to a minimum of 95 percent of the maximum dry density of the soil, as determined by ASTM D 698 (Standard Proctor). This assumes heavy compaction equipment, such as rollers, with a minimum drum weight of 5 tons is used. The maximum loose lift thickness should be reduced where smaller and/or lighter @0 IDAHO MONTANA NEVADA OREGON UTAH WASHINGTON WYOMING www.stratageotech.com Proposed Bella Brook Subdivision GEE Fite: QUASAR B06286A Page 5 compaction equipment is used. STRATA must be retained to perform field density testing of structural fill to verify contractor compliance with the above minimum compaction criteria. Wet WeatherlWet Soil Conditions We recommend site construction be undertaken during dry weather conditions. If site construction, particularly grading, is undertaken during wet periods of the year, the on -site clay or silt will be susceptible to pumping or rutting when subjected to heavy loads from rubber -tired equipment or vehicles, which exert a point load. Wet weather earthwork should be performed by low pressure, track -mounted equipment that spread and reduce the vehicle load. Work should not be performed immediately after rainfall. All loose and disturbed areas should be excavated to undisturbed soil or recompacted to structural fill requirements. Compaction of the fill should be sufficient to preclude pumping of the underlying soil. In summary, careful construction procedures are paramount to the successful grading operation if the on -site soil is wet. Additional precautions should be taken if subgrade soils are to be exposed to freezing temperatures. STRATA should be contacted to provide recommendations prior to initiating or delaying construction during wet or cold weather in order to improve earthwork efficiency, achieve a stable subgrade and to help mitigate frost conditions. Pavement Areas Recommendations outlined in the Earthwork section of this report should be accomplished in all pavement areas. The pavement subgrade elevation is anticipated to be variable and may consist of either clay or sandy silt and silty sand soil. For these subgrade soils, we recommend the following flexible asphalt pavement section be utilized. Local Roadways - Flexible Pavement (TI=6.0, Clay Subgrade) 2.5% Type III asphalt concrete top course 4.0% %-inch-minus, crushed sand and gravel base course 14.0% Pit run sand and gravel subbase course Local Roadways - Flexible Pavement (TI=6.0, Silt or Silty Sand Subgrade) 2.5"- Class III asphalt concrete top course 4.0% 3/-inch-minus, crushed sand and gravel base course 8.0% Pit run sand and gravel subbase course The above -recommended flexible pavement section is based on a maximum 20- year design life and a traffic index (TI) of 6.0 considering local streets. Based on anticipated pavement subgrade elevations, clay soil is likely to be present in portions of the pavement subgrade with silt or silty sand present in other portions. STRATA has Q, 0 IDAHO MONTANA NEVADA OREGON UTAH WASHINGTON WYOMING www.stratageotech.com Proposed Bella Brook Subdivision GEE File: QUASAR B06286A Page 6 assumed an R-value of 5 or less for clay based on our experience and has assumed an R-value of 30 or silty sand and sandy silt, based on R-value testing. If the subgrade is moist at the time of construction, consideration may be given to use of a woven stabilization fabric, such as Contech C200. STRATA recommends that we be retained to visually inspect pavement subgrade soils and prior to placement of structural subbase. The subbase should consist of 6-inch-minus, well -graded sand and gravel consistent with Idaho Standards for Public Works Construction (ISPWC) Section 801, and with less than 10 percent passing the No. 200 sieve. The base course should consist of 3/4-inch-minus, well -graded, crushed sand and gravel with less than 9 percent passing the No. 200 sieve and consistent with ISPWC Section 802. The subbase and base course should be compacted in accordance with the Earthwork section of this report. The asphalt concrete for the flexible pavement area should have material properties as specified in ASTM D 3515 