Application MDAHearing Date: December 3, 2015
File No.: 11-2015-0015
Project Name: Falconers Place Subdivision
Request: (PP): Request for a preliminary plat consisting of twenty three (23) single-family
residential lots and six (6) common lots on approximately 4.59 acres in the R-8
zoning district.
(MDA): Request to modify the recorded development agreement (Inst.
# 105152708) for the purpose of altering the type and number of buildings to be
constructed on the subject property.
Location: The site is located on the east side of Eagle Road, South of Victory Road, in the
NW '/4 of Section 28, Township 3 North, Range 1 East. (Parcel #'s R3193250021
and R3193250023)
✓i E I I
1DKf{w
ECEIVE
OCT 15 2015
Ry
Planning Division
TTV PMENT REVIEW APPLICATION
STAFF USE ONLY:/ p/
Project name: ! 142
File number(s): ' '1_ 2cl L 00 (e5
Assigned Planner: Jas—h X &CA Related files:
Type of Review Requested (check all that apply)
❑ Accessory Use
❑ Planned Unit Development
Cl Administrative Design Review
y4 Preliminary Plat
❑ Alternative Compliance
❑ Private Street
❑ Annexation and Zoning
❑ Property Boundary Adjustment
L Certificate of Zoning Compliance
❑ Rezone
❑ City Council Review
❑ Short Plat
L Comprehensive Plan Map Amendment
❑ Time Extension:
❑ Comprehensive Plan Text Amendment
Director/ Commission/Council (circle one)
❑ Conditional Use Permit
❑ UDC Text Amendment
❑ Conditional Use Modification
❑ Vacation:
Director/Commission (circle one)
Director/ Council (circle one)
Development Agreement Modification
f Variance
❑ Final Plat
❑ Other
El Final Plat Modification
Applicant Information
Applicant name: n M LLC Phone:
P
Applicant address: • O- s S 3 Email:
City:o, e - State: r 0 Zip: 83 71F
Applicant's interest in property: 1 K Own ❑1 Rent El Optioned [I Other
Owner name: IJ6..✓ j J A l c x .n d -s Phone: � 3 — 33a g,
Owner address:
City:
Agent/Contact name (e.g., architect, engineer, developer
Firm name: L M 6 C o� Ss.,141.,t
Agent address:
City: — c—
Email:
State: Zip:
representative):to�GnA�✓'h
i
Phone:3
Email: Lc,v-Q 1-/K 6 —Ca N .CoA
Primary contact is: ❑ Applicant LI Owner D<Agent/Contact
State: T h Zip: S'36 S (
Subject Property Information
Location/street address: / Township, range, section:T.3 W M 1` ) S Aa -
Assessor's
b`Assessor's parcel number(s): _R 3/ M SGa ;l-( Total acreage: 'I- •6q Zoning district:
R 31M.506 d-3
Community Development o Planning Division 1133 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridianeitv.ore/ In annine
(R,v OR/12/2014)
Project/subdivisionname: rc-f Gdh S P1 A-c.a -Sc,,, L J p,,l rS,a✓\
General description of proposed project/request: 5 P j,. j?
Proposed zoning district(s): K ` Y
Acres of each zone proposed: t'f-. 6 9 AC
Type of use proposed (check all that apply):
Residential ❑ Office ❑ Commercial 0 Employment ❑ Industrial ❑ Other
Who will own & maintain the pressurized irrigation system in this development? $%!'� e �i�+ C (1(f "4
Which irrigation district does this property lie within?
Primary irrigation source: C f � V Secondary: C( E I/
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units: 3 Number of building lots: of
Number of common lots: 6 Number of other lots: -
Proposed number of dwelling units (for multi -family developments only):
I bedroom:
2-3 bedrooms:
Minimum square footage of structure (excl. garage):
Minimum property size (s.f):
Gross density (Per UDC 11-1A-1):
Acreage of qualified open space: _
4 or more bedrooms:
Maximum building height: _
Average property size (s.f):
Net density (Per UDC 11-1A-1):
Percentage of qualified open space:
Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B):
Amenities provided with this development (if applicable): _
Type of dwelling(s) proposed: ASingle-family Detached
❑ Duplex ❑ Multi -family ❑ Vertically Integrated
Non-residential Project Summary (if applicable)
Number of building lots: _
Gross floor area proposed:
Hours of operation (days and hours):
Total number of parking spaces provided:
Authorization
Print applicant name:
Applicant signature:
0 Single-family Attached ❑ Townhouse
❑ Other
Common lots: Other lots:
Existing (if applicable):
Building height:
Number of compact spaces provided:
Date:
Community Development o Planning Division o 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www meridiancity orgh lanning
-?- /Rev 06/1 2/2 0 7 41
ENGINEERS
SURVEYORS October 7, 2015
PLANNERS
Planning and Zoning Department
City of Meridian
33 E. Broadway Ave.
Meridian, ID 83642
Swveying
;� Land
Fl;�nnir';t;
Lancicahe
Alr, hid cture
The original development agreement for this property was created anticipating that the
Maxfield Estates Assisted Living Center would be constructed on this site. The original
developer decided not to go forward with his plan to build the facility. Today this
application for a residential development does not match some of the provisions
contained in the original agreement, such as: type of use and number of buildings to be
constructed. We would propose that a modification to the development agreement be
drafted that would alleviate some of these requirements.
Re: Falconers Place Subdivision — Project Narrative
Preliminary Plat and Development Agreement Modification
City of Meridian
To Whom It May Concern,
On behalf of Summit Equities, LLC (David Alexander), we are applying for Preliminary
Plat and a Development Agreement Modification for the Falconers Place Condominiums.
Please find attached the applications for the Preliminary Plat and Development
Agreement Modification for the Falconers Place Subdivision Project located on the east
side of Eagle Road south of Victory Road (Parcel numbers R3193250021 and
R319250023). It is proposed that the property (approx. 4.695 acres) be subdivided into
23 residential lots and 6 common lots, 1 of the lots currently has a home on it. The
existing home plus 22 new homes would equal a density of 4.89 units per acre. This
density would be well below the density allowed in the R-8 Zone. The new residential
lots meet all zoning and dimensional requirements of the R-8 zone.
Domestic utilities including water and sewer mains are available at the property
boundary to the north and west of this project. Storm drainage will be retained on-site
and directed into subsurface infiltration facilities. Power, natural gas, telephone and
cable are all available at the project boundaries. It is proposed that the project will use
municipal potable water for irrigation of the landscaped area. Currently irrigation delivery
is problematic because the interval between deliveries exceeds 10 days.
Falconers Place vehicle access will come from Eagle Road and through the existing W.
Falcon Drive on the north side of the property. A twenty five foot wide landscaped buffer
will be provided on the west side of the project next to the Eagle Road right-of-way.
Givil
Fifteen additional feet of right-of-way and a five foot sidewalk will be dedicated on Eagle
En;ri leering
Road along the properties west boundary.
tructLIN�l
Amenities will include a seating area with shade structure and attractive landscaping and
Engineering
pedestrian pathways throughout the development.
Swveying
;� Land
Fl;�nnir';t;
Lancicahe
Alr, hid cture
The original development agreement for this property was created anticipating that the
Maxfield Estates Assisted Living Center would be constructed on this site. The original
developer decided not to go forward with his plan to build the facility. Today this
application for a residential development does not match some of the provisions
contained in the original agreement, such as: type of use and number of buildings to be
constructed. We would propose that a modification to the development agreement be
drafted that would alleviate some of these requirements.
a
ENGINEERS Thank you for your consideration of this matter please and feel free to contact me by
SURVEYORS phone at 208-846-9600 or by e-mail at laren@lmb-con.com.
"PLANNERS Sincerely,
L�onsulting, LLC
Laren Bailey, RP
Principal/Planner
Civil
Engineering
* Structural
Engineering
+'Surveying:,,
.''Land
Planning
,'`Landscape
Architecture
ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT AO 46
BOISE IDAHO 10113105 03:42 PM
DEPUTY NEavaD—flE Haney Ill Ililllflllllff IIIIIIIIIIILII NI Ilf
RECORDED—REQUEST OF
Meridian City 1051527os
DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Cottage Investors Il, LLC, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this "Agreement"), is made and
entered into this %`��" day of2005, by and between City of Meridian, a
municipal corporation of the State o Idaho, hereafter called "CITY', and Cottage Investors
II, LLC, hereinafter called "OWNER/DEVELOPER".
RECITALS:
1.1 WHEREAS, "OWNER/DEVELOPER" is the sole owner, in law
and/or equity, of certain tract of land in the County of Ada, State of
Idaho, described in Exhibit A for each owner, which is attached
hereto and by this reference incorporated herein as if set forth in frill,
herein after referred to as the "Property"; and
1.2 WHEREAS, I.C. § 67-6511A, Idaho Code, provides that cities may,
by ordinance, require or permit as a condition of re -zoning that the
"Owner/Developer" make a written commitment concerning the use
or development of the subject "Property"; and
1.3 WHEREAS, "City" has exercised its statutory authority by the
enactment of Ordinance 11-I5-12 and 11-16-4 A, which authorizes
development agreements upon the annexation and/or re -zoning of
land; and
1.4 WHEREAS, "Owner/Developer" has submitted an application for
annexation and zoning of the "Property's" described in Exhibit A,
and has requested a designation of (R-8) Mediwn Density
Residential, (Municipal Code of the City of Meridian); and
1.5 WHEREAS, "Owner" made representations at the public hearings
both before the Meridian Planning & Zoning Commission and before
the Meridian City Council, as to how the subject "Property" will be
developed and what improvements will be made; and
1.6 WHEREAS, record of the proceedings for the requested annexation
and zoning designation of the subject "Property" held before the
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE IOF10
Planning & Zoning Commission, and subsequently before the City
Council, include responses of government subdivisions providing
services within the City of Meridian planning jurisdiction, and
received further testimony and comment; and
1.7 WHEREAS, City Council, the 23`d day of August, 2005, has
approved certain Findings of Fact and Conclusions of Law and
Decision and Order, set forth in Exhibit B, which are attached hereto
and by this reference incorporated herein as if set forth in full,
hereinafter referred to as (the "Findings"); and
1.8 WHEREAS, the Findings require the "Owner/Developer" to enter
into a development agreement before the City Council takes final
action on annexation and zoning designation; and
1.9 "OWNER" deems it to be in its best interest to be able to enter into
this Agreement and acknowledges that this Agreement was entered
into voluntarily and at its urging and requests; and
1.10 WHEREAS, "City" requires the "OwnerlDevelopee' to enter into a
development agreement for the purpose of ensuring that the
"Property" is developed and the subsequent use of the "Property" is in
accordance with the terms and conditions of this development
agreement, herein being established as a result of evidence received
by the "City" in the proceedings for zoning designation from
government subdivisions providing services within the planning
jurisdiction and from affected property owners and to ensure re-
zoning designation is in accordance with the amended
Comprehensive Plan of the City of Meridian adopted August G, 2002,
Resolution No. 02-382, and the Zoning and Development Ordinances
codified in Meridian City Code Title 11 and Title 12.
