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Application REVISED - 1/27Hearing Date: February 4, 2016 File No.: H-2015-0046 Project Name: Brinegar Prairie Subdivision -AZ, PP Request: Request for annexation and zoning of 23.46 acres of land with an R-8 zoning district, by Suggs Community Solutions. Location: The site is located at 2220 N. Ten Mile Road on the east side of N. Ten Mile Road, north of W. Cherry Lane, in the SW '/a of Section 02, Township 3N., Range 1W. Request: Request for preliminary plat consisting of 96 building lots and 12 common lots on 22.6 acres of land in a proposed R-8 zoning district, by Suggs. Community Solutions. r Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY: -Projectname, File number(s)- Assigned Planner. Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review Rpreliminary Plat ❑ Alternative Compliance ❑ Private Street aAmtexation and Zoning ❑ Property Boundary Adjustment • Certificate of Zoning Compliance ❑ Rezone ❑ City Council Review ❑ Short Plat ❑ Comprehensive Plan Map Amendment 0 Time Extension: ❑ Comprehensive. Plan Text Amendment Director/ Commission/Council (circle one) • Conditional Use Permit ❑ UDC Text. Amendment ❑ CanditionalUse Modification ❑ Vacation: Director/Commission (circle one) Director/ Council (circle one) ❑ Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Other ❑ Final Plat Modification Applicant Information Applicantname: —rf0e, �4� 'D_eUC10prA-emi- Inc. Phone: Applicant address: 2 3 5 8 l i +art i ttim Email: City: (✓18Yi (J(" a h Stater I Q Zip:. S 3 (p 4-Z Applicant's interest in property: ❑ Own ❑ Rent O'Optioned ❑ Other Owner name: T,_fifj?sr- IhJf.`S�YK LLC- Phone: owner address: 19 2 5 l l L. o c ut�-t G rove. lZo aa( Email: City: Ke rid' z n State: 10 zip: 83ta 4(p Agent/Contact name (e.g., architect, engineer, developer, representative): z rt e_ Sva s Firm name: ��' LAA 45 C om--- - So��'�urtS - Phone: Agent address: 2Dp--ou1S� Email: .bSu Ncabifont.n2�' City: 6ci S,e- State; _ zip: 83'i 12. Primary contact is: ❑ Applicant 11 Owner B Agent/Contact Subject Property Information Location street address: Z ZZ O N. Tf-A M. I f . &C{ Township, range, section: 3N 1 1 �'✓� �. Assessor's parcel number(s) S 1 Z. O Z 3 Z !i (p (o i Total acreage: ZZ, LP Zoning district: R L -T Community Development a Planning Division . 33 E. Broadway Avenue, Ste, 102 Meridian, Idaho 83642 Phone: 208-8845533 Fax 208-888-6854 w-w1i meridiancit '.or olannina -t- (Rev. 06/1212014) Project/subdivision name:f3 V-, he ��, l' P ✓ doA i V 1 5 ( uyV General description of proposedproiect/request; Svivt�yc��vd�r oei:vt� D(pEI,rYliA,% PId1 i,i'P11 �evelowmp of-zz(eecxes�ye��re 4oR-Sla(o 5f:1Ar to%opemgrz(c Proposed zoning district(s): F- V�P�til.Cm T).P�Y1Si Acres of each zone proposed; 2 Z. (p Tvpe of use proposed (check all that aolv): R -Residential 0 Office 0 Commercial 0 Employment 0 Industrial 0 Other Who will own & maintain the pressurized irrigation system in this development? Which irrigation district does this property lie within? t� M I D Primary irrigation source: N M I Q _ Secondary: Square footage of landscaped areas to be irrigated (ifprimery or swondary point ofconnectionis Citv water): Residential Project Summary (if applicable) Number of residential units: 9 (p Number of building lots: 4 (O Number of common lots: I Z Number of other lots: Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: 4 or more bedrooms: Minimum square footage of structure (excl. garage): Maximum building height: _ 3rJ_��Ef r aoit Minimum property size (s.f):. '3 01 Average property size (s.£): �y+40 Gross density (Per UDC ll -IA -1): +,Z5 °G'v dG Net density (Per UDC F`1 -1A-1): (o. -T& Acreage of qualified open space: Z. 3 Percentage of qualified open space:I U'/e i Type and calculations of qualified open space provided in acres (Per UDC 11-3G-3B):fT t i Gila+fdtx bm& r `/�-�,e,„v>1,t�bk�-�r� pa(kwayet�dca�s��o(%�.Jv..�i-itci�ai�u�lak(so�pau�eulev��l.� Amenities provided with this development (if applicable): Y W a - (,xe�'In('e -._— Type of dwelling(s) proposed: Orgingle-family Detached 0 Single-family Attached 0 Townhouse 0 Duplex 0 Multi -family 0 Vertically Integrated 0 Other 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: Common lots: Other lots: Existing (if applicable): Building height: Number of compact spaces provided: Print applicant name: Applicant signature: C _ Date:. vt?6(a(-eco &(�a[, /2�5 Community Development n Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-988-6854 www.meridiancitv.or&plannine -2- (Rev. 0 6/1 212 0 1 4,) CITY OF MERIDIAN ]PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Date: 11-26-15 City Staff. �WA Location: 5o JJ Size of Property: aaa IH A94 Comprehensive Plan FLUM Designation: A W%)`w Design Guidelines Development Context: ❑ Urban ❑ Urban/SuburbanSuburban ❑ Rural Existing Use: _� 1 Existing Zoning: ZI_ Proposed Use: % Proposed Zoning: R -T< Surrounding Uses: AJ Street Buffer(s) andlor Land Use Buffer(s) &* 104.fak UAW r-6% 'rkx -�l 20 Vuk � twit — Open Space/Amenities/Pathways: to% 0,40A AccesslStub Streets/Street System: T%-,,NNt. l[ae&H -k *A,4w(�e� vJ c%tce. ` " i` Sewer & Water Service: ? Waterways/ Floodplain/Topography/Hazards: eF 4-. o 1m) -\wt %eq. �UL ` Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercialprojects 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 atACHD for information in regard to a TIS, conditions, impact fees and process. F rAgencieslDepartments to Contact: da County Highway Dist. (ACHD) E]Nampa Meridian Irrigation Dist. (NMID) ElPublic Works Department daho Transportation Dept. (ITD) ❑ 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[fransfer ❑ 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 X Preliminary Plat ❑ Variance ❑ Conditional Use Permit ❑ Private Stregt ❑ Other Notes: l) 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 for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11-5A-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 andlor Comp Plan may affect your submittal andlor application. This pre -application meeting shall be valid for four (4) months. E I1�IA1�a Community Development Department Development Services Division Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 (208)887-2211 PRE -APPLICATION MEETING NOTES Date: 1 12 5 11's Project/Subdivision Name: d 5 l e, Ka Applicant(s)/Contact(s): 2v1t Wn RronA-i ilQ Development Services Staff., Cf-eyn O L -Yr i o in • _Sanitary Sewer Service: e ' • • V - a .a�e a P�>, Mapping Prow ed.' y ❑ Iv Domestic Water Service:WO, ',r 0.U0.f�alhle a^ �^ M+� 42c� ay�a CJI.... DI Reuse Water Service: Waterways/ Floodplain/Topography/Hazards: Gravity/Pressurized Irrigation: n C. so -arc --e- - Mapping Provided: Y ❑ N Mapping Provided. k i ❑ N Mapping Provided: ❑ Y " District Reqs. Provided: xY ❑ N The City of Meddlan's Improvement Standards for Street Lighting can be found online at; http-1/www.moddlanci!y.offllpublic works aspx?id=272 Additional Meeting Notes: Rav 10062015 C:\Usa \dedwazds�Deskmp\Pre-Application Meeting Nores.do« AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO COUNTY OF ADA I, 26neeaa Znyr4irl"Ah - (� me ddress �t € �J 7J (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: 7-r0ogy leve/rfJm an f i )avt2 '5u4as , ZOIC 'S�JuisP, I � �3�1Z (name) (address) to submit the accompanying application(s) pertaining to that property. 