and have a mix design with a maximum aggregate size between 3/4 and 3/8 inch. The asphalt concrete should be compacted as required by ISPWC Sections 809 and 810. We recommend crack maintenance be accomplished in all pavement areas as needed and at least every three to five years to reduce the potential for surface water infiltration into the pavement section and underlying subgrade. Stormwater Disposal Recommendations As previously discussed, soils encountered consist of near -surface clay overlying variably cemented sandy silt and silty sand, and poorly -graded gravel. Silt and clay soils, as well as cemented silty sand, are anticipated to exhibit relatively low infiltration rates and STRATA does not recommend the disposal of stormwater within these soils. STRATA recommends that the subsurface infiltration facilities be extended a minimum of 12 inches into non -cemented, poorly -graded gravel with sand encountered at a depth of approximately 11 feet in the proposed stormwater disposal area. Infiltration testing performed on non -cemented poorly -graded gravel indicates an infiltration rate in excess of 40 inches per hour. STRATA recommends a design infiltration rate of 8 inches per hour be utilized for subsurface infiltration facilities extending a minimum of 12 inches into non -cemented, poorly -graded gravel soils. Overexcavations required in infiltration facility locations may be backfilled with clean gravel with sand and/or ASTM C 33 filter sand in the bottom of the infiltration facility to achieve the required groundwater separation. As discussed in the subsurface conditions section of this report, groundwater was not observed within the depths explored, and is anticipated to remain at depths of greater than 12 to 13 feet throughout the year in the area of the proposed infiltration facility. 6 IDAHO MONTANA NEVADA OREGON UTAH WASHINGTON WYOMING www.stratageotech.com Proposed Bella Brook Subdiviwm GEE File: OUASAR B06286A Page 7 CONSTRUCTION OBSERVATION AND TESTING We recommend STRATA be retained to observe all infiltration facility excavations and SUbgrades for pavement areas to verify site stripping, unsuitable soil rernoval, and excavation have been accomplished in accordance with the recommendations in this report. STRATA can also provide construction materials testing of concrete, reinforcement, and asphalt. If we are not retained to perform the recommended services, we cannot be responsible for related construction errors or omissions, The recommended services are not included in this evaluation and would be billed on a time and expense basis. EVALUATION LIMITATIONS This report has been prepared to evaluate the subsurface conditions and provide limited geotechnical recommendations for pavement and stormwater disposal for the proposed Bella Brook Subdivision located in Meridian, Idaho. Our services did not include a specific evaluation for residential lots or residential construction. Our services consist of professional opinions made in accordance with generally accepted geotechnical engineering principles and practices as they exist in southwest Idaho at the time of this report. This acknowledgement is in lieu of all express or implied warranties. This report has been prepared exclusively for the use Of Quasar Development and their retained design consultants and for the project as described; we cannot be responsible for any other use of this report. We appreciate the opportunity to assist you on this project. If you have any questions, please call. The following plates accompany and complete this report. Plate 1: Site Plan Plate 2: Unified Soil Classification System (USCS) Plate 3: R-Value Test Data Appendix A: Exploratory Test Pit Logs Sincerely, STRATA, Inc, Brent Norris E.I.T Staff Ell in er Michael G. Woodworth, P.E. Project Geotechnical Engineer BN/MGVV/kf cc: Mr. Ross Erickson/Erickson Civil, Inc. QO DAHO MONTANA NEVADA OUGON IRAH WASHINGION WYOMING www.stratageotech.com UNIFIED SOILS CLASSIFICATION SYSTEM MAJOR DIVISIONS GRAPH SYMBOL LETTER SYMBOL TYPICAL NAMES GW Well —Graded Gravel, CLEAN Gravel —Sand Mixtures. t GP Poorly —Graded Gravel, GRAVELS Gravel -Sand Mixtures. GRAVELS i Silty Gravel,Gravel- GRAVELS l Sand�-Silt Mixtures. COARSE WITHCOARSE FINES �GM GC Clayey Gravel, Gravel - Mixtures. GRAINED Well -Graded Sand, SOILS CLEAN SW Gravelly Sand. Poorly -Graded Stand, SANDS SP Gravelly Sand. SANDS Silty Sand, SANDS SM Sand -Silt Mixtures. WITH FINES Sc Clayey Sand, Sand -Clay Mixtures. Inorganic Silt, Sandy ILL or Clayey Silt. SILTS AND CLAYS Inorganic Clay of Low LIQUID LIMIT CL to Medium Plasticity, LESS THAN 50 - Sandy or Silty Clay. OL Organic Silt and Clay of Low Plasticity. FINE GRAINED Inorganic Silt, Mica - SOILS MlI ceous Silt, Plastic Silt. SILTS AND CLAYS Inorganic Clay of High CH Plasticity, Fat Clay. LIQUID LIMIT�40�xkx GREATER THAN 50% OH Organic Clay of Medium to High Plasticity. PT--j- Peat, Muck and Other Highly Organic Soils. SOIL CLASSIFICATION CHART ] Standard 2-Inch OD Split -Spoon Sample V Groundwater BG Baggie Sample ] = After 24 Hours California Modified 3-Inch OD Split -Spoon Sample Groundwater B Bulk Sample at Time of Drilling Rock Care [RG Ring Sample Shelby Tube 3-Inch OD Undisturbed Sample BORING LOG SYMBOLS GROUNDWATER SYMBOLS TEST PIT LOG SYMBOLS R-VALUE IDAHO T-8 Project: Bella Brook Subdivision Client: Quasar Development Sample ID: Subgrade Soil Location: TP-1, 1.5-2.0 ft. Soil Description: Silty Sand with Calcium R VALUE DATA Percolation: None Point 1 Point 2 I Point 3 Exudation, PSI 169 213 I 238 D Density, PCF Dry tY 96.4 l 96.8 1 97.1 Moisture Content, % 19.7 19.0 18.4 Exp. Pressure, PSI 0.00 0.03 0.12 Lab Number: 1361-243913 File Name: QUASAR B06286A Date Sampled: 11/17/06 Sampled by: BDN/Strata Date Received: 11/17/06 Tested by: CAK/Strata SOIL CONSTANTS R VALUE: 34 0 0 0 GRADATION: AASHTO T-11, T27 SCREEN AS RECEIVED AS TESTED SIZE I %PASSING %PASSING fn _ � I O O 0 4" O (h { 3" ^ I o o 2" c+i ti I d o 314" I - ` O N a N 112 I d -}— - y 318" W o I i s No.4 I 100 ! 100 I N o No.8 I o a fn o I No. 18 I t o I No.30 j No.50 1 I O I O No.100 I No.200 j I 1 I o I i o j I I o 01 co r- toLn K M N O O R value Note: This report covers only material as represented by t�s Ymple and does not necessarily cover all soil from this layer or source. A Reviewed by:, 4(r s Trrza-ra. tF •.t. ;,f.'1� •.: 1 ".. .�f.:]!Y.?.. 4Y't "•t;S `.l:.l.•Ri Plate 3 APPENDIX REMARKS USCS Desuiption E �Z- Note; BGS = Below Ground Surface Fat CLAY brown, hard, CH 4.5+ Moderate vegetation and organics observed to [B7G 88 20.2 4 inches BGS. Atterberg Limits. LL=69, PI=49 Week cementation Sandy SILT ton, medium M L 1 I B F observed from 1-5 to dense, moist. 2 3 feet BGS. 7 13 [B G] 4 7 Weak cementation Silty SAND orange, dense, SIB moist. observed from 8 to 10 feet BGS. FB GI 10 Percolation test performed Poorly —Graded GRAVEL with GP Send and Cobbles— gray, atl 1 3eet BGS. dense, moist. Infiltration rate >40 in/hr measured. 12 Max cobble size = 12 inches. Test pit terminated at 13 Standpipe piezometer feet BGS, installed to 13 feet BGS. 14 15, Ghent: QUASAR Test Pit Number: TP-1 EXPLORATORY1 TEST PIT LOG 'T FR &"r Project: B06286A Date Excavated: 11/17/2006 Backhoe: CAT 4200 Bucket Width: 2' Sheet 1 of 9 Depth to Groundwater: N/A Logged By: BN REMARKS USCS Description X AU VS =' Q Note: BGS = Below Ground CL a Surface a Fat CLAY - brawn, very stiff, CH Moderate vegetation and moist. organics observed to 4 inches BGS. 1 Silty SAND — orange, dense, SM moist. 2 3 4 Poorly —Graded GRAVEL. with GP . Sond and Cobbles— gray, dense, moist.' 6 7; . P. Test pit terminated at 10 feet BGS. 11 12 13 14 15 Client: QUASAR Test Pit Number: TP-2 EXPLOMTORY dote Excavated: 11/17/2006 TEST PIT LOG Bucket Width: 2' logged By: BN �, "a"t° Shoot 1 ©f I Project: 806286A Backhoe: CAT 4200 Depth to Groundwater: N/A GEOTECHNIC'.AL ENGINEERING & MATERIALS TESTING � iDAHV :.:ON' TAjA '4EVA'P : iiPt; ,€ N 0T H W .H7#` C,T, N .i www.stratageatoth.tam RADIUS NOTICE REPORT FILE NAME: Bella 01-A.lar-2007 Owners Owner Address ANDERSON LAURA H 255 S LOCUST GROVE RD ANDERSON ELWOOD ALLEN MERIDIAN, ID 83642-0000 Property Address: Bella ANDERSON MARCIA A 1684 E BOWSTRING ST MERIDIAN, ID 