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Application
E IDIANIZ,>-- Mayor Tammy de Weerd City Council Members: Keith Bird Joe Borton Luke Cavener Genesis Milam Ty Palmer Anne Little Roberts TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: C.Jay Coles, City Clerk, by: September 8, 2016 Transmittal Date: August 22, 2016 File No.: H-2016-0066 Hearing Date: September 15, 2016 Request: Public Hearing for Annexation and Zoning of approximately 12.01 acres of land from RUT in Ada County to the R-15 Zoning District; AND Preliminary Plat approval consisting of 74 single family residential lots and 12 common lots on approximately 12.01 acres of land in the proposed R-15 Zonina District By: Global Senior Housing, LLC Location Of Property or Project: South side of E. Ustick Road between N. Locust Grove Road and N. Eagle Road Ryan Fitzgerald (No FP) Meridian School District Gregory Wilson (No FP) Meridian Post Office Steven Yearsley (No FP) Ada County Highway District Patrick Oliver (No FP) Ada County Development Services Rhonda McCarvel (No FP) Central District Health Tammy de Weerd, Mayor COMPASS City Council Nampa Meridian Irrig. District Sanitary Services Settlers Irrig. District Building Department Idaho Power Company Fire Department Qwest Police Department Intermountain Gas Co. City Attorney Idaho Transportation Dept. City Public Works Ada County Ass. Land Records City Planner Downtown Projects: Parks Department Meridian Development Corp. Economic Dev. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise-Kuna Irrigation District Boise Project Board of Control/Tim Page City Clerk's Office • 33 E. Broadway Avenue, Meridian, ID 83642 Phone 208-888-4433 + Fax 208-888-4218 + www.meridiancity.org Hearing Date: September 15, 2016 File No. (s): H-2016-0066 Project Name: Blakeslee Commons Subdivision AZ, PP Request: Annexation of approximately 12.01 acres from RUT in Ada County to the R-15 (Medium -High density Residential) zoning district, by Global Senior Housing, LLC. Request: Preliminary plat consisting of 74 single family residential lots, and 12 common lots on approximately 12.01 acres in the proposed R-15 zoning district. Location: The site is located on the south side of E. Ustick Road between N. Locust Grove Road and N. Eagle Road in the NE'/4 of Section 5, Township 3N., Range 1E. JUL x e zeta �A E IDIS IAN, STAFF USE ON] Project name:_ File number(s):- Assigned Planner: Type of Review Requested (check all that apply) Planning Division DEVELOPMENT REVIEW APPLICATION a Ny l6 ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review El Preliminary Plat ❑+ Alternative Compliance ❑ Private Street 17 Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ Comprehensive Plan Map Amendment ❑ Short Plat ❑ Comprehensive Plan Text Amendment ❑ Time Extension: ❑ Conditional Use Permit Director/ Commission/Council (circle one) ❑ Conditional Use Modification ❑ UDC Text Amendment Director/Commission (circle one) ❑ Vacation: ❑ Development Agreement Modification Director/ Council (circle one) ❑ Final Plat ❑ Variance ❑ Final Plat Modification ❑ Other Applicant Information Applicant name: Global Senior Housing, LLC Phone: 867-8682 Applicant address: PO Box 1297 Email: ron@globalseniorhousing.com City: Eagle State: ID Zip: 83616 Applicant's interest in property: ❑ Own ❑ Rent El Optioned ❑ Other Ownername: John Blakeslee Owner address: 2545 E Ustick Dr City: Meridian Email: _ State: ID Agent/Contact name (e.g., architect, engineer, developer, representative): Firm name: Horrocks Engineers Owner address: 5700 E Franklin Rd. Ste. 160 City: Nampa Primary contact is: ❑ Applicant ❑ Owner O Agent/Contact Phone: Zip: 83616 Shrief Phone: 463-4197 Email: wendys@horrocks.com State: ID Zip: 83687 Subject Property Information Location/street address: 2545 Ustick Township, range, section: 3N1 E5 Assessor's parcel number(s): 51105120701; 727; 751;940;667 Total acreage: 12.01 Zoning district: RUT Community Development ■ Planning Division .33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.ore/planning -1- (Rev. 06/12/2014) Project/subdivision name: Blakeslee Commons General description of proposed project/request: Residential subdivision with 74 proposed homes. Proposed zoning district(s): R-15 Acres of each zone proposed: 12.01 Type of use proposed (check all that apply): El Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? HOA Which irrigation district does this property lie within? NM ID Primary irrigation source: City Secondary: 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: 74 Number of building lots: 74 Number of common lots: 11 Number of other lots: 1 (clubhouse) Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: 74 4 or more bedrooms: Minimum square footage of structure (excl. garage): 1500 sf Maximum building height: 35' Minimum property size (s.f): 4.271 Average property size (s.£): 4800 Gross density (Per UDC 11-lA-1): 6.16 DU/AC Net density (Per UDC I1 -1A-1): Acreage of qualified open space: 1.35 Percentage of qualified open space: 12% Type. and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): 1.201 ac. required; calculation based on 1/2 berm plus 50X100 open space area. Amenities provided with this development (if applicable): Type of dwelling(s) proposed: El Single-family Detached ❑ Single-family Attached ❑ Townhouse ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Common lots: Other lots: Gross floor area proposed: Hours of operation (days and hours): Total number of parking spaces provided: Authorization Existing (if applicable): Building height: Number of compact spaces. provided: Print applicant name: Wendy Shrief Applicant signature: a _�(/h �� Date: f r Wend S�n�� Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian,. Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.ore/Planning -2- (Rev. 06112120/4) 5700 East Franklin Road, Suite 160 Idaho Office Nampa, Idaho 83687 H O RRO C K S Tel: 208.463.4197 www.horrocks.com Fax: 208.463.75617561 � 11111 � July 27,2016 E N G I N E E R S Bill Parsons, AICP City of Meridian Community Development Department Subject: Blakeslee Commons