2. l agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this day of 201�— i� /"z SUBSCRIBED AND SWORN to before me the day and year—first above written. ••`'r•9,P,.y�1D '98Rf��'•. ,pT qRrNotary Public for Idaho) AUH L1� ! Residing at: Pj '''':y?e OE 100`0 My Commission Expires: Community Development n Planning Divisions 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884.5533 Fax: 208-888-6854 www.meridiancitv.org/planning C Q 60- 8 ' l�'yt AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA z �3]�Y ��3 CaFk g €3 �6 @3 gy h?94§a4�• p �o0aE99909�9�0000��0�00�fi���B@0 �3i d3`v III 8 ' l�'yt AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA �9�53i[4533yS§ �3]�Y ��3 CaFk g €3 �6 E i h?94§a4�• p �o0aE99909�9�0000��0�00�fi���B@0 �3i d3`v III •®®I MR ' ° �6 -� I � Di ®3 l i f9f9 � y7 a� E9� a�S's. ��I gg ill s i €�@? a°e �F O � s 161; w 91! 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V ®° S d �� OS owl r IXe E Ad RR P8 fey 9��R&9�p d �9ss�5�zs®s$�s AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA :m AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA p �o0aE99909�9�0000��0�00�fi���B@0 �3i d3`v d� �ao��gg�ooe� j999g9999599% AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAAAAAAAAAAAA �o0aE99909�9�0000��0�00�fi���B@0 ■iii®I■ ■■■111■ ■■pIp��IL ■111,■ ..1r1►1■C .. 111. 11I' �■ 11�1�.■ �1a�I 1�1■n �IIN1■■ .�i�11 ��Itl�■ 1HH1�1■■ 1011 - �IH�1 ■ �ii�l�■ _Ew Form E>jw m d & a s wo � i�rcw s a r Y B�rt 4 Jim INCH m ML 0am fil o & n w - a � moll 0 u rim y - w - a � e w � W 8 d Y s am " w e s o m w _ w n � R MR up a 3 J a o $ 1 a K a moll o $ 0 $ o o $ oil 3 " w a 0 r a oa g t a� a � w 4 a 8 wIII a a �o x� ze 8 r s IN �a ■iii®I■ ■■■111■ ■■pIp��IL ■111,■ ..1r1►1■C .. 111. 11I' �■ 11�1�.■ �1a�I 1�1■n �IIN1■■ .�i�11 ��Itl�■ 1HH1�1■■ 1011 - �IH�1 ■ �ii�l�■ ■iii®I■ ■■■111■ ■■pIp��IL ■111,■ ..1r1►1■C .. 111. ■iii®I■ ■111,■ ..1r1►1■C .. 111. ■iii®I■ �1a�I .�i�11 El SUGGS COMMUNITY SOLUTIONS January 26, 2016 Mr. Josh Beach City of Meridian Planning Division 33 E. Broadway Avenue Meridian, ID 83642 Subject: Brinegar Prairie Subdivision — Revised Annexation, rezone and preliminary plat Dear Mr. Beach: Please accept the attached applications for the development of the Brinegar Prairie Subdivision, a residential infill development located at the southeast corner of Ten Mile Road and Chateau Drive. (3N, 1W, Section 2). This development meets the land use designation and policies of the Comprehensive Plan and also meets all requirements of the Unified Development Code (UDC) for subdivision development. The project site is 22.60 acres and is currently used as farm land/pasture and includes 1 home with outbuildings. Annexation and Rezone of property This parcel is not yet annexed into the City of Meridian even though surrounding properties in a mile in all directions are within the City limits. As an enclave property - located on Ten Mile Road between Cherry Lane to the south and Ustick Road to the north - essential services are already available and commercial/medical/retail services are in close proximity to the parcel. The property is currently zoned RUT in Ada County. We are requesting that this infill property be annexed into Meridian with a zoning designation of R-8: Medium -density residential, per the Meridian Unified Development Code 11-2-1. The R-8 zone is supported by the Meridian Comprehensive Plan - Future Land Use Map that designates the property as Medium Density Residential: "Medium Density; to allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of public amenities such as open space, pathways, or land dedicated for public services." (Meridian Comp Plan, page 20). Suggs Community Solutions 200 Louisa Street, Boise, Idaho 83712 ibsuaas@cableone.net 208.342.6941 In addition to the Future Land Use Map, the Meridian Comprehensive Plan has several policies that support infill development. Infill is defined as: "Any vacant lot or parcel within a developed area of the city, where at least eighty percent (80%) of the land within a three hundred foot (300') radius of the site has been developed, and where water, sewer, streets, schools and fire protection have already been developed and are provided." Also, several Goals, Objectives and Action Items in the Comprehensive Plan support Infill development: Action Item 3.04.028: Encourage infill development. Objective 3.07.01: Encourage quality housing projects for all economic levels throughout the City. Action Item 3.07.01E: Support a variety of residential categories (low-, medium-, medium-high and high-density single family, multi family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. Action Item 3.07.01F: Provide incentives (density bonus, reduced open space requirements, less impact fees) for infill development. Action Item 3.07.01N: Diversify and balance the location of up to 1,200 square foot housing throughout the City (e.g., avoid concentration of one housing type in a geographical area). Brinegar Prairie will include a diversity of lot and housing sizes. Our minimum lot size and setbacks match the R-8 zoning designation, however our overall density is 4.25 dwelling units/acre. We are not requesting any density bonuses or a reduction in open space requirements, as noted above for infill development; however, a reduction in impact fees may be appropriate for consideration. Subdivision A preliminary plat and additional support materials are included with our application package. The plat includes a total of 108 lots, with 96 single family detached residential lots and 12 common/open space lots. We've include some photos of the conceptual home design in our application package. The common lots, including buffers and easements, total 3.7 acres or over 16% of the 22.60 acres; the useable open space is 2.3 acres or over 10%, which meets the requirements of subdivision development code 11-3G-3. These common lot/open space areas include a park space of over 1 acre, buffer areas, endcaps and a portion of the irrigation lot -that includes Suggs Community Solutions 200 Louisa Street, Boise, Idaho 83712 ibsuggs@cableone.net 208.342.6941 sidewalk and landscaping - along a portion of the southern boundary of the subdivision. The park includes a play structure and will be a perfect meeting space for families and for pickup frisbee or ball games. Note that Chateau Park, just northeast of Brinegar Prairie, includes a playground, basketball % courts, restrooms and a picnic shelter. There are also two lots and a small portion of the park area used for storm water management. Those lots and area will be landscaped and maintained day to day by the