NOW, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties agree as follows:
1 INCORPORATION OF RECITALS: That the above recitals are
contractual and binding and are incorporated herein as if set forth in full.
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 2 OF 10
3. DEFINITIONS: For all purposes of this Agreement the following words,
terms, and phrases herein contained in this section shall be defined and interpreted as herein
provided for, unless the clear context of the presentation of the same requires otherwise:
3.1 "CITY": means and refers to the City of Meridian, a party to this
Agreement, which is a municipal Corporation and government
subdivision of the state of Idaho, organized and existing by virtue of
law of the State of Idaho, whose address is 33 East Idaho Avenue,
Meridian, Idaho 83642.
3.2 "OWNERIDEVELOPER": means and refers to Cottage Investors
II, LLC, whose address is 1920 Mayflower Way, fair, ID$�64z^~
the party developing said "Property" and shall inclu e`any subsequi n"F
developer(s) of the "Property".
3.3 "PROPERTY": means and refers to that certain parcel(s) of
"Property" located in the County of Ada, City of Meridian as
described in Exhibit A describing the parcels to be annexed and
zoned R-8 (Medium Density Residential) attached hereto and by this
reference incorporated herein as if set forth at length,
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses
allowed under "City's" Zoning Ordinance codified at Meridian City
Code Section 11-7-2 D which are herein specified as follows:
Construction and development of either a conditional usepermit or
a planned development application shall be submitted to the City of
Meridian prior to a future development in the R-8 zone, and the
pertinent provisions of the City of Meridian Comprehensive flan
are applicable to this AZ 05-027 application.
4.2 No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
S. DEVELOPMENT IN CONDITIONAL USE: "Developer" has submitted
to "City" an application for conditional use permit site plan dated May 23, 2005, and shall be
required to obtain the "City"' approval thereof, in accordance to the City's Zoning and
Development Ordinance criteria, therein, provided, prior to, and as a condition of, the
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 3 OF 10
commencement of construction of any buildings or improvements on the "Property" that
require a conditional use permit.
6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
6.1. "Developer" shall develop the "Property" in accordance with the following
special conditions:
1. That the applicant agrees to construct no more than six (6)additional
primary structures on this site, Said structures shall be limited.to five
(5) retirement homes and one (1) clubhouse building.
2, That the applicant is required to hook-up the existing single-family
home to city sewer and water with the construction of Phase 1, not
before.
7. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and
the commitments contained herein shall be terminated, and the zoning designation reversed,
upon a default of the "Owner" or "Owners" heirs, successors, assigns, to comply with
Section 6 entitled "Conditions Governing Development of Subject Property" of this
agreement within two years of the date this Agreement is effective, and after the "City" has
complied with the notice and hearing procedures as outlined in Idaho Code § 67-6509, or any
subsequent amendments or recodifications thereof.
8. CONSENT TO DE -ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
"Owner/Developer" consents upon default to the reversal of the zoning
designation of the "Property" subject to and conditioned upon the following conditions
precedent to -wit:
8.1 That the "City" provide written notice of any failure to comply with
this Agreement to "Owner/Develcper" and if the "Owner/Developer"
Nis to cure such failure within six (6) months of such notice.
9. INSPECTION: "Owner/Developer" shall, immediately upon completion of
any portion or the entirety of said development of the "Property" as required by this
agreement or by City ordinance or policy, notify the City Engineer and request the City
Engineer's inspections and written approval of such completed improvements or portion
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE40F 10
thereof in accordance with the terns and conditions of this Development Agreement and all
other ordinances of the "City" that apply to said. Development.
10, DEFAULT:
10.1 In the event "Owner/Developer", "Owner/Developer's" heirs,
successors, assigns, or subsequent owners of the "Property" or any
other person acquiring an interest in the "Property'', fail to faithfully
comply with all of the terns and conditions included in this
Agreement in connection with the "Property", this Agreement maybe
modified or terminated by the "City" upon compliance with the
requirements of the Zoning Ordinance.
10.2 A waiver by "City" of any default by "Owner/Developer" of any one
or more of the covenants or conditions hereof shall apply solely to the
breach and breaches waived and shall not bar any other rights or
remedies of"City" or apply to any subsequent breach of any such or
other covenants and conditions.
11. REQUIREMENT FOR RECORDATION: "City" shall record either a
memorandum of this Agreement or this Agreement, including all of the Exhibits, at
"Owner's" cost, and submit proof of such recording to "Owner", prior to the third reading of
the Meridian Zoning Ordinance in connection with the re -zoning of the "Property" by the
City Council. If for any reason after such recordation, the City Cotmcil fails to adopt the
ordinance in connection with the annexation and zoning of the "Property" contemplated
hereby, the "City" shall execute and record an appropriate instrument of release of this
Agreement.
12. ZONING: "City" shall, following recordation of the duly approved
Agreement, enact a valid and binding ordinance zoning the "Property" as specified herein.
13. REMEDIE& This Agreement shall be enforceable in any court of competent
jurisdiction by either "City" or "Owner/Developer", or by any successor or successors in title
or by the assigns of the parties hereto. Enforcement maybe sought by an appropriate action
at law or in equity to secure the specific performance of the covenants, agreements,
conditions, and obligations contained herein.
13.1 In the event of a material breach of this Agreement, the parties agree
that "City" and "Owner" shall have thirty (30) days after delivery of
notice of said breach to correct the same prior to the non -breaching
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 5 OF 10
party's seeking of any remedy provided for herein; provided,
however, that in the case of any such default which cannot with
diligence be cured within such thirty (30) day period, ifthe defaulting
party shall commence to cure the same within such thirty (30) day
period and thereafter shall prosecute the curing of same with
diligence and continuity, then the time allowed to cure such failure
maybe extended for such period as maybe necessary to complete the
curing of the same with diligence and continuity.
13.2 In the event the performance of any covenant to be performed
hereunder by either "Owner/Developer" or "City" is delayed for
causes which are beyond the reasonable control of the party
responsible for such performance, which shall include, without
limitation, acts of civil disobedience, strikes or similar causes, the
time for such perfonnance shall be extended by the amount of time of
such delay.
14. SURETY OF PERFORMANCE: The "City" may also require surety
bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as
allowed under Meridian City Code § 12-5-3, to insure that installation of the improvements,
which the "Owner/Developer" agrees to provide, if required by the "City".
15. CERTIFICATE OF OCCUPANCY: The "Owner/Developer" agrees that
no Certificates of Occupancy will be issued until all improvements are completed, unless the
"City" and "Owner/Developer" has entered into an addendum agreement stating when the
improvements will be completed in a phased developed; and in any event, no Certificates of
Occupancy shall be issued in any phase in which the improvements have not been installed,
completed, and accepted by the "City".
16. ABIDE BY ALL CITY ORDINANCES: That "Owner/Developer" agrees
to abide by all ordinances of the City of Meridian and the "Property" shall be subject to de -
annexation if the owner or his assigns, heirs, or successors shall not meet the conditions
contained in the Findings of Fact and Conclusions of Law, this Development Agreement, and
the Ordinances of the City of Meridian.
17. NOTICES: Any notice desired by the parties and/or required by this
Agreement shall be deemed delivered if and when personally delivered or three (3) days after
deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt
requested, addressed as follows:
DEVELOPMENT AGREEMENT (AZ 05.027) MAXFIELD SUBDIVISION)
PAGE 6 OF 10
CITY:
c/o City Engineer
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
with copy to:
City Clerk
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
OWNER/DEVELOPER:
Cottage Investors II, LLC
1920 Mayflower Way
A4@;Idiarr, ID 83{642
17.1 A party shall have the right to change its address by delivering to the
other party a written notification thereof in accordance with the
requirements of this section.
18. ATTORNEY FEES: Should any litigation be commenced between the
parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to
any other relief as may be granted, to court costs and reasonable attorney's fees as
determined by a Court of competent jurisdiction. This provision shall be deemed to be a
separate contract between the parties and shall survive any default, termination or forfeiture
of this Agreement.
19. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree
that time is strictly of the essence with respect to each and every term, condition and
provision hereof, and that the failure to timely perform any of the obligations hereunder shall
constitute a breach of and a default under this Agreement by the other party so failing to
perform.
20. BINDING UPON SUCCESSORS: This Agreement shall be binding upon
and inure to the benefit of the parties' respective heirs, successors, assigns and personal
representatives, including "City's" corporate authorities and their successors in office. This
Agreement shall be binding on the "Owner" of the "Property", each subsequent owner and
any other person acquiring an interest in the "Property". Nothing herein shall in any way
prevent sale or alienation of the "Property", or portions thereof, except that any sale or
alienation shall be subject to the provisions hereof and any successor owner or owners shall
be both benefited and bound by the conditions and restrictions herein expressed. "City"
agrees, upon written request of "Owner", to execute appropriate and recordable evidence of
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 7OF10
termination of this Agreement if "City", in its sole and reasonable discretion, had determined
that "Owner" has fully performed its obligations under this Agreement.
21. INVALID PROVISION: If any provision of this Agreement is held not
valid by a court of competent jurisdiction, such provision shall be deemed to be excised from
this Agreement and the invalidity thereof shall not affect any of the other provisions
contained herein.