83642-0000 Property Address: Bella C & S DEVELOPMENT LLC 8352 S OLD FARM PL DM INVESTMENTS LLC MERIDIAN, ID 83542-0000 Property Address: Bella CANO PHILIP N 474 S TRUSS AVE CANO JACQUIE MERIDIAN, ID 83642-0000 Property Address: Bella CARTER NORMAN D 473 S TORINO AVE CARTER SHARI L MERIDIAN, ID 83642-0000 Property Address: Bella CASCADE VENTURES LLC 1161 W RIVER ST STE 260 BOISE, ID 83702-0000 Property Address: Bella CHURCH OF JESUS CHRIST LATTER DAY SAI 50 E NORTH TEMPLE ST FL 22 SALT LAKE CITY, UT 84150-0002 Property Address: Bella CHURCH OF JESUS CHRIST LATTER DAY SAI 50 E NORTH TEMPLE ST FL 22 SALT LAKE CITY, UT 84150-0002 Property Address: Bella CLARK SCOTT A 476 S TORINO AVE CLARK PAMELA L MERIDIAN, ID 83642-0000 Property Address: Bella 1 Owners CULLIP RODNEY L CULLIP SHIRLEY A Property Address: CUNNINGHAM JERRY J CUNNINGHAM BETTY L Property Address: DAHLKE JEFFREY D DAHLKE TRINA R Property Address: EWING KENNETH I BROWN MOLLY A Property Address: GAMINO GLORIA Property Address: GO SEAN LINK TRACI Property Address: HARRYMAN ERIC M Property Address: HASH WILLIAM MILES HASH CANDY LYNN Property Address: HEBISON DAVID M HEBISON JENNIFER A Property Address: HOOVER DANIEL Property Address: Owner Address 1821 E FRANKLIN RD MERIDIAN, ID 83642-5907 Bella 1874 E BOW STRING ST MERIDIAN, ID 83642-0000 Bella 437 S TRUNNEL AVE MERIDIAN, ID 83642-0000 Bella 457 S TORINO AVE MERIDIAN, ID 83642-0000 Bella 1400 E OCEAN BLVD # 2112 LONG BEACH, CA 90802-6940 Bella 1728 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 475 S TRUSS AVE MERIDIAN, ID 83642-0000 Bella 1734 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 24335 YARROW LN MIDDLETON, ID 83644-0000 Bella 1752 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 2 Owners Owner Address JE DEVELOPMENT LLC 1854 E LANARK ST MERIDIAN, ID 83642-0000 Pro ertAddress: Bella p y JEWETT JAMES L Property Address: JONES CATHERINE O Property Address: JORDAN RICK L JORDAN CHRISTY J Property Address: LOCUST GROVE PARTNERS LLC Property Address: M2 LAND LLC Property Address: MURDOCH COMMERCIAL LOT OWNER'S ASS Property Address: O'DONALD SHELLEY Property Address: OSBORNE ENTERPRISES Property Address: PURYEAR KAREN M Property Address: 1560 E CAROL ST MERIDIAN, ID 83646-0000 Bella 435 S TRUSS AVE MERIDIAN, ID 83642-0000 Bella 1702 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 1501 S FEDERAL WAY STE 400 BOISE, ID 83705-2591 Bella 1290 BUTTERFIELD RD SAN ANSELMO, CA 94960-0000 Bella 1087 W RIVER ST # 250 BOISE, ID 83702-0000 Bella 458 S TORINO AVE MERIDIAN, ID 83642-0000 Bella 13965 W CHINDEN BLVD STE 300 BOISE, ID 83713-0000 Bella 1740 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 3 Owners Owner Address ROBERSON ERNIE M 185 S LOCUST GROVE RD MERIDIAN. ID 83642-0000 Property Address: Bella SMITH MARSHALL ROSCOE Property Address: SMITH ROBERT R SMITH RUTH G Property Address: SNIDER MICHAEL D Property Address: SPRATT GEOFFREY WILLIAM D Property Address: THACKERY LARRY J THACKERY PAMELA J Property Address: TORRES THOMAS T Property Address: TROUPIS CHRIST TROUPIS MAUREEN D Property Address: WITHERELL JAMES N WITHERELL ANN Property Address: WITHERELL JAMES N WITHERELL ANN Property Address: 398 S LOCUST GROVE RD MERIDIAN, ID 83642-6204 Bella 335 S LOCUST GROVE RD MERIDIAN, ID 83642-6276 Bella 1662 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 436 S TORINO AVE MERIDIAN, ID 83642-0000 Bella 1832 E BOWSTRING ST MERIDIAN, ID 83642-0000 Bella 413 S TRUSS AVE MERIDIAN, ID 83642-0000 Bella 385 S LOCUST GROVE RD MERIDIAN, ID 83642-0000 Bella 215 S LOCUST GROVE RD MERIDIAN, ID 83642-6205 Bella 215 S LOCUST GROVE RD MERIDIAN, ID 83642-6205 Bella d — - --- 011 Hers Owner Address WITTE JOHN T 4850 N CURLEW PL WITTE MELODY EAGLE, ID 83616-0000 Property Address: Bella WOODBRIDGE COMMUNITY HOA PO BOX 44869 BOISE, ID 83711-0000 Property Address: Bella WOODBRIDGE COMMUNITY HOA PO BOX 44869 BOISE, ID 83 711 -0000 Property Address: Bella WOODBRIDGE HOMEOWNERS ASSOCIATIO PO BOX 44869 BOISE, ID 83 711 -0000 Property Address: Bella WOODBRIDGE HOMEOWNERS ASSOCIATIO PO BOX 44869 BOISE, ID 83711-0000 Property Address: Bella 5