Homeowners Association. Ada County Highway District will manage the storage and infiltration capability of these lots. Brinegar Prairie will access Chateau Drive, a collector street, via two new streets. Both new streets will intersect Chateau Drive across from existing streets, Swainson Avenue and Morello Avenue, in the Kentwood Manor Subdivision to the north. Recent traffic counts on Chateau Drive are below the threshold for a collector and ACHD has not requested a traffic study. Phasing Brinegar Prairie will be developed in two phases beginning with the western half of the property. A conceptual phasing plan is included in our application package. Landscaping The landscape plan included with our application shows attractive landscaping throughout the subdivision. Trees and planting clusters are located along Ten Mile Road and trees and shrubs are located behind the sidewalk on Chateau Drive. We've included landscaped parkways/endcaps on some of the interior streets and a pathway at the end of the Swainson Court cul-de-sac. As noted previously, the central park space will include a play structure and a mix of open and tree shaded areas. In addition, each home lot will include at least one tree and shrubs in the front yard. As shown on the preliminary plat and the landscape plan, Nampa and Meridian Irrigation District's Rutledge Lateral will be enclosed in a pipe and routed along the southern boundary of the property and then north along Ten Mile Road. This route allows for some gravity flow and also avoids sewer line conflicts. The NMID pipe and gravel access road are shown as Lot 42, Block 1. We worked with the Meridian Planning staff to design this area as a linear amenity, including a sidewalk, landscaping and lighting. This sidewalk will provide convenient walking access to Ten Mile Road. The portion of Lot 42 that fronts on Sandalwood Street extends the park to the sidewalk and also provides an access to this lot by public safety officers Utilities Suggs Community Solutions 200 Louisa Street, Boise, Idaho 83712 ibsuaas@cableone.net 208.342.6941 Because this property is surrounded by the City of Meridian, all public services are available, including sewer, water and power. Irrigation will be provided by NMID with a connection to an irrigation pump station close to the property. Neighborhood Meeting A well -attended neighborhood meeting was held on Monday, December 7th at 6 pm at the Barbara Morgan STEM Academy on Chateau Drive. Three development options were shown that included 95-97 residential lots. Residents generally voiced concerns about density and traffic. Residents in the Sunburst Subdivision to the south were interested in the NMID easement and how it may impact a similar easement on their properties. Residents in the Devlin Place Subdivision to the east voiced concerns about compatibility. As a response to the input from the neighborhood meeting, we have removed lots from both the east and south boundaries of the development to satisfy the neighbors' concerns. Now all the lots adiacent to the Sunburst and Devlin Place Subdivisions are a minimum of 8000 square feet and meet the lot size and dimensions for the R-4 zone. In summary, we are excited to bring this infill property into the City of Meridian. We look forward to working with you and the staff during the approval process for Brinegar Prairie Subdivision. And a special thanks to you, Bill and Bruce for working with us on the irrigation routing. Please do not hesitate to contact me if you have questions about our applications or the project. Sincerely, I .. Jane B. Suggs Suggs Community Solutions 200 Louisa Street, Boise, Idaho 83712 ibsuggs@cableone.net 208.342.6941 z 1 w w8 � jl i�; 56a m u USED@ z 1 w a w Y ,.d„ 1C 93!'I� � { �1 @ @ a8 .aaw y 6T m> ap e_F .w ZJ r a e Wawa rcrcrc t Fam d " I IL z Al U � gg J gF- s Y IN D P J C C k% g9 u9 p@¢ � 3 r oma ll 3 , a v,4 J C C Tf,(�f r oma ll 3 , a v,4 J C C Fe = EE s s R�S�xR�&y9?,ggpx =� I g e1 ® ®m io a A..998Q Ba£ Fe = =� I g e1 ® ®m io �© :® s® -s® a� ;® E®- is l _ i@ j ae e §® Ee in Eo .� k® Eo a® i I( E® 4 Ii' E® EPS env p . I k i 4 a Jane Suggs From: Sub Name Mail [subnamemail@adaweb.net] Sent: Tuesday, December 08, 2015 3:01 PM To: Jane Suggs Subject: Brinegar Prairie Subdivision Name Reservation December 8, 2015 Jane Suggs Suggs Community Services RE: Subdivision Name Reservation: 'Brinegar Prairie Subdivision" SW 114 Sec 2, T3N, R1W, BM. Dear Jane, At your request, I will reserve the name 'Brinegar Prairie Subdivision" for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client 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, Apia County 2�2,5 Collaborate". 1rt, o',q tv. Th, ivu www.aadacOu15tY+.425.tQ m Jerry L. Hastings, PLS 5359 County Surveyor Ex Officio Recorder Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208)287-7909fax 1 VICINITY MAP FOR BRINEGAR PRAIRIE SUBDIVISION A PORTION OF SW 1/4 OF SECTION 2 TOWNSHIP 9 NORTH, RANGE 1 WEST, BOISE MERIDIAN MERIDIAN, ADA COUNTY, IDAHO 2016 1"= 400' FTT i � W. eoNNEx sr. K 0 US MSIO W.0 U R 2 z <" 0 R4 S RUi R s SU BU SU 0 SI N W. w sr R4 FFTAi i i i 0 d -- W. — --- --- Neighborhood Meeting for New Subdivision at 2220 N. Ten Mile Road (at Chateau Drive) Monday, December 7, 2015 6 pm Name Address Phone/e-mail 4.25 i - 7.77 �✓� \ \ j''tR�lf}5l®Qi 2.t w.T ��%tkn � w.-..•: .�.. 2`tiUi;J c�.�.cii� A45, t. 'Ci✓ �, - 3 �/`©pco C✓ 5. `�y0/)11 +ZoY lKt 7. 3(0• %lo e& 0 c i JJt' 'y fr uria-11 , 1, o- I r- ff : 12nrti�'. .�a��`C.'(S �23fS1U-!7%i2rll -1c. (F%`1� C�:t{glao.dvJ+t 13. Aa1ev fL-re-ri (Ziff— 3 i�grtl!Cp 14 15 17 Jane Suggs From: Mindy Wallace [Mwallace@achdidaho.org] Sent: Monday, December 21, 2015 1:11 PM To: Jane Suggs' Subject: RE: 2220 N. Ten Mile Rd aka Brinegar Prairie Subdivision Jane, A traffic impact study is not required for this application. Please let me know if you have any questions. Have a great Christmas! Mindy Mindy Wallace, AICP Planner 111 Ada County Highway District 208-387-6178 From: ]ane Suggs [mailto:ibsuggs@cableone net] Sent: Monday, December 21, 2015 12:49 PM - To: Mindy Wallace Cc: Shawn@trilogyidaho com Subject: FW: 2220 N. Ten Mile Rd aka Br!negar Prairie Subdivision Hi Mindy, I am preparing an application to Meridian for a preliminary plat for the subject address/project. one of the required items is a note saying that a traffic impact study or change of use is not required. The plat has 94 buildable lots and the configuration of the streets is similar to the plan that Shawn sent. There are some 2015 traffic counts for Chateau Drive on your website and the numbers at this location look reasonable. Can you send me a response indicating a study is not needed. Thanks, Jane PS: Happy Holidays!!! Jane B. Suggs Suggs Community Solutions, LLC 208-342-6941 office 208-602-6941 mobile i bsuggs@ca bleone. net 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 teat 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. � App i ant/a nt sign SCe Date vnm�cn;+ ��khzt�s Community