22. FINAL AGREEMENT: This Agreement sets forth all promises,
inducements, agreements, condition and understandings between "Owner/Developer" and
"City" relative to the subject matter hereof, and there are no promises, agreements,
conditions or understanding, either oral or written, express or implied, between
"Owner/Developer" and "City", other than as are stated herein. Except as herein otherwise
provided, no subsequent alteration, amendment, change or addition to this Agreement shall
be binding upon the parties hereto unless reduced to writing and signed by them or their
successors in interest or their assigns, and pursuant, with respect to "City", to a duly adopted
ordinance or resolution of "City".
22.1 No condition governing the uses and/or conditions governing re -zoning of the
subject "Property" herein provided for can be modified or amended without
the approval of the City Council after the "City" has conducted public
hearing(s) in accordance with the notice provisions provided for a zoning
designation and/or amendment in force at the time of the proposed
amendment.
23. EFFECTIVE DATE OF AGREEMENT: Tlus Agreement shall be effective
on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning
Ordinance in connection with the annexation and zoning of the "Property" and execution of
the Mayor and City Cleric.
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement
and made it effective as hereinabove provided.
OWNER /DEVELOPER: j�•d/�
. l `�(yy�'�b' c C-�
GAROLD MAXFIELD on behalf of
COTTAGEINVESTORSII,LLC
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 8 OF l0
CITY OF MERIDIAN
BY:7
MAYOR T e WEERD
Attest:
CLERK v 04, 22"ee
�Oq��r tst • °�,�� :,
CbUNT`(
DEVELOPMENT AGREEMENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 9 OF 10
STATE OF IDAHO, )
ss:
County of Ada,
On this -:Zeday of `" ;,2Zz2�, 2005, before me, the undersigned, a
Notary Public in and for said State, personally appeared Garold Maxfield on behalf of
Cottage Investors II, LLC, known or identified to me to be the
CZ 0 ofsaid corporation, who executed the instrument on behalf of
said corporation, and acknowledged to me that he executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal the day and ye,,0# g1lYq y ificate first above written.
t�L Fjo 0
°
(SEAL) c '4—le
�`
Notary Pl ' lic for "Idaho
Residing at:
q�F OF tD�� My Commission Expires: 7•�k •D�
STATE OF IDAHO )
ss
County of Ada
On this day of ®�},��a� _,2005, before me, a Notary
Public, personally appeared Tammy de Weerd and William G. Berg, Jr, know or identified
to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the
instrument or the person that executed the instrument of behalf of said City, and
acknowledged to me that such City executed the same.
G Y.01
(SEAL) '� ® NO - .0
9 e LB e® �� ' .`�✓
J�,°m° LIC
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.G�IDABO
Residing at: —ak4
Commission expires:
DEVELOPMENT AGR'U13fENT (AZ 05-027) MAXFIELD SUBDIVISION)
PAGE 10 OF 10
QPioneerTitleCo
GOING rrre#E
775 S, Rivershore Ln, Ste, 120
Eagle, ID 83616
ELECTRONICALLY RECORDED -00 NOT
REMOVE THE COUNTY STAMPED FIRST
PAGE AS IT IS NOW INCORPORATED AS
PART OF THE ORIGINAL DOCUMENT
File No. 554121
For Value Received
ADA COUNTY RECORDER Christopher D. Rich 2014-066390
BOISE IDAHO Pgs=2 CHE FOWLER 0811512014 01:54 PM
PIONEER TITLE COMPANY OF AOA COUNTY $13.00
WARRANTY DEED
Ronald R. Mowery and holly L. Thomas -Mowery, husband and wife
hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto
Craig L. Rice and Kelly D. Rice, husband and wife
hereinafter referred to as Grantee, whose current address is 3295 East Falcon Drive Meridian, ID 83642
The following described premises, to -wit:
See Exhibit A attached hereto and made a part hereof.
To HAVE AND TO HOLD die said premises, with their appurtenances unto the said Grantee(s), and
Gramces(s) heirs and assigns forever. And the said Grantor(s) does (do) hereby covenant to and with the
said Grantee(s), the Grantor(s) is/are the owner(s) in fee simple of said premises; that said premises are
free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those
made, suffered or done by the Glamee(s); and subject to U.S. Patent reservations, restrictions,
dedications, easements, rights of way and agreements, (if any) of record, and current years taxes, levies,
and assessments, includes irrigation and utility assessments, (if any) which are not yet due and payable,
and that Grantor(s) will warrant and defend the same from all lawful claims whatsoever.
State of Idaho, County of Ada
On this 14th day of August in the year of 2014, before me, the undersigned, a Notary Public in and for
said State, personally appeared Ronald R. Mowery and Holly L. Thomas -Mowery known or identified to
me to be the person/persons whose name(s) is/are subscribed to the within instrument, and acknowledged
to me that he/she/the ex uted t e same.
G;"' � o ••'ter•+''s
k sding at: O:a��hsint{•
Commission Expires: //A �y,�71C .• .. -
OF 1D
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sa � Jy+LiC
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EXHIBIT A
A portion of Lot 5 of the Amended Plat of Lots 3, 4, 5, 6 and 7 of Golden Eagle Estates, according to the plat
thereof, filed in Book 37 of Plats at Page 3127, and amended by Engineers Affidavit recorded October 4, 1984, as
Instrument No. 8449424, records of Ada County, Idaho, situated in the North half of the Northwest quarter, Section
28, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows;
Beginning at the found Brass cap marking the Northwest comer of Section 28, Township 3 North, Range 1 East,
from which the found Brass Cap marking the North quarter comer of Section 28 bears South 89136'03" East;
Thence along the West boundary line of said Section 28, South 00027143" West a distance of 1320.99 feet to a found
518 inch rebar with no cap marking the North sixteenth of said Section 28;
Thence leaving said West boundary lino, South 99-3016- East a distance of 33.00 feet to a set 518 inch rebar with
plastic cap stamped "FLSI PLS 7612' on the East Rigbtof--Way of South Eagle Road;
Thence along said Right -of -Way, North 00°27'43" East a distance of 626.22 feet to a set 518 inch rebar with plastic
cap stamped "FLSI PLS 7612" at the beginning of a non -tangent curve to the right;
Thence leaving said Right -of -Way of South Eagle Road and continuing along the Southerly Right -of -Way of West
Falcon Drive and said non -tangent curve to the right having a length of 41.40 feet, a radius of 17.85 feet, a central
angle of 132052'39" tangents of 40.93 feet, and a long chord which bears North 83°29'51" East, a distance of 32.72
feet to a set 518 inch rebar with plastic cap stamped "FLSI PIS 7612" at a point on the Southerly Right -of Way of
West Falcon Drive;
Thence along said Southerly Rightof-Way the following courses and distances:
South 30003'50" East a distance of 164.85 feet to a set 5/8 inch rebar with plastic cap stamped "FLSI PLS 7612" at
the beginning of a curve to the left;
Along said curve to the left having a length of 107.01 feet, a radius of 100.00 feet, a central angle of 61°18'47",
tangents of 59.27 feet, and a long chord which bears South 6004313" East, a distance of 101.98 feet to a set 518 inch
rebar with plastic cap stamped "FLSI PLS 7612';
Thence North 88037'23" East, a distance of 90.85 feet to a set 5/8 Inch rebar with plastic cap stamped "FLSI PLS
7612 at the TRUE POINT OF BEGINNING;
Thence leaving said Right -of -Way, South 01012'04" West a distance of 163.50 feet to a set 518 inch rebar with
plastic cap stamped "FLSI PLS 7612";
Thence South 88047'56" East a distance of 127.82 feet to a set 518 inch rebar with plastic cap stamped "FLSI PLS
7612'
Thence North 00021'38" East a distance of 190.03 feet to a set 518 inch rebar with plastic cap stamped "FLSI PLS
7612" at a point on said Southerly Right -of -Way of West Falcon Drive;
Thence along said Southerly Right -of -Way the following courses and distances:
South 73016'58" West a distance of 65.38 feet to a set 518 inch rebar with plastic cap stamped "FLSI PLS 7612" at
the beginning of a curve to the right;
Along said curve to the right having a length of 26.77 feet, a radius of 100.00 feet, a central angle of 15020'25',
tangents of 13.47 feel, and a long chord which bears South 80057' I I" West a distance of 26.69 feet to a set 5/8 inch
rebar with plastic cap stamped "FLSI PLS 7612";
Thence South 88037'23" West a distance of 36.59 feet to a set.5/8 inch rebar with plastic cap stamped "FLSI PLS
7612" at the TRUE POINT OF BEGINNING.
R3193250023
a PioneerfltB Co
GOING sero##
775 S. Rivorshore Ln., Ste. 120
Eagle, ID 83616
ELECTRONICALLY RECORDED -DO NOT
REMOVE THE COUNTY STAMPED FIRST
PAGE AS IT IS NOW INCORPORATED AS
PART OF THE ORIGINAL DOCUMENT
File No. 554121
For Value Received
ADA COUNTY RECORDER Christopher D.Rich 2014-066390
BOISE IDAHO Pgs=2 CHF FOWLER 0 811 512 01 4 01:54 PM
PIONEER TITLE COMPANY OFADA COUNTY $13.00
WARRANTY DEED
Ronald R. Mowery and Holly L. Thomas -Mowery, husband and wife
hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto
Craig L. Rice and Kelly D. Rice, husband and wife
hereinafter referred tons Grantee, whose current address is 3295 East Falcon Drive Meridian, ID 83642
The following described premises, to -wit:
See F,xhibit A attached hereto and made a part hereof.
To HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee(s), and
Grantces(s) heirs and assigns forever. And the said Grantor(s) does (do) hereby covenant to and with the
said Grantee(s), the Granmr(s) is/are the owner(s) in fee simple of said premises; that said premises are
free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those
made, suffered or done by the Grantee(s); and subject to U.S. Patent reservations, restrictions,
dedications, easements, rights of way and agreements, (if any) of record, and current years taxes, levies,
and assessments, includes irrigation and utility assessments, (if any) which are not yet due and payable,
and that Gramor(s) will warrant and defend the same from all lawful claims whatsoever.