Development a Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 wnvw meridian city.nrOnlannine I _- w LAI---- I I � i IU "i -, 11 1 ��rAWAI i SITE CONSULTING, LLC Mr. Shawn Brownlee December2015 Trilogy Development Pages 1 1 21 File #1521212A 2358 South Titanium Place Meridian, Idaho 83642 Re: Preliminary Geotechnical Report Brinegar Property 2220 North Ten Mile Road Meridian, Idaho Dear Shawn: As per your authorization, on December 2, 2015 SITE observed the excavation of five test pits on the subject property. These test pits were intended to generate a working knowledge of the subsurface soil conditions on the subject property. The test pits were all located in a farm field south of Chateau Drive and east of Ten Mile Road. Test pits were advanced to the maximum depth the utilized backhoe could excavate. Groundwater was encountered in all five test pits. Based upon the observed conditions the site is acceptable for construction of the planned residential development. Recommendations for constructing civil improvements and residential houses are provided herein. We appreciate this opportunity to be of service. Please call should there be any questions or the need for additional geotechnical services. Respectfully submitted Bol 208-440-6276 * bjarnoldpe@msn.com (1) Post office Box 190537 * Boise, Idaho 83719 SITE QNSULTiNG, LLC EXECUTIVE SUMMARY CLEARING & GRUBBING - Grubbing depths of 2-4 inches can be anticipated to remove organic materials. This is to be adjusted in the field at the time of construction Deeper depths can be expected along the Rutledge Lateral Canal. PAVEMENT DESIGN — An R -value sample of the near surface elastic silt soil was gathered and submitted to a specialty materials testing laboratory. Based upon an R - value result of R=6 the recommended pavement section is 2.5' / 4.0" 112.0". This design assumes the subgrade will be firm and stable at the time of construction. BEDROCK FORMATION - No Bedrock was encountered GROUNDWATER - Groundwater was observed in all five test pits at depths ranging from 8.5 to 12.0 feet below the existing ground surface. Monitoring wells were installed in three test pit. Groundwater levels were 0.5 to 2.0 feet higher one week after well installation. STORM WATER DISPOSAL - Standard infiltration trenches are preferred but design may be impacted by shallow groundwater. Both infiltration trenches and shallow surface basins or ponds appear to be common in surrounding subdivisions. Additional groundwater measurements are required to confirm peak elevations and therefore clearance for basin or trench construction. Any infiltration facility constructed on this site must extend to free draining sand and gravels encountered in the test pits. Free draining materials varied from 8.5 to 12 feet deep in the test pits. Excavation to free draining materials is to be confirmed at the time of construction. ACHD may require confirmation of percolation rate at the time of construction. STRUCTURAL FILL - Since surface soils contain lean clay, care must be taken if these materials are to be used as structural fill on building lots. Compaction of clay containing soils may seal crawlspaces and yard areas, greatly reducing percolation. Compaction of any fill placed within building pads or right of ways must exceed 95% of the maximum dry density as determined by Standard Proctor (ASTM D-698). Silt and clay soil used for fill must be within two percent of optimum moisture at the time of compaction. Blending of surface clay soils with deeper silt, cemented silt, and sand soils is strongly recommended. Structural fill must pass compaction testing and visual inspection for stability. Fill that passes compaction but is observed to rut or deflect under construction traffic is to be rejected. FOUNDATION DESIGN - Bearing pressures of up to 1500 psf are available on the native soils and tested and approved structural fills consisting of native soils. Foundations are to be sealed with mopped, sprayed, or rolled on sealer and embedded at least 24 inches below adjacent grade for frost protection. 208-440-6276 * bjamaidpe@msn.com ( 2) Post Office Box 190537 * Boise, Idaho 83719 SITE ULTING, LLC FOUNDATION BACKFILL - Building Code requires that soils used to back fill foundations meet the compaction requirements stated above. Low-density foundation backfill has been shown to be a major contributing factor to water accumulating in crawlspaces throughout the Treasure Valley. Homebuilders are encouraged to properly backfill all foundations. This is especially critical on lots where structural fills have been placed below the foundation. FOUNDATION ELEVATION - Foundation elevation and site grading must conform to the requirements of the Building Code. Elevation and grading must promote drainage away from the foundation. Landscaping should be designed to promote drainage away from foundations. Flowerbeds and landscaped areas must be designed such that irrigation water and roof runoff is not retained against foundations. FOUNDATION DRAINAGE - Roof gutters are recommended with down spouts directed away from foundations and not on to foundation backfill soils. Proper design and maintenance of sprinkler systems is required. Excessive watering may lead to water entering the crawl spaces. Drip type sprinkler heads should be used in flowerbeds near foundations. Lawn area sprinklers should not spray toward foundations or cause water to accumulate near foundations. 208-440-6276 * bjarnoldpe@msn.com (3 ) Post Office Box 190537 * Boise, Idaho 83719 SITE ONSULTING. LLC TABLE OF CONTENTS EXECUTIVESUMMARY...._......-_.............................................................................2 TABLEOF CONTENTS..............................................................................................4 INTRODUCTION... ................. ......._.__......................................................................5 Purposeand Scope_ ................_ ..... .._................. ..... ......... .......... ..............._ 5 Authorization ........................... .._....... ................. ...._.-._...._........... .-__.......... 5 Warrantyand Limitations..................................................................................5 RESEARCH & DOCUMENTATION............................................................................6 FieldExploration...............................................................................................6 LaboratoryTesting ...... ................ .. ..............._..........-...............................6 ProposedConstruction ................ ...................... ..... --- ------- .----------- ......--- .......6 SITE DESCRIPTION / INFORMATION.......................................................................7 General...._.............._..........._............