Dated; August 13, 2014
R ald
State of Idaho, County of Ada
On this 14111 day of August in the year of 2014, before me, the Undersigned, allotary Public in and for
said State, personally appeared Ronald R. Mowery and Holly L. Thomas -Mowery known or identified to
me to bathe person/persons whose name(s) is/are subscribed to the within instrument, and acknowledged
to me that he/she/the 1expoutt/ee/dd I a same I
L iFfV P
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EXHIBIT A
A portion of Lot 5 of the Amended Plat of Lots 3, 4, 5, 6 and 7 of Golden Eagle Estates, according to the plat
thereof, filed in Book 37 of Plats at Page 3127, and amended by Engineers Affidavit recorded October 4, 1984, as
Instrument No. 8449424, records of Ada County, Idaho, situated in the North half of the Northwest quarter, Section
28, Township 3 North, Range I East, Boise Meridian, Ada County, Idaho, more particularly described as follows;
Beginning at the found Brass cap marking the Northwest cornerof Section 28, Township 3 North, Range I East,
from which the found Brass Cap marking the North quarter comer of Section 28 bears Santa 89'36'03" East;
Thence along the West boundary line of said Section 28, South 00°27'43" West a distance of 1320.99 feet to a found
5/8 inch rebar with no cap marking the North sixteenth of said Section 28;
Thence leaving said West boundary line, South 39'30'16" East a distance of33.00 feet to a set 5/8 inch rebar with
plastic cap stamped "FLSI PLS 7612" on the East Right -of -Way of South Eagle Road;
Thence along said Right -of -Way, North 00°21'43" East a distance of 626.22 feet to a set 5/8 inch rebarwith plastic
cap stamped "FLSI PLS 7612" at the beginning of non -tangent curve to the right;
Thence leaving said Right -of -Way of South Eagle Road and continuing along the Southerly Right -of -Way of West
Falcon Drive and said non -tangent carve to the right having a length of 41.40 feet, a radius of 17.85 feet, a central
angle of 132°52'39" tangents of 40.93 feet, and a long chord which bears North 83129'51" East, a distance of 32.72
feet to a set 5/8 inch rebar with plastic cap stamped "FLSI PLS 7612" at a point on the Southerly Right -OF Way of
West Falcon Drive;
Thence along said Soutberly Right -of- Way the following courses and distances:
South 30°03'50' East a distance of 164.85 feet to a set 5/8 inch rebar with plastic cap stamped FLSI PLS 7612" at
the beginning are curve to the left;
Along said curve to the left having a length of 107.01 Feet, aradius of 100.00 feet, a central angle of 6I°18'47',
tangents of 59.27 feet, and along chord which bears South 60043' 13" East, a distance of 101.98 feet to a set 5/8 inch
rebar with plastic cap stamped "FLSI PLS 7612";
Thence North 88°37'23" East, a distance 0£90.85 feet to a set 5/8 inch rebarwith plastic cap stamped "FLS) PLS
7612 at the TRUE POINT OF BEGINNING;
Thence leaving said Rigitt-of Way, South 01°12'04" West a distance of 163.50 feet to a set 5/8 inch rebar with
plastic cap stamped "FLSI PLS 7612";
Thence South 88°47'56" East a distance of 127.82 feet to a set 5,B inch rebar with plastic cap stamped "FLSI PLS
7612";
Thence North 00°21'38" East a distance of 190.03 feet to a set 5/8 inch rebar with plastic cap stamped `FLSI PLS
7612" at a point on said Soutberly Right -of Way of West Falcon Drive;
Thence along said Southerly Right -of -Way dte. followiag courses and distances:
South 73° 16'58" West a distance of 6538 feet to a set 5/8 inch rebar with plastic cap stamped "FLSI. PLS 7612" at
the beginning of a curve to the right;
Along said curve to the right having a length of 26.77 feet, a radius of 100.00 feet, a central angle of 15°20'25",
tangents of 13,47 feet, and a long chord which bears South 80957'11" West a distance of 26.69 feet to a set 5/8 inch
rebar with plastic cap stamped "FLSI I'LS 7612";
Thence South 88°37'23" West a distance of 36.59 feet to a set 5i8 inch rebar with plastic cap stamped "FLSI PLS
7612" at the TRUE POINT OF BEGINNING.
R3193250023
ADA COUNTY RECORDER Christopher D. Rich AMOUNT 16.00 3
BOISE IDAHO 11/08/2013 11:25 AM
DEPUTY Lisa Batt
RECTOR ED -REQ BrroOF IIlllllIIIIIILII IIIlIIIIIINIIIIIIIIIIIIIIIIII IIIlllllll111
aE40RDED-NF,pUEST ON
ALLIANCE TITLE - BOISE PRODUCT 113123322
WARRANTY DEED
Alliance Title & Escrow Corp. Order No.:183173
FOR VALUE RECEIVED
Cottage Investors RI, LLC an Idaho limited liability company
the grantor(s), do(es) hereby grant, bargain, sell and convey unto
Falcon Drive Meridian LLC., an Idaho limited liability company
whose current address is
3330 E Louise Drive, Ste 300
Meridian, ID 83642
the grantec(s), the following described premises, in Ada County, Idaho, TO 'WIT;
Lot 5 of Amended Plat of Lots 3, 4, 5, 6 and 7 of Golden Eagle Estates, according to
the plat thereof filed in Book 37 of Plats at pages 3127 and 3128, Official Records of
Ada County, Idaho;
EXCEPT that portion o1 Lot 5 of the Amended Plat of Lots 3, 4, 5,6 and 7 of
Golden Eagle Estates according to the plat thereof filed in Book 37 of Platt at Pages
3127 and 3128, official records of Ada County, Idaho, described as follows:
Beginning at the found brass cap marking the Northwest corner of Section 28,
Township 3 North, Range 1 East, from which the found brass cap marking the
North Quarter corner of Section 28 bears
South 89036'03" East; thence along the West boundary line of said Section 28,
South 00127143" West a distance of 1320.99 feet to a round 518 inch rebar with no
cap marking the North sixteenth of said Section 28; thence leaving said West
boundary line,
South 89°30'16"East a distance of 33.00 feet to a set 518 inch rebar with plastic cap
stamped "FLSI PLS 7612" on the East Right -of -Way of South Eagle Road; thence
along said Right -of -Way,
Nnrth RA027143" Vont u dicfonrr of 626.22 frrf to n ort i!R ineh rrhor with nlaetir run
South 30°03'50" East a distance of 164.85 feet to a set 5/8 inch rebar with plastic cap
stamped "FLSI PLS 7612" at the beginning of a curve to the left; along said curve to
the left having a length of 107.01 feet, a radius of 100.00 feet, a central angle of
61°18'47", tangents of 59.27 feet,
and a long chord which bears
South 60143'13" East, a distance of 101.98 feet to a set 5/8 inch rebar with plastic
cap stamped "FLSI PLS 7612; thence
North 88°37'23" East, a distance of 90.85 feet to a set 5/8 inch rebar with plastic cup
stamped "FLSI PLS 7612" at the TRUE POINT OF BEGINNING; thence leaving
said Right -of -Way,
South 01012'04" West a distance of 163.50 feet to set 5/8 inch rebar with plastic cup
stamped "FLSI PLS 7612"; thence
South 88047'56" East a distance of 127.82 feet to a set 5/8 inch rebar with plastic cup
stamped `FLSI PLS 7612'; thence
North 00121'38" East a distance or 190.03 feet to a set 5/8 inch rebar with plastic cap
stamped "FLSI PLS 7612" at a paint on said Southerly Right -of -Way of West
Falcon Drive; thence along said Southerly Right -of -Way the following courses and
distances:
South 73016'58" West a distance of 65.38 feet to a set 5/8 inch rebar with plastic cap
stamped "FLSI PLS 7612" at the beginning of a curve to the right; along said curve
to the right having a length of 26.77 feet, a radius of 100.00 feet, a central angle of
15020'25", tangents of 13.47 feet,
and a long chord which bears
South 80157'11" West a distance of 26.69 feet to a set 5/8 inch rebar with plastic cap
stamped "FLSI PLS 7612"; thence
South 88°37'23" West a distance of 36.59 feet to a set 5/8 inch rebar with plastic cap
stamped "FLSI PLS 7612" at the TRUE POINT OF BEGINNING.
TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said
Grantee, heirs and assigns forever. And the said Grantor does hereby covenant to and with the
said Grantee(s), that (s)he is/are the owner(s) in fee simple of said premises; that they are free
from all encumbrances Except: Current Year Taxes, conditions, covenants, restrictions,
reservations, easements, rights and rights of way, apparent or of record.
And that (s)he will warrant and defend the same from all lawful claims whatsoever.
Dated: November 4, 2013
Cottage Investors 111, LLC an Idaho limited liability company
��criL� lt,yxi�'u-ICY+ _.�.----
BYi Garold Maxfield, Icier
State of ID) ss
County of Ada}
On this 1—day of LlovPm6E!t" , it) the year 10before me, . 't� .�R�,�__,allotary
Public in and for said state, personally appeared (�g,Q �` 6 � ti �i Iay' to
known or idct toed me to be� thr-z ManagiQQg lemb—Fr in the tmi4ed E.iabilily Company known as
_ IS'E' A-aq e'— l ny t'�e4{."tY �' —'"«� who executed the foregoing
instrument. andacknowle ed to methqLWshc execuleEihe same in said LLC mune.
IN WITNESS WHEREOF, I have hereunto get my an an afTir• myofficial soul the day and year m this
certificate first above written. _ ,.J
r` V G. L.1 _V�
;` 4Rr,..••••.•;i'F o ary Niblic Bathe St to orlD
Residing at:
iTT A__.'_—♦'iCsdtul4t4—
� Commission Expires;
�• pit !t' \�'
s*•`•� ••:'�,� � ;,, � f v, 7,10
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,ft'"• •...... ott'
STATE OF IDAHO )
COUNTY OF ADA )
AFFIDAVIT OF LEGAL INTEREST
Z�Cp6l
(name) / (address)
(city) (state)
being first duly sworn upon, oath, depose and say:
1. That I am the record owner of the property described on the attached, and I grant my
permission to: 5v y LIC Ino 3cy- 1� O 5 3 `f
(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 Zr� day of��/
(Signature)
SUBSCRIBED AND SWORN to before me the day ao-yei rst above written.
otary Public for Idaho)
WHITNEY SCOTT Res ii ' g at: commission 1
STATEYF DAHO UBLle ResitiingIn; .
STATE My Commission Expires:
Community Development Planning Division . 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.nieridiancitv.oi-L/I)ImnLng
2®17
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO )
COUNTY OF ADA )
c-•��,�-
I, Lac Pc; %jc xi 4U 5 3y
(name) (address) t,
(city) (state)
being first duly sworn upon, oath, depose and say:
1. That I am the record owner of the property described on the attached, and I grant my
permission to:
6",-' 1 - 7 `f 7 Cc -4,-e t✓ jQ �a� -F,,)
(name) (address)
to submit the accompanying application(s)pertaining to that property.
2, 1 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 LSj day of I� 20 IS�-'
(S' ature)
SUBSCRIBED AND WORN to before me the day and year trst above written.
0,puu.,p••
•• '�p0 MLWe�sp°a
=r� .� A
()TAR), • � (Notary Public for Idaho)
Residing: Boise, ID o
Commission Expires: 8/15121 1. = Residing at:
'4,�J. r•,•,.• sJP �' My Commission Expires:
Community Development ■ Planning Division n 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884.5533 Fax: 208.888-6854 wwwmeridiancity.org/planning orgplanning
CITY OF MERIDIAN
PRE -APPLICATION MEETING NOTES
Project/Subdivision Name:
Applicant(s)/Contact(s):
City Staff. 'Vock
Location: .S'nAk ,4 . v
Comprehensive Plan FLUM Designation: l
Design Guidelines Development Context:
Existing Use: S,te R ,1r 1 ice.=r
Proposed Use: S6'�
Surrounding Uses: SFl17vmk
Street Buffer(s) and/or Land Use Buffer(s): _
Open Space/AmenitieslPathways: S�•.u,
Access/Stub Streets/Street System: Ate- ss
Sewer & Water Service:
Waterways/ Floodplain/Topography/Hazards:
Historv:
Urban
Existing Zoning: _
Proposed Zoning:
ue.
Date: % - ;t IS
of Property:; ii -:7
Rural
Note: ATraffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments andlor conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387-
`6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process.
Other Agencies/Departments to Contact
❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NM1D) ❑ Public Works Department
❑ Idaho Transportation Dept. ([TD) ❑ Settler's Irrigation District ❑ Building Department
❑ Republic Services ❑ Police Department ❑ Parks Department
❑ Central District Health Department ❑ Fire Department ❑ Other:
Application(s) Required:
❑ Administrative Design Review Conditional Use Permit Modification/Transfer ❑ Rezone
❑ Alternative Compliance Development Agreement Modification ❑ Short Plat
❑ Annexation Final Plat ❑ Time Extension — Council
❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment
❑ Comprehensive Plan Amendment Map ❑ Planned Unit Development ❑ Vacation
❑ Comprehensive Plan Amendment—Text Preliminary Plat ❑ Variance
❑ Conditional Use Permit ❑ Private Street ❑ Other
Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public
hearing (except fora vacation orshort plat); and 2) All applicants forpermits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11-5A-0,3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal andlor application. This pre-apptication meeting shall be valid for four (4) months.
Falconers Subdivision
July 21, 2015 Neighborhood Meeting 6:00 PM
Name Address Phone
GE 92AcT £ Flt Df-
-3
�� � 3a on Dr• 08 976 -y��
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.
Ap 'cant/agent signature Date
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste, 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
EIDIAN
Community Development
Parcel Verification
Date: 11/15/13
Meridian City Hall, Suite 102
33 E. Broadway Avenue
Meridian, Idaho 83642
208.887.2211
The parcel information below has been researched and verified as correct by the City of Meridian
Community Development Department.
F&-L"C.-3 Pjc� ce-
Project Name: M"ffetd'Subdivision
Parcel Numbers: R3193250023 (0.502 Acres)
R3193250021 (4.193 Acres)
T/R/S: 3N 1E 28
Property Owners: Ronald Mowery (151 parcel listed)
3295 E. Falcon Dr.
Meridian, ID 83642
Cottage Investors III, LLC (2nd parcel listed)
1079 S. Ancona Ave. #110
Eagle, ID 83616
Address Verification
Rev:04/23/12
Laren Bailey
From:
Jerry Hastings Uhastings@adaweb.net]
Sent:
Thursday, November 21, 20134:14 PM
To:
Laren Bailey
Cc:
Ken Cook
Subject:
Falconers Place Sub Name Reservation
November 7, 2013
Laren Bailey
LEI Consulting
RE: Subdivision Name Reservation: "Falconers Place Subdivision"
Dear Laren,
At your request, I will reserve the name "Falconers Place Subdivision " for your project, I can honor this reservation
only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded.
This reservation is available for the next ten (10) years unless the project is terminated by the client or the jurisdiction or
the conditions of approval have not been met. In which case the name can be re -used by someone else.
Sincerely,
Jerry Hastings, P.L.S.
County Surveyor
Ada County, Idaho
208-287-7912
208-287-7909 Fax
jhasting's ft.adaweb. net
From: Laren Bailey Finailto:lbailey()lei-ena com]
Sent: Wednesday, November 20, 2013 8:34 AM
To: Jerry Hastings
Subject: Name Reservation
Jerry,
Can we reserve Falconers Place for parcels R3193250021 and R3193250023 located on Eagle Road south of
Victory Road. The surveyor will be Ken Cook at Timberline Survey.
Thankyou
Laren M. Bailey
Principal
IN 4.
9
Poli .,t or.. st'. 201
PA x 6.1" jdalln RJGB}
t
Laren Baffle
From: Mindy Wallace [Mwallace@achdidaho.org]
Sent: Friday, November 22, 2013 11:45 AM
To: Laren Bailey
Subject: RE: Falconers Place Subdivision Traffic Study Letter
Laren,
A traffic impact study is not required for this: application.
Please let me know if you have any questions.
Mindy
Mindy Wallace
Planner III
Ada County Highway District
(208)387-6178
"We drive quality transportation for all Ada County -- Anytime ... Anywhere!"
From: Laren Bailey [mailtoabailey(allei-ena com]
Sent: Friday, November 22, 2013 11:40 AM
To: Mindy Wallace
Subject: Falconers Place Subdivision Traffic Study Letter
Mindy,
How are you doing? I hope all is well. I need another (we don't need a) traffic study letter on the Falconers
Place Subdivision for the City of Meridian. The project is located north of Victory on Eagle Road and consists of twelve 3-
plex buildings for a total of 36 units. I have included a site plan for your review. We brought it in several months ago and
I think that we met with Gary, but I cannot remember. Please let me know if you have any questions or need any
additional information.
Thank you for all of your help.
Laren M. Bailey
Principal
W
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x%hmc�ri% Frvwt J7i< frau%�� OF
Little Creek, LLC c/o
Bonnie Heinrich
Engineered Structures, Inc.
3330 East Louise Drive, Suite 300
Meridian, Idaho 83642
bonnieheinrich@esiconstruction.com
Dear Ms. Heinrich:
October 2, 2013
File: B013351A
RE: Geotechnical Engineering Evaluation
Falcon Drive Apartments
South Eagle Road & West Falcon Drive
Meridian, Idaho
STRATA, A Professional Services Corporation (STRATA) is pleased to present our
authorized Geotechnical Engineering Evaluation for the proposed Falcon Drive Apartments to
be located on the southeast corner of South Eagle Road and West Falcon Drive in Meridian,
Idaho, Our Geotechnical Engineering Evaluation's purpose was to explore the subsurface
conditions In the proposed development area and provide geotechnical recommendations to
assist project planning, design and construction. The attached report summarizes our field and
laboratory test results and presents our geotechnical engineering opinions and
recommendations.
The project design, owner, and construction team must read, understand and implement
this report in its entirety. Portions of the report cannot be relied upon individually without the
supporting text of remaining sections, appendices and plates. Our opinion is the success of the
proposed construction will depend on following the report recommendations, good construction
practices, and providing the necessary construction monitoring, testing and consultation to verify
that work has been constructed as recommended. We recommend STRATA be retained to
provide monitoring, testing, and consultation services to verify our report recommendations are
being followed. It is our opinion that geotechnical continuity with the project team throughout
construction will lessen the potential for errors and omissions related to our geotechnical
recommendations.
We appreciate the opportunity to work with Little Creek, LLC and Engineered Structures,
Inc. We look forward to our continued involvement on this project throughout construction.
Please do not hesitate to contact us if you have any questions or comments.
OQ 0 lh 0V Sincerely,
STRATA, Inc.
q�gTFOFIW► o
Adrian Mascorro, P.E. '9/qMichael G. Woodworth, RE.
Project; Engineer'rr\NSA Engineering Manager
AMIMGW/am
'. i =.208376.8200 rpm7.O!, i, J-
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1_
REPORT
Geotechnical Engineering Evaluation
Falcon Drive Apartments
South Eagle Road & West Falcon Drive
Meridian, Idaho
Prepared For:
Little Creek, LLC c/o
Ms. Bonnie Heinrich
Engineered Structures, Inc.
3330 East Louise Drive, Suite 300
Meridian, Idaho 83642
LITTLE CREEK, LLC
ENCINEERECSTRUCTVRES INC.
Prepared By:
STRATA, Inc.
8653 W. Hackamore Drive
Boise, Idaho 83709
P.208.376.8200
F,208.376.8201
October 2, 2013
TABLE OF CONTENTS
Page
INTRODUCTION..............................................................................................................
1
PROJECT UNDERSTANDING.........................................................................................
2
ExistingSite Conditions...................................................................................................
2
Proposed Construction.....................................................................................................
2
SUBSURFACE EVALUATION PROCEDURES...............................................................
2
SUBSURFACE CONDITIONS ............................... .... ......................... .....................
........ 3
LABORATORYTESTING.................................................................................................
3
GEOTECHNICAL OPINIONS AND RECOMMENDATIONS............................................4
Earthwork..................................................................................................................