_.........._.......... .......................7 SubsurfaceConditions.....................................................................................7 CONSTRUCTION RECOMMENDATIONS... ................................. ....................... ---- 8 Residential Foundation Systems......................................................................8 StructuralFill................................................................ ................................. 8 Stormwater.................................................._................ ....... ........... ......... .... 8 Excavations......................................... - _................ ...._.. ... ............ .............. . 9 Groundwater. ....... ........................................................................................ 9 Slabon Grade Concrete................................................................................... 9 Flexible Pavement Sections.............................................................................10 GeneralComments..._..................................................._..............._...............10 APPENDIX............ ...------ ----- ----_ - ------ ._........- ------..- ---............ .-------- 11 208-440-6276 * bjarnoldpe@msn.com (4) Post Office Box 190537 * Boise, Idaho 83719 SITE ONSULTING, LLC INTRODUCTION PURPOSE AND SCOPE This report presents the results of a Geotechnical Investigation performed for a proposed residential subdivision to be constructed on a 22 plus acre parcel located on the south side of Chateau Drive and east side of North Ten Mile Road in Meridian, Idaho. An address of 2220 North Ten Mile Road and an Ada County Parcel #S1202325661 were provided for the property. The purpose of this investigation was to determine the subsurface soil conditions at the subject site and provide recommendations for civil and residential construction. The field investigation included a review of pertinent geotechnical and geologic data, a subsurface exploration by means of five excavated test pits, the collection of soil samples, and the laboratory testing of sampled soil materials. After the field investigation and measurements were completed, all available field and laboratory test data was reviewed along with the design information provided or assumed. Next an engineering analysis of the obtained data and the provided design information was performed and this report was prepared. This report summarizes our findings, conclusions and recommendations regarding the geotechnical aspects of the proposed residential development. AUTHORIZATION SITE Consulting, LLC received e-mailed authorization to proceed with this geotechnical investigation from Mr. Shawn Brownlee in late November- 2015. Authorization to proceed and the use of the recommendations provided by SITE indicate the client's acceptance of the scope of work and the warranty and limitations provided herein. WARRANTY AND LIMITATIONS Exploration and evaluation of subsurface conditions documented herein is considered sufficient to form a basis for the recommended foundation design. The provided recommendations are based on the available soil information and preliminary design details either assumed or furnished by the client. SITE warrants that these recommendations have been promulgated after being prepared in accordance with locally accepted professional engineering and geotechnical engineering practice. No other warranties are implied or expressed. 208-440-6276 * bjarnoldpe@msn.com ( 5) Post Office Box 190537 * Boise, Idaho 83719 SITE ONSULTiNG, LLC RESEARCH & DOCUMENTATION FIELD EXPLORATION On December 2, 2015, SITE supervised the excavation of five test pits by Culver Excavation of Boise, Idaho. Culver utilized a rubber tire, Case backhoe with a 24 -inch bucket to perform this investigation. Our staff logged the test pits in the field and gathered representative samples from the test pits. The samples were field classified, labeled according to test pit number and depth, sealed in plastic storage bags and transported to the laboratory for further testing. Test pits were advanced at or near locations discussed with the client. Each test pit was advanced to a depth where deeper excavation was not possible due to sloughing soils. Groundwater was encountered in all five test pits. A hand held GPS unit was used to determined test pit locations. These locations were then plotted on a aerial photo obtained from Google Earth. The Aerial Photo is included in the Appendix. The test pit locations shown are believed to be accurate to within several feet of the actual test locations. LABORATORY TESTING In addition to the field investigation, a supplemental laboratory -testing program was conducted to determine additional pertinent engineering characteristics of the foundation soils. The laboratory -testing program included supplementary visual classification and moisture content determinations on selected samples. Selected samples were subjected to Grain Size Analysis, Moisture Content Determination and Atterberg Limits. A sample of the second soil horizon was selected for R -Value analysis. This test was performed by Pavement Engineering, Inc. of Redding, California. All phases of the laboratory testing program were conducted in general accordance with applicable ASTM Standards. All results are reported on the test pit logs in the Appendix. PROPOSED CONSTRUCTION According to the client this project is to include ACHD right of ways and lots for single family residential building lots. Access will be from Drive to the north and Ten Mile Road to the west. No stub streets were observed in the subdivisions to the south and east of this property. ACHD pavement sections, groundwater monitoring, and stormwater and residential construction recommendations were requested. 208-440-6276 * bjarnoldpe@msn.com (6) Post Office Box 190537 * Boise, Idaho 83719 SITE /CONSULTING, LLC SITE DESCRIPTION / INFORMATION GENERAL An Address of 2220 North Ten Mile Road and an Ada County Parcel number of #51202325661 are assigned to the subject property. Ada County records indicate the property includes 22.1 acres. Residential subdivisions are located south and east of the subject property with Ten Mile Road to the west and Chateau Drive to the north. Historical aerial photos indicate the property has been farm land in the recent past. SUBSURFACE CONDITIONS At the time of test pit excavation the site surface was frozen 3-4 inches deep and was firm and stable and supported the retained backhoe without rutting or deflections. The site is divided into east and west halves by the Rutledge Lateral Canal that flows from south to north across the site. The Rutledge is an elevated canal, meaning earthen banks are present on both sides of the canal. The fields to the east and west appear to have been land leveled to promote surface irrigation. The west field drains to the south and the east field drain to the east. A small residence constructed in 1920 is present in the northwest corner of the property. The site surface is either lean clay with sand or clayey sand. Land leveling may have contributed to this later being deeper near the Rutledge Lateral and shallower at the end of the fields. At the time of excavation, the latest crops has been harvested and the farm fields leveled. Therefore, there was very little root zone present. The cultivated depth was observed to be 18-22 inches deep. This will require re -compaction of the subgrade below structural fill or pavement layer materials. Contact with gravel varied greatly with contact as shallow as 2.5 feet (TP -3) and as deep as 7.5 feet (TP -4). Groundwater was encountered in all test pits within the sand and gravel layer and typically just below gravel contact. In TP -4 there was a dense, firm layer of silty pitrun from 10-12 feet deep. It appeared this layer was holding the groundwater down. Groundwater roses in all five test pits after it was reached. Excavation of all test pits was halted just below the groundwater level due to sloughing soils. Excavation halted in free draining soils (perc rate = 8 in / hr) in all five test pits. Excavation to free draining materials is to be confirmed at the time of construction. It should be anticipated that ACHD will require confirmation of percolation rate at the time of construction. 208-440-6276 * biarnoldpe@msn.com (7) Post Office Box 190537 * Boise, Idaho 83719 SITE ONSULTING, LLC CONSTRUCTION RECOMMENDATIONS RESIDENTIAL FOUNDATION SYSTEMS For conventional, shallow, residential foundations, bearing pressures of up to 1500 last are allowed. Such foundations are to be founded atop stable native soils or tested and approved structural fill. If clay soils are present after crawlspace excavation, it is recommended that this or another engineer be contracted to evaluate the clay soil. Foundations are not to be constructed atop fat, expansive, clay soil unless approved by a professional engineer. Removal and replacement of unacceptable soils may be required. Specific recommendations are to be provided for each lot where unacceptable clay is encountered at the foundation support elevation. STRUCTURAL FILL Structural fill to be placed within ACHD right of ways or on building lots shall be free from organic matter or other deleterious substances and shall be non -expansive. Structural fill should be placed in uniform, thin horizontal lifts not to exceed twelve inches in compacted thickness; moisture ,conditioned as necessary and compacted to a minimum relative compaction of 95% based on the ASTM Test Method D1557, Modified Proctor. Compaction of structural fills should be verified by inplace density testing and construction observations. Field nuclear moisture - density testing shall be performed on at least every lift of compacted fill with one test per lot or one every 300 feet of roadway. A qualified engineer or his representative should monitor fill placement to ensure the work is performed in accordance with these recommendations. Subgrade surface and structural fill must be stable. Rutting or deflecting materials are to be rejected and repaired as needed regardless of passing compaction test results. STORM WATER Onsite soils will become very soft and difficult to traverse if wet at the time of construction. It is therefore recommended that construction occur during dry weather. All storm runoff is to be directed away from open excavations and not be allowed to puddle on subgrade soils. If construction is to occur during wet season conditions then soft soils must be considered. If the subgrade is wet, traffic with rubber tired equipment is to be avoided since rubber tired equipment will increase rutting and deflections of wet or saturated surface soils. It can be anticipated that the clay soils on the surface will quickly become too wet for any vehicular traffic. If construction must occur when subgrade soils are wet; geotextiles, geogrids, and lime and/or cement stabilization methods can be considered and designed as needed. 208-440-6276 * biarnoldpe@msn.com (8) Post Office Box 190537 * Boise, Idaho 83719 M ONSULTING, LLC EXCAVATIONS Dewatering of subsurface utility trenches should be anticipated. Shallow excavations that do not exceed four feet in depth may be constructed with side slopes approaching vertical. Below this depth, it is recommended that slopes not exceed a vertical to horizontal ratio of one to one. The ability of the materials on site to maintain a vertical or near vertical excavation when standing open without support over any extended period can be expected to be quite variable. Proper care must be taken to protect personnel and equipment. Foundation excavation shoring may be necessary. This information is provided for planning purposes. It is our opinion that maintaining safe working conditions is the responsibility of the contractor. Jobsite conditions such as soil moisture content, weather condition, earth movements and equipment type and operation can all affect slope stability. All excavations should be sloped or braced as required by applicable local, state, and federal requirements. GROUNDWATER Groundwater was encountered in all five test pits. Monitoring wells were installed in three test pits to allow for future measurements. Depths to water are reported on the test pit logs. It appears that variations in depths may be due to changes in the surface elevation at the test pit / well locations. It is anticipated that groundwater will rise to higher levels during the irrigation season. Well measurements are recommended starting in late March and continuing until peak values are obtained. SLAB ON GRADE CONCRETE Concrete slab on grade floors, sidewalks and pavements should be placed atop a minimum of four inches of imported structural fill. The structural fill should consist of sand or sand - gravel mixture with non -plastic fines. The material should all pass a one inch sieve and should contain less than twelve percent passing the # 200 sieve. The granular mat shall be compacted to the requirement for structural fill. Prior to the placement of base gravel, inspection must confirm that all fat clay has been removed from beneath slab on grade concrete. If removal is impractical, then the granular structural fill should be increased to eight inches. 