..... 4
Site and Subgrade Preparation..................................................................................4
Wet Weather/Soil Construction— ........................... .............. — ..................................
5
Excavation Characteristics.. ................... ........ - ..... ........... - ........... - .......
6
Utility Trench Construction.........................................................................................
6
Structural Fill and Compaction .. ............... ..... ................ —.................... ..................
... 6
Table 1. Structural Fill Specifications and Allowable Use .............................................
7
Geosynthetics.......... .:.................................................................................................
8
Pavement Section Design ..... :......... ........ .:.............................. .............................
....:.... 8
General...................... ........ ............... .................................................................:........
8
Trafficand Subgrade...................................................................................................
8
Table 2. Pavement Design Parameters.........................................................................
9
Asphalt, Aggregate Base Course and Subbase Materials .._ ....::...............................
9
PavementSection Thickness.....................................................................................
9
Table 3. Asphalt Pavement Design Section................................................................
10
Pavement Maintenance.... .............. ............ .... -- .................. .................................
10
SiteDrainage...............................................................................................................
10
ExteriorGrading.......................................................................................................
10
InfiltrationRates ......... .......................... ....... ................... ...................... .............
.:..... 10
Groundwater............................. ............... ....... .................................:..............:.........
11
GEOTECHNICAL DESIGN CONTINUITY......................................................................
1.1
EVALUATION LIMITATIONS .................. .:.................... ............................... ............
....... 12
Geotechnical Engineering Evaluation
Falcon Drive Apartments
S. Eagle Road & W. Falcon Drive
Meridian, Idaho
INTRODUCTION
STRATA, A Professional Services Corporation (STRATA) has performed our
Geotechnical Engineering Evaluation for the proposed Falcon Drive Apartments planned at the
southeast intersection of Eagle ,Road and Falcon Drive in Meridian, Idaho. Our evaluation's
purpose was to explore the subsurface soil conditions at the project site and to prepare
geotechnical recommendations to assist project planning, design and construction. We
accomplished our services referencing our authorized geotechnical proposal dated July 11,
2013, To accomplish our evaluation, STRATA performed the following services:
1. , Coordinated exploration with the Idaho Digline Utility Notification Center to help reduce the
potential for damage to existing utilities.
2. Observed the excavation of 3 exploratory test pits within the planned development area.
Test pit exploration extended 12 to 14 feet below existing grades. Standpipe piezometers
were installed in 2 of the test pits. Our field geologist visually described, classified and
logged soil encountered referencing the Unified Soil Classification System (USCS).
3. Performed an infiltration test within gravel to assist with stormwater disposal design.
4. Performed laboratory tests with reference to ASTM Irltemational (ASTM) procedures
including Atterberg limits, in-situ moisture content, and grain size evaluation. We utilized
these laboratory results to help characterize engineering parameters and to correlate soil
engineering characteristics used in our design.
5. Performed engineering analyses in order to provide geotechnical design and earthwork
construction recommendations. Our engineering analyses provides geotechnical
recommendations and opinions for:
g+ Earthwork
• Site and subgrade preparation
• Wet weather/soil construction
• Excavation characteristics
• Utility trench construction
• Structural fill and compaction
• Geosynthetics
4 Pavement Section Design
• Traffic and subgrade
• Asphalt, aggregate base course and subbase materials
• Pavement section thickness
• Pavement maintenance
`.. . ,. x^: ld-Fn H97r)y !hcn^:7.08.3/,.H:00 Faa.2083 Yf.82(77
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Falcon Drive Apartments
Eagle Road & Falcon Drive
File: 8013351A
Page 2
1ti_ Site Drainage
• Exterior grading
• Infiltration rates
• Groundwater
40 Geotechnical Design Continuity
• Groundwater monitoring
• Plan and specification review
• Geotechnical design confirmation
• Construction observation and testing
6. Prepared and provided an electronic copy of our final report of.
geotechnical findings,
opinions and recommendations, including exploration logs and an exploration locaton plan.
Hard copies p s are available upon request.
PROJECT UNDERSTANDING
Existing Site Conditions
The proposed development is approximately 4.7 acres and will be accessed from West
Falcon Drive. The northeast corner of the site is currently developed with a single family
residence. The site is bordered by residential property and fields in all directions.
Proposed Construction
Our preliminary understanding is that the development will include 36 residential units
within 12 tri-plex structures. We anticipate asphalt pavement will provide access and parking for
the residential lots, which will be serviced by a new access road and associated cul-de-sac. We
do not anticipate basements will be utilized as part of the development. Stormwater will likely be
disposed within shallow swales or subsurface seepage beds.
SUBSURFACE EVALUATION PROCEDURES
STRATA accomplished subsurface exploration on September 12, 2013 via 3 exploratory
test pits extending 12 to 14 feet below existing ground surface. The approximate exploration
locations are illustrated on Plate 1, Exploration Location Plan, which also delineates the
proposed development. Test pit locations were established in the field by taping from existing
site features.
A professional geologist visually evaluated the soil encountered in each test pit and
logged the soil profile referencing the USCS. We provide a brief USCS explanation in Appendix
A to help interpret the terms on individual test pit logs. Individual test pit logs are also provided
in Appendix A. The test pits were backfilled with the excavated material to the ground surface
following the completion of excavations.
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Falcon Drive Apartments
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Page 3
SUBSURFACE CONDITIONS
Topsoil rooting was observed to a depth of approximately 8 to 8 inches below grade
within test pits. Soil conditions encountered within test pits generally consist of clayey sand at
the ground surface, underlain by silty sand and gravel at depth. We provide more specific
discussion of each soil unit encountered below:
A0 Clayey sand — We observed native surficial clayey sand described as dark brown,
dense and moist, to depths between 1.5 to 2 feet below existing grades.
Ab Silty sand — Below clayey sand we observed silty sand with calcium carbonate
cementation described as tan to brown, dense and moist, to depths between 5 to 11 feet
below ground surface,
Av Poorly -graded sand and gravel — Underlying silty sand, we encountered tan, dense'
and moist poorly -graded sand and gravel. Sand and gravel extended to test pit
termination depths.
Groundwater — Groundwater was not observed during excavation within test pits, which
extended between 12 to 14 feet below existing site grades.
Specific soil contacts and descriptions are further described on individual test pit logs
provided as Appendix A to this report, along with a USCS explanation to assist with test pit log
information. Temporary standpipe piezometers were installed In TP -1 and TP -2 for future
groundwater monitoring. Groundwater has the potential to vary with seasonal changes in
irrigation, precipitation, infiltration and development to the project site.
LABORATORY TESTING
We returned soil samples collected in the field to our laboratory for further classification
and testing, and accomplished laboratory testing referencing ASTM Intemational (ASTM)
procedures. We developed our laboratory testing program for this project primarily to evaluate
subsurface soil characteristics and engineering properties. Specifically, we accomplished
moisture content, minus No. 200 wash, and Atterberg limit testing. We present laboratory test
results on individual test pit logs in Appendix A. We will retain soil samples for 90 days and
discard after this time period unless we are notified to store the samples for an extended period
of time.
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Falcon Drive Apartments
Eagle Road & Falcon Drive
File: B013351A
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GEOTECHNICAL OPINIONS AND RECOMMENDATIONS
We present the following geotechnical recommendations to assist planning, design and
construction of the proposed Falcon Drive Apartments to be located in Meridian, Idaho as
illustrated on Plate 1 attached to this report. This report provides geotechnical design criteria for
the development which the design and construction teams must review to verify the applicability
to the planned construction. We base our recommendations on the results of our field
evaluation, laboratory testing, our experience with similar soil conditions and our understanding
of the proposed construction. If design plans change or if the subsurface conditions
encountered during construction vary from those observed during our Feld evaluation, we must
be notified to review the report recommendations and make necessary revisions. Subsurface
variations may exist between exploration locations and may not be apparent until construction.
Test pits only allow us to observe a portion of the site subsurface conditions. Where such
variations exist, they may impact opinions and recommendations presented in this report, as
well as construction timing and costs.
Earthwork
Site and Subgrade Preparation
We currently do not have a grading plan for the proposed development, but we
anticipate less than 1 foot of cuts and fills are expected for project site grading. At the time of
exploration, surficial vegetation and organic material was observed to a depth of approximately
6 to 8 inches. We recommend a minimum of 8 inches of topsoil with organic matter be stripped
beneath all planned improvements, including structural fill areas. In our opinion, this topsoil is
not suitable for use as structural fill and should be wasted or stockpiled on-site for landscape
areas.
Test pits have been marked in the field with labeled stakes and/or standpipe
piezometers. The test pits should be located prior to any earthwork site grading and test pits
which are located beneath paving, structural fill or building lot areas should be re -excavated and
replaced with structural fill in accordance with the recommendations in this report.
The stripped subgrade in proposed structural fill, pavement and sidewalk areas should
be proof -rolled with a minimum of 5 passes from a heavy 5 -ton roller or equivalent. If weaving or
pumping is observed, those areas should be removed to a minimum of 12 inches and replaced
with structural fill.
ORO
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Falcon Drive Apartments
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Wet Weather/Soil Construcfion
We strongly recommend earthwork construction take place during dry weather
conditions. Native clayey sands are susceptible to pumping or rutting from heavy loads such as
rubber -tired equipment or vehicles when the soil is above optimum moisture content. Earthwork
should not be performed immediately after rainfall or until soil can dry sufficiently to allow
construction traffic without disturbing the subgrade. During and after achieving subgrade
elevation, the contractor must take precautions to protect the subgrade from becoming
disturbed or saturated. We recommend the contractor limit construction traffic to any prepared
subgrade and reduce exposure to precipitation and water. Specifically, the contractor should:
K Grade subgrades to aggressively direct surface water away from construction areas
that could be adversely affected by infiltration.
4 After adequate moisture conditioning efforts have failed, remove exposed subgrade
soil, which becomes soft or begins to pump, to firm soil and replace it with structural
fill as described in the Site and Subgrade Preparation section above for over -
excavations.
'fs Never attempt structural fill placement during or immediately following a significant
precipitation event.
'kr Never allow subgrades to freeze or become saturated prior to fill placement.
The final subgrade conditions, and careful construction procedures, are critical to the
long-term project performance. We recommend earthwork specifications specifically identify the
contractor's responsibility to protect and maintain prepared subgrades. It may improve project
economy to retain STRATA to observe the subgrade preparation activities to identify techniques
or construction activities that may be attributing to unstable subgrades and contributing to the
need for over -excavations. If significant soft/wet soil conditions are encountered, the use of a
woven geotextile fabric may be necessary. These material requirements are presentedin the
Geosynthetics report section below.
Allowing time for proper moisture -conditioning during dry weather is critical to reducing
excessive over -excavations and importing structural fill. However, depending on the weather
and moisture conditions during construction, drying fine-grained soil may not be practical, and
over -excavation in conjunction with the use of geosynthetics may be necessary to help maintain
project schedule. In short, working with on-site near surface soil may be impractical during
certain weather or soil conditions and we recommend contingencies are in place to remove and
replace wet soil.
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Falcon Drive Apartments
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Excavation Characteristics
Based on exploration results, it appears the near surface soil encountered in exploratory
test pits may be excavated with conventional equipment. Excavations can cave and slough and
must be sloped back in accordance with Occupational Health and Safety Act (OSHA)
guidelines. Fine to coarse-grained soil is expected to be exposed in excavations' throughout the
development area and should be temporarily sloped at 1.5H:1V (horizontal to vertical). Due to
the potential for varying soil conditions at the time of construction, we recommend earthwork
contractors evaluate each excavation configuration specific to OSHA guidelines and to seek
appropriate professional guidance to ensure excavation safety and stability.
Utility Trench Construction
Structural fill for backfilling utility trenches and all bedding should conform to Idaho
Standards for Public Works Construction (ISPWC) specifications, except that all trench backfill
must be placed and compacted to the structural fill requirements presented herein. Loose and soft
soil must be removed from the base of utility trenches prior to placing pipe bedding. In addition, if
water is encountered, it must be removed from the base of the utility trench before placing pipe
bedding. We recommend utility pipes be placed on at least 4 inches of bedding placed over
undisturbed native soil, structural fill or otherwise supported according to the pipe manufacturer's
specifications and ISPWC requirements.
After bedding the pipe, place structuralfill and compact it from the pipe invert to 1 -foot
above the top of the pipe with tamping bars and/or plate compactors to render the backfill in a firm
and unyielding condition. Thoroughly place and compact bedding below pipe haunches or the zone
between the pipe invert and the spring line. To accomplish backfilling, the distance between the
side of the pipe at the spring line and the trench wall should be at least 12 inches. The remainder of
the utility trench should be backfilled in accordance with the Structural Fill section of this report.
Structural Fill and Compaction
All fill placed for the development must be placed as structural fill. The structural fill
requirements described in Table 1 below, in general, correlate to ISPWC material specifications.
Project structural fill products are described in Table 1 below,
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Falcon Drive Apartments
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Table 1. Structural Fill Specifications and Allowable Use
Structural Fill Product
• Allowable Use
Material Specifications
Sieve
Size
%
Passing'
• Soil classified as GW, GP, GP -GM, GM, SW, SP,
General Structural FillSP-SM,
• General site grading
SM, or ML according to the USCS.
• Maximum particle size must be less than 6 inches.
• Soil consisting of inert earth materials with less
than 3 percent organics or other deleterious
substances wood metal, plastic, waste, etc).
Granular Structural Fill
• General structural fill
• Over -excavations
Pavement section
• granular subbase
• Soil classified as GW, GP, GP -GM, according to
the USCS, and meeting the gradation provided.
• Soil meeting requirements stated in the latest
edition of the Idaho Standard for Public Works
Construction (ISPWC), Section 601—Aggregate
Subbase.
6 Inch
100
3 Inch
90-100
No. 4
30-60
No. 200
<10
• Soil may not contain particles larger than 1 inch in
1 Inch
100
Utility Trench Bedding
Utility trench
construction
median diameter and must meet the required
gradation.
• Soil meeting requirements stated in the latest
edition of the Idaho Standard for Public Works
Construction (ISPWC), Section 305—Pipe
Beddin .
Y. Inch
80-100
3/8 Inch
20-70
No. 4
5-20
No. 8
0-5
No. 200
0-3
Aggregate Base Course
• General structural fill
• Soil may not contain particles larger than 1 inch in
median diameter and must meet the required
gradation.
1 Inch
100
'/. Inch
90-100
No. 4
40-65
• Granular structural fill
• Soil meeting requirements stated in the latest
• Pavement section
base course
edition of the Idaho Standard for Public Works
Construction (ISPWC), Section 802—Aggregate
Base.
No. 8
30-50
No. 200
3-9
All structural fill from on-site or imported sources should be placed in maximum 10 -inch -
thick lifts, and each lift shall be moisture -conditioned to within 3 percent of optimum moisture
content and compacted to a minimum of 95 percent of ASTM D 1557 (Modified Proctor). The
maximum, loose -lift thickness is based on using large, 5- to 10 -ton, smooth -drum vibratory
rollers. The maximum loose lift thickness should be reduced where smaller and/or lighter
compaction equipment is used. STRATA should be retained to perform field density testing of
structural fill to verify contractor compliance with the above minimum compaction criteria.
Structural fill with greater than 30 percent retained above the %-inch sieve is too coarse
for proctor density testing, but may be used as granular structural fill provided it meets the
above specification. Coarse fill must be compacted using a "method specification" developed
during construction, based on the material characteristics and the contractor's means and
methods. It is common that "method specifications" are developed during construction, specific
to the materials and conditions encountered. At a minimum, STRATA recommends coarse,
granular fill be placed in maximum 10 -inch lifts and compacted with 6 complete passes of a 10-
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Falcon Dnve Apartments
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ton vibratory or grid roller. Vibratory rollers must have a dynamic force of at least 30,000 pounds
per impact per vibration and at least 1,000 vibrations per minute. Coarse fill must be compacted
to a dense, interlocking and unyielding surface. We recommend STRATA review the soil and
aggregate material planned for fill use and monitor compaction efforts during construction.
Geosvnthetics
If earthwork contractors are unable to achieve subgrade compaction requirements
outlined in this report's Site and Subgrade Preparation section, geosynthetic fabrics may be
used to improve subgrade support when constructing on soft or wet soil, We recommend woven
geosynthetics at pavement Subgrade elevation where moisture -conditioning and re -compaction
as recommended in the Site and Subgrade Preparation section of this report is not possible due
to wet soil conditions. Where required, apply geosynthetics directly on approved subgrade, free
of wrinkles and over -lapped at least 12 inches. Woven geosynthetic fabrics for subgrade
stabilization and soil improvements shall have the following minimum properties of 700 pounds
(CBR Puncture, ASTM D 6241) and 200 pounds (Grab Tensile Strength ASTM D 4632).
STRATA must be consulted prior to using geosynthetics for subgrade stabilization, Further, we
recommend contractors carefully review subsurface conditions prior to bidding and recommend
the design team include a unit price for woven geosynthetics for the earthwork portion of the
project.
We recommend non -woven geosynthetic fabrics for filtration and for stormwater
facilities. Non -woven fabrics should have a maximum apparent opening size equivalent to the
U.S. No. 70 sieve (ASTM D 4751), a minimum weight of 3.5 ounces per square yard and
minimum CBR puncture resistance of 200 pounds (ASTM D 6241).
Pavement Section Design
General
The following flexible asphalt pavement section design is provided referencing the Idaho
Transportation Department (iTD) Gravel Equivalent Design Method using Ada County Highway
District substitution ratios. STRATA estimated traffic loading and design parameters based on
our proposed construction understanding and our understanding of the subsurface conditions.
Traffic and Subgrade
The following tables present our traffic loading, geotechnical design parameters and
references, as well as the resulting flexible pavement section design recommendations:
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Falcon Drive Apartments
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Table 2. Pavement Design Parameters
Design Parameter
Value Used
References
Traffic Loadin g
33,000 ESALS
(Local Road, T1=6)
Ada County Highway District Standard
Design Life
20 years
Assumed
Sub rade R -value
5
Assumed see section below
Asphalt Layer Substitution Ratio
1.95
Ada County Highway District Standard
Base Course Substitution Ratio1.1
Ada Count Highway District Standard
Subbase Course Substitution Ratio
1.0
Ada County Highway District Standard
equivaient esmgie nixie LOWS ttsa,Ls).
From correlations to laboratory testing, our experience with similar soil, and utilizing
clayey sand for roadway subgrade, we assumed an R -value of 5 for roadway subgrade. To help
improve subgrade characteristics, the pavement subgrade should be prepared as
recommended in this report's Site Preparation section. Subgrades must be shaped (crowned)
and graded to facilitate positive drainage and inverted crowns must be avoided.
Asphalt. Aggregate Base Course and Subbase Materials
Crushed aggregate base course and granular subbase shall conform to the Structural
Fill requirements above and be placed directly over a properly prepared subgrade. A woven
geotextile should be used for constructaoitity during wet and inclement weather and to increase
performance at the subgrade. The woven geotextile should have material properties and be
placed as outlined in this report's Geosynthetics section. We recommend STRATA observe final
subgrade preparations, geotextile placement and all aggregate placements.
Asphalt concrete must be compacted to 92 percent of the maximum density for a Hveem
or Superpave mix design. The final traveling surface of asphalt concrete shall meet ISPWC %-
inch asphalt mix design requirements. Asphalt mix designs and all appropriate aggregate
source certificates should be accepted by STRATA at least 5 days prior to initiating asphalt
paving. Asphalt construction and final surface smoothness, joints and density should meet
ISPWC specifications. If subgrade conditions appear significantly different during construction,
traffic loading conditions change or traffic volumes increase from what was assumed, STRATA
should be notified to amend our design accordingly.
Pavement Section Thickness
STRATA evaluated the pavement sections utilizing the ITD pavement design
methodology, correlated soil -engineering parameters from laboratory testing, and the estimated
traffic -loading conditions. Based on subgrades prepared as recommended and the traffic criteria
Falcon Drive Apartments
Eagle Road & Falcon Drive
File: B013351A
Page 10
provided, Table 3 provides the recommended asphalt section for the anticipated pavement
application. If subgrade conditions change as design is finalized or during construction, or traffic
loading is different than we have assumed, STRATA must review our pavement analyses and
resulting sections.