208-440-6276 * bjarnoldpe@msn.com (9) Post Office Box 190537 * Boise, Idaho 83719 SITE QNSULTING, LLC FLEXIBLE PAVEMENTS Based upon an R -value result of R=6 the following pavement section is recommended for residential streets. Pavement Layer TI=6 & R=6 Asphaltic Concrete 2.5" Base Coarse (%" minus) 4.0" Sub base (Pitrun) 12.0" ACHD typically requires new developments to match the existing pavement section on adjacent arteriaUcollector streets such Chateau and Ten Mile. Should a site specific design be required, an additional sample from these right of way will be gathered and submitted for R -Value testing. ACHD or a traffic study will need to provide a Traffic Index for design calculations. GENERAL COMMENTS After the plans and specifications for each subdivision phase are completed, it is recommended that this consultant be provided the opportunity to review the final design and specifications. This review will confirm that the earthwork and foundation recommendations have been properly interpreted and implemented. At that time, it may be necessary to submit supplementary recommendations. Engineering inspection, construction monitoring, and materials testing have been recommended and must be performed to verify conditions and suitability of materials used for structural fills and to confirm subgrade stability and proper placement and compaction of structural fills. Any deviations from the noted subsurface conditions should be brought to the attention of this consultant. This report has been prepared for the exclusive use of the identified client and their retained design consultants and contractors. Findings and recommendations within this report are for specific application to the proposed residential subdivision as described here and apply only to the property identified. Appendix follows 208-440-6276 * bjarnoldpe@msn.com (10 ) Post Office Box 190537 * Boise, Idaho 83719 SITE JSULT1NG, LLC APPENDIX Location Map / Aerial Photo Site Aerial Photo Test Pit Logs (5) Pavement Section Calcs R -Value Report Soil Log Legend Abbreviations and Acronyms 208-440-6276 bjarnoldpe@msn.com ( 11) Post Office Box 190537 * Boise, Idaho 83719 SITE ONSULTING, LLC PROJECT LOCATION Aerial Photo - Google Earth 208-440-6276 * bjarnoldpe@msn.com (12 ) Post Office Box 190537 * Boise, Idaho 83719 SITE CONSULTING, LLC Aerial Photo with approximate Boring Locations S j It M�. Cu 1� k `c „y LL is From Google Earth locations by cell phone GPS 208-440-6276 * bjarnoldpe@msn.com (13) Post Office Box 190537 * Boise, Idaho 83719 Test Pit #: Client: TP -1 SITE CONSULTING, LLC Test Pit Log Project: 2220 North Ten Mile Road Location: NW Corner, East of Canal File: Date Excavated: Excavator: Logged By: 15212A 12102/15 Culver Excavation B. Arnold DEPTH sample # # # # (feet) SOILS DESCRIPTION Type 10 40 100 200 M PI LL 0.0 Brown, Dry to Moist, Silty, Bag — Clayey, Sand 1.0 2.0 Cultivated to 20" 4-6" Rootzone— Organic 2.0 Brown, Moist, Clayey Sand (SC) Bag 99 79 53 46.2 14.0 15.8 25.4 — 3.0 4.0 4.0 Thin, White to Tan, Moist, Bag 78 76 32 25.9 11.4 NP NP - SAND 4.5 5.0 5A Gravel Contact 5.0 Pitrun type Sand & Gravel Bag - grades coarser with depth 8.0 11.5 Free Draining at 7', H2O at 10' (44) 11.5 Bottom of Hole Sloughing stopped Excavation Groundwater Entering at 10' Monitoring Well Installed 12/04/15 water at 9.4' 208-440-6276 ' bjarnoldpe@msn.com (14) Post Office Box 190537 ' Boise, Idaho 83719 ZSITE NSULTING, LLC Test Pit Log Test Pit #: TP -2 File: 15212A Client: Trilogy Date Excavated: 12/02/15 Project: 2220 North Ten Mile Road Excavator: Culver Excavation Location: NE Corner, East of Canal Logged By: K. Arnold DEPTH Sample # # # # (feet) SOILS DESCRIPTION Type 10 40 100 200 M PI LL 0.0 Brown, Dry to Moist, Silty, Clay Bag — with Sand 1.0 1.5 Cultivated to 18" 4- 6" Rootzone — Organic 1.5 Brown, Moist, Sandy, SILT Bag — 3.0 3.0 3.0 Gravel Contact 3.0 Pitrun type Sand & Gravel Bag 71 16 Z.0 1.0 2.7 NP NP - grades coarser with depth 8.0 9.0 Free Draining at 7', H2O at 8.5' (-#4) 9.0 Bottom of Hole Sloughing stopped Excavation Groundwater Entering at 8.5' 208-440-6276 * hjarnoldpe@msn.com (15) Post Office Box 190537 * Boise, Idaho 83719 Test Pit #: Client: Project: Location: SITE (INSULTING, LLC Test Pit Log TP -3 2220 North Ten Mile Roac South End, East of Canal File: 15212A Date Excavated: 12102115 Excavator: Culver Excavation Logged By: B. Arnold DEPTH Sample # # # # (feet) SOILS DESCRIPTION Type 10 40 100 200 M PI LL 0.0 Brown, Dry to Moist, Sandy Bag 97 75 66 61.4 13.7 14.3 32.2 — CLAY (CL) 1.0 2.5 Cultivated to 13" 4- 6" Rootzone — Organic 2.5 Gravel Contact 2.5 Pitrun type Sand & Gravel Bag - grades coarser with depth 8.0 10.5 Free Draining at 6.5 H2O at 9.5' (-#4) 11.5 Bottom of Hole sloughing stopped Excavation Groundwater Entering at 9.5' Monitoring Well Installed 12/04/15 water at 7.3' 208-440-6276 * hjarnoldpe@msn.com (16) Post Office Box 190537 '" Boise, Idaho 83719 Test Pit #: Client: Project: Location: "SITE NSULTING, LLC Test Pit Log TP -4 2220 North Ten Mile Road NW Corner. West of Canal File: Date Excavated: Excavator: Logged By: 15212A 12/02/15 Culver Excavation B. Arnold DEPTH Sample # # # # (feet) SOILS DESCRIPTION Type 10 40 100 200 M PI LL 0.0 Brown, Dry to Moist, Silty, Bag 81 53 32 22.8 9.6 NP NP — SAND (SM) 1.0 2.0 Cultivated to 20" 6-8" Rootzone —Organic 2.0 Brown, Moist, Sandy, CLAY (CL) Bag 96 76 68 63.7 10.8 13.0 32.6 — 3.0 5.0 R -Value R = 6 5.0 Thin, White to Tan, Moist, Bag 25.7 - Cemented SILT 5.0 5.5 (Hardpan layer) 5.5 Brown, Moist, Silty, SAND Bag _ 6.0 7.5 7.5 Gravel Contact 5.0 Silty Pitrun type Sand & Gravel Bag - grades coarser with depth. 8.0 12.0 VERY FIRM at 10-12' (44) Water below firm layer Free Draining at 12', H2O at 12' 13.0 Bottom of Hole Sloughing stopped Excavation Groundwater Entering at 12' Monitoring Well Installed 12/04/15 water at 10.6' 208-440-6276 * bjarnoldpe@msn.com (17) Post Office Box 190537 * Boise, Idaho 83719 Test Pit #: Client: Project: Location: TP -5 2220 North Ten Mile SE Corner, West of "SITE NSULTiNG, LLC Test Pit Log File: 15212A Date Excavated: 12/02115 Excavator: _ Culver Excavation_ Logged By: K. Arnold DEPTH sample # # # # (feet) SOILS DESCRIPTION Type 30 40 100 200 M PI LL 0.0 Brown, Dry to Moist, Silty, Clay Bag — Cultivated to 18" 1.0 1.0 6-8"Rootxone—Organic 1.0 Brown, Moist, CLAY (CL) Bag 99 95 90 87.2 22.7 8.2 29.9 _ 3.0 4.0 4.0 Brown to Tan, Moist, - Cemented, Silt/Sand 6.0 6.0 Gravel Contact 6.0 Pitrun type Sand & Gravel Bag - grades coarser with depth 8.0 11.0 Free Draining at 8', H2O at 10.5' (44) 11.0 Bottom of Hole Sloughing stopped Excavation Groundwater Entering at 10.5' 208-440-6276 * bjarnoldpe@msn.com (18) Post Office Box 190537 * Boise, Idaho 83719 SITE dSULTING, LLC DESIGN SECTION CALCULATIONS (ACHD R -Value Method) Project: Ten Mile & Chateau File No.: 15212A 2220 N. Ten Mile Road Calc By: B. Arnold client: Trilogy I Brownlee Date: 12/22/15 Design Thickness Equation, T = 0.0032 (TI) (100-R)(12) = GE (inches) T= Design Thickness TI = Traffic Index = 5 By Agency GE = Gravel Equivalent R = R -Value = 5 By Soils Test GE= 22.2 Inches ACHD ACP, 3/4" Road Base and Aggregate Subbase Actual Thickness Equivalent Thickness ACHD Asphalt: Concrete Thickness = 2.5 Inches ACE= E.3 Inches 314" Road Base Thickness Desired = 4.0 Inches RBE= 5.1 Inches Calculated Aggregate Subbase Thickness Equation: Subbase Thickness=SB=GE-ACE-RBE SB= 11.9 Inches CALCULATED DESIGN SECTION ACHD Asphaltic Concrete= 2.5 inches 3/4" Road Base = 4.0 inches Aggregate Subbase = 12.0 inches RECOMMENDED DESIGN SECTION Asphaltic Concrete = 2.5 inches 314" Road Base = 4.0 inches Aggregate Subbase = 12.0 inches 208-440-6276 * bjarnoldpe@msn.com (19) Post Office Box 190537 * Boise, Idaho 83719 SITE JSULTING, LLC R -Value Test Result Sample Description: Brown Sandy Cla 80 N 70 ca 60 > 50 C) C_ 40 m 30 co 20 _ 10 