Table 3. Asphalt Pavement Design Section
Asphalt Pavement Application
Asphalt
Concrete
Aggregate Base
Granular
Subbase.
(inches)
(inches)
(inches) -
Local Roads (TI = 6)
2.5
4.0
1 14.0
Pavement Maintenance
We recommend crackmaintenance be accomplished on all pavement surfaces every 3
to 5 years to reduce the potential for surface water infiltration into the underlying pavement
subgrade. Surface and subgrade drainage are extremely important to the performance of the
pavement section. Therefore, we recommend the subgrade, base and asphalt surfaces slope at
no less than 2 percent to an appropriate stormwater disposal system or other appropriate
location that does not impact adjacent buildings or properties. The pavement's lifespan is
dependent on achieving adequate drainage throughout the section, especially at the subgrade
elevation. Ponding water at the pavement subgrade surface can induce heaving during the
freeze -thaw process.
Site Drainage
Exterior Grading
We recommend the ground surface adjacent to structures slope a minimum of 5 percent
away within 10 feet of the structures. The ground surface beyond 10 feet of structures should be
sloped at least 2 percent. Improper management of near -surface water, by not providing an
effective grading and drainage design, can result in moisture or water entering foundation areas.
Infiltration Rates
We understand on-site stormwater may be retained using subsurface seepage beds or
swales. All seepage swales or subsurface disposal beds should be located a minimum 25 feet
away from structures to mitigate the potential for stormwater seepage into the foundation wall
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Falcon Drive Apartments
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backfill zone. We performed an infiltration test within TP -2 at 7 feet within dense gravel. We
measured a field infiltration rate of 7.5 inches per hour (In/hr) in the dense gravel with sand. All
infiltration facilities should be constructed a minimum of 12 inches into poorly -graded gravel with
sand. Based on test pit exploration, we anticipate excavation depths of 5 to 13 feet may be
required to expose non-cemented poorly -graded gravel with sand. Do to the dense nature of the
gravel with sand, we recommend the following design infiltration rate be utilized for infiltration
facilities constructed into poorly -graded gravel with sand:
6 Recommended Infiltration Rate (gravel with sand) = 6 in/hr
Groundwater
The appropriate separation between seasonal high groundwater and the base of the
stormwater disposal facilities should be maintained. As discussed above, we did not observed
groundwater to a maximum depth of 14 feet at the time of exploration. We anticipate the
groundwater level will peak during the summer irrigation season. Based on our experience in
the area and review of nearby well logs, we anticipate seasonal high groundwater levels will
occur at depths of approximately 15 feet. However, we recommend groundwater monitoring be
accomplished during spring melt and irrigation season (April to October) to confirm the absence
of groundwater. STRATA installed standpipe piezometers within 2 test pits for future
groundwater monitoring.
GEOTECHNICAL DESIGN CONTINUITY
Geotechnical design continuity will be an Important aspect of this project's successful
completion. In our opinion, geotechnical continuity can occur in 4 stages in the planning, design
and construction project aspects. Specifically, we recommend STRATA maintain the
geotechnical design continuity in the following aspects:
6 Groundwater Monitoring: The groundwater level should be monitoredduring the
upcoming irrigation season to verify the seasonal high groundwater level beneath the
site. Piezometers were installed to monitor groundwater levels. Monitoring typically
should be accomplished on a monthly basis between April and October. STRATA
remains available to perform groundwater monitoring at your request.
6 Plan and Specification Review: We recommend STRATA be retained to review
final' design and construction plans and specifications to verify our geotechnical
recommendations are incorporated into project bidding and construction documents
as well as to provide additional recommendations based on the final design
concepts. These efforts can help provide document continuity across the engineering
disciplines and reduce the potential for errors as the project concepts evolve,
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Falcon Drive Apartments
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$ Geotechnical Design Confirmation. The potential soil variation may have a
significant impact on construction of the planned development. As such, we
recommend STRATA be retained to provide geotechnical observation during
earthwork construction to observe the potential variability in the soil conditions and
provide consultation regarding potential needs for over -excavations and compaction.
'b Construction Observation and Testing: We recommend STRATA be retained to
provide observation and compaction testing during structural fill placement, as
required. Having STRATA provide testing and oversight during this process will
reduce the potential for an unforeseen construction error which may ultimately
impact the project. STRATA can also provide construction material testing and
special inspection for concrete, masonry, reinforcement, and asphalt. If we are not
retained to perform the recommended services, we cannot be responsible for related
construction errors or omissions.
EVALUATION LIMITATIONS
This report has been prepared to assist project planning, design and construction of the
Proposed Falcon Drive Apartments to be located southeast of the intersection of South Eagle
Road and West Falcon Drive in Meridian, Idaho. Our geotechnical findings and opinions have
been developed based on the authorized subsurface exploration and laboratory testing, as well
as our understanding of the project at this time. Our geotechnical design recommendations are
specific to the planned design and infrastructure construction and should not be extrapolated to
other future site developments without allowing adequate geotechnical consultation by
STRATA. STRATA's scope only provides recommendations for infrastructure construction,
which does NOT include recommendations for individual lots, and STRATA does NOT assume
the role of geotechnical engineer of record for individual lot construction.
Our services consist of professional opinions and findings made in accordance with
generally accepted geotechnical engineering principles and practices as they exist in southwest
Idaho at the time of this report. The geotechnical recommendations provided herein are based
on the premise that appropriate geotechnical consultation during subsequent design phases Is
implemented and an adequate program of tests and observations will be conducted by STRATA
during construction to verify compliance with our recommendations and to confirm conditions
between exploration locations. This acknowledgment is in lieu of all express or implied
warranties.
The following plate and appendix accompany and complete this report:
Plate 1: Exploration Location Plan
Appendix A: Unified Soil Classification System (USCS) &
Exploratory Test Pit Logs
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v SEagle Rd—__—_-
2
2
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3
U S N
l a
N A Y
's
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v SEagle Rd—__—_-
FlAURIAltom MA�
COARSE
GRAINED
SOILS
FINE
GRAINED
SOILS
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GRAPH LETTER
GRAVELS
SANDS
SILTS
LIQ
LESS
SILTS
LIQ(
GREATEI
TEST PIT LOG SYMBOLS
BG Boggle Sample
BK Bulk Sample
RG Ring Sample
BORING LOG SYMBOLS
GROUNDWATER SYMBOLS
aStandard
2 -Inch DID-
SYM60L
SYMBOL
TYPICAL NAMES
CLEAN
GW
Well -Graded Grovel,
GRAVELS
OD Split -Spoon Sample
(7-3_°7) Indicates Date of
Gravel -Sand Mixtures.
nn QPoorly-Graded
Reading
IIRock
Core
GP
Gravel,
Groundwater
Shelby Tube 3 -Inch OD
Gravel -Sand Mixtures.
GRAVELS
Undisturbed Sample
Shorthand Notation:
GM
Silty Gravel, Gravel -
WITH
Surface
N.E. = None Encountered
Sand -Silt Mixtures.
GC
Clayey Gravel, Gravel -
FINES
Sand -Clay Mixtures.
CLEAN
SW
Well -Graded Sand,
Gravelly Sand,
SANDS
SP
Poorly -Graded Sand,
Gravelly Sand.
SANDS
SM
Silty Sand,
WITH
Sand -Silt Mixtures.
` t f
SC
Clayey Sand,
FINES
Sand -Clay Mixtures.
ML
Inorganic Silt, Sandy
AND CLAYS
or Clayey Silt.
Inorganic Cloy of Low
JID LIMIT
CL
to Medium Plasticity,
THAN 50%
Sandy or Silty Clay.
OL
Organic Silt and Clay
Of Low Plasticity.
Inorganic Silt, Mica -
MH
ceous Silt, Plastic
AND CLAYS
Silt'
Inorganic Clay of High
11D LIMIT
�"�
CH
Plasticity, Fat Gloy,
Organic Cloy of Medium
2 THAN 50%OH
to High Plasticity.
_--- -:-
-
PT
Peat, Muck and Other
-
Highly Organic Soils.
TEST PIT LOG SYMBOLS
BG Boggle Sample
BK Bulk Sample
RG Ring Sample
BORING LOG SYMBOLS
GROUNDWATER SYMBOLS
aStandard
2 -Inch DID-
Groundwater
Split -Spoon Sample
_ After 24 Hours
California Modified 3 -Inch
OD Split -Spoon Sample
(7-3_°7) Indicates Date of
Reading
IIRock
Core
Groundwater
Shelby Tube 3 -Inch OD
at Time of Drilling
Undisturbed Sample
Shorthand Notation:
BGS = Below Existing Ground
Surface
N.E. = None Encountered
TEST PIT LOG SYMBOLS
BG Boggle Sample
BK Bulk Sample
RG Ring Sample
pi
u
�a�gy+
O m m
c$ an
d
REMARKS
USCS Description
w
u
Y
m
o.N a
d N
o
.A
Note: BGS =Below Ground
zi U
N
u1
?~
Z
surface
U
CLAYEY SAND. (SC) dark brown,
eis
dense, moist r�
Grass roots to 6 Inches BGS
--1
'B
SILTY SAND, (SM) tan, dense,
moist
2.5
BG
SA
SM
>KkE-
,•
L
r`
= 7.5
C
a�
10.0
POORLY GRADED SAND, (SP)
• '
'
tan, dense, moist
SP
.
BG
i
t26
Cementation observed from
12.5 to 13.0 feet BGS
_
POORLY GRADED GRAVEL, With
rye
LJ
> Sand, (GP) tan, dense, moist
-
OP
J d.,
h
Standpipe piezometer installed
test pit
Test Pit Terminated at 14.0 Feet.
i
Client: ENGINEERED STRUCTURES,Inc
Test Pit Number. TP -1
S T FR a—r B
EXPLORATORY
TEST PIT LOG
= Project: 8013351A
Date Farcavated: 09-12-2013
Backhoe: CASE 580
Bucket Wltlth: 2'
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Home Elevation Exhibits
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