800 700 600 500 400 300 200 100 0 Exudation Pressure (P.S.I.) L Resistance Value Test --300 P.S. 1, Specimen No. 1 2 RESISTANCE (R) VALUE TEST Moisture Content ASTM D 2844 Laboratory No.: L151966 Project No.: 150172 Sample Date: Na Report Date: December 16 2015 Client: Site Cdnsulti no LLC Project Name: 2015 Laboratery Testing Sample Description: Brown Sandy Cla 80 N 70 ca 60 > 50 C) C_ 40 m 30 co 20 _ 10 800 700 600 500 400 300 200 100 0 Exudation Pressure (P.S.I.) L Resistance Value Test --300 P.S. 1, Specimen No. 1 2 3 Moisture Content 12.6 13.6 13.2 U Density (PCF) 122.6 120.2 122.4 Resistance Value (R) 7 3 6 Exudation Pressure (PSI) 468 221 305 Expansion Pressure 35 13 22 As Received Moisture Content J%) 12.6 RESISTANCE VALUE AT 30p P.S.I. 6 AW Reviewed By' Srantlon Rbdebangh -^ Materials Engineer 208-440-6276 * bjarnoldpe@msn.com (20) Post Office Box 190537 * Boise, Idaho 83719 SITE ONSULTING, LLC SOIL LOG LEGEND UNIFIED SOIL CLASSIFICATION SYSTEM (ASTM STANDARD TEST METHOD D2487 FOR CLASSIFICATION OF SOIL FOR ENGINEERING PURPOSES) MA10R DIVISIONS American Society for Testing and Materials -1 TYPICAL ISPWC IF ITD DESCRIPTIONS COARSE GRAINED GRAVEL & <5%-#Z00 GW Well -graded gravel, gravel -sand mixture, little or no fines. SOILS GRAVELLY <50%-#200 SOILS <50%-#4 5-12%-4200 GP Poorly -graded gravel, gravel sand mixture, little or no fines GM SIIty gravel, gravel -sand -silt mixtures >12%-#200 GC Clayey gravel, gravel -sand -clay mixtures SAND & SANDY <5%-#200 SW Well -graded sand, gravelly sand, little or no fines SOILS ,50%-94 sP Poorly -graded sand, gravelly sand, little or no fines >12%-#200 SM silty sand, sand silt mixtures SC Clayey sand, sand -clay mixtures FINE GRAINED SILTS AND CLAYS T, 50% INORGANIC ML Inorganic silt and very fine se Hall, rock flour, silty or clayey fine sand or clayey silt with slight plasticity SOILS > 50% - #200 CL Lean clay -low to medium plasticity, gravelly clay, sandy clay, silty clay ORGANIC OL Organic slt and organic silty clay of low plasticity SILTS AND CLAYS INORGANIC MH 11 Elastic silt, micaceous or diatomaceous fine sand or silty soil. CH Fat clay -high plasticity ORGANIC OH Organic clay-med. or hlgh plasticity organic silt HIGHLY ORGANIC PT r Peat, humus, swamp soil with high organic content SOILS 11 ABBREVIATIONS AND ACRONYMS ASTM American Society for Testing and Materials ACP Asphaltic Concrete Pavement ISPWC Idaho Standard for Public Works Construction ITD Idaho Transportation Department NP Non Plastic TP Test Pit USCS Unified Soil Classification System NOTHING FOLLOWS 208-440-6276 * bjarnoldpe@msn.com (21) Post Office Box 190537 * Boise, Idaho 83719 Ci((EIDIAN --- Community Development Parcel Verification Date: 12/21/15 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. Project Name: Parcel Number: T/R/S: Acres: Property Owner: Brinegar Prairie Subdivision 51202325661 3N 1W 02 22.140 Brinegar Investments LP 1925 N. Locust Grove Rd. Meridian, ID 83646 Address Verification Rev: 04/23/12 8505254. 776 1?_83 WARRANTY DEED FOR VALUE RECEIVED EARL BRINEGAR and HARRIET IMA BRINEGAR, husband and wife, ... the Grantors , do hereby grant, bargain, sell and convey unto E. 1]. 13RINEGAR and VIRGINIA K. BRINEGARr husband and wife, the Grantee s, whose address is 1639 Conant Avenue, Burley, Idaho 83318, thefollowing described premises, to -wit:. PARCEL 1: TheSosth 23.5 acres of the NW 1/4 SW 1/4 of Section 2, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho. PARCEL 2: TheWtest Half of Lot 16, and all of Lot 17, in Block 2 of F. A. NOURSE'S SECOND ADDITION to MERIDIAN, Ada County, Idaho, according to the official plat thereof on file and of record in the Office of the County Recorder of Ada County, Idaho, , Together with all water; water rights, ditches and ditch rightly of way appurtenant thereto or connected therewith TO :SAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantees , their heirs and assigns forever. And the said Grantor s do hereby covenant to and with the said Grantees , that the y are the owner sin fee simple of said premises; that said premises are free from all encumbrances and that the 7y will warrant and defend the same from all lawful claims whatsoever. Dated: G S' -�4,I 98 "] _ �� rine�-•— � ' drr l IRd lriegar By ACKNOWLEDGMENT -Individual STATE OI' IDAHO ,County of Ada ,as. OL�� On this ^,�_dayo£ 2f /��'i"� ,in theyearaf 1995 ,before me_i'h nhrt>r— signed a notary public, personally appeared EARL BRINEGAR, a married man ,known or idenflGedin meta betheperson—whosename_ 15 subscribed to the within inslrumunt, and aeknoselndned to muUmt_I executed the mc. STATE OF IDAHO, COUNTY OF i`jr I hereby certi('f\�. that this Instrument was filed for record at the request of �i,LSi"LfYi (!�'"r11[p(lCL at 03 minutes past I I *IockA-m., this 4 dayof 1� 19 S, in my office, and duly recorded Ila Rusk of Deeds at page `JOHN stSTIDa Ex-Ofieio Recorder 00 epu 1•• ' Notary YuhlicFees Residing ah Aeridian Idaho $ Mail to: John O. Fitzgerald, Box 427 _— PIONEER TITLENTYCOMPANY OF ADA COU 921 W. Slate Sent Boise, Idaho 83702-208 336-6700 Representing Twor Title Insurance Company AGA COUNTY RECORDER J. DAVID NAVARRO 2 BOISE IDAHO 09126103 10:41 AM DEPUTY Bonnie 06arbilliq RECORDED -REQUEST OF lIII'�IIIIII'll'lllllll'I�IIIIII'l Bailey Law Group 103163910 AMOUNT 6.00 RECORDING REQUESTED BY AND WHEN RECORDED MAIL. TO: BAILEY LAW GROUP, P.C. 504 1IT"AVENUE SOUTH NAMPA,ID 83651 2081466-5250 (SPACE ABOVE LINE FORRECORDER's USE) BARGAIN AND SALE DEED E. E. BRiNEGAR AND VnRGmu K. BRINEGAR, husband and wife, Grantors, for good and valuable considers on, the receipt of which is hereby acknowledged, do hereby grant, bargain, sell and convey tcVBRiNEGAR INVESTMENTS, L.P., an Idaho limited partnership` rantee, whose address is 5190 North Locust Grove Road, Meridian, ID 83642, that certain real property located in Ada County, Idaho, more particularly described as follows: The South 23.5 acres of the NWl/4 SW1/4 of Section 2, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho. TOGETHER wiTH all water, water rights, ditches and ditch rights-of-way appurtenant thereto or connected therewith. TGGETHER WITH all improvements, easements, hereditaments and appurtenances thereto, and subject to such rights, easements, covenants, restrictions and zoning regulations as appear of record or based upon the premises. IN WITNESS WHEREOF, Grantors have hereunto subscribed their names to this instrument this day of� Ee 2003. kyj 1 1,45431;, r / BARGAIN AND SALE DEED- P. 1 STATE OF IDAHO ) ss. COUNTY OF CANYON ) On this z:2-3— day of�edkE.. 2003, before me, the undersigned Notary Public in and for said State, personally pBrinegar andVirginia K. Brinegar, husband and wife, known or identified to me to be the persons who executed said within instrument, and acknowledged to me that they executed the same, IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate fust above written. 1--'? K 0 .RY Wo 47 '4rATS 04-r0 •. Commission expires: BARGAIN AND SALE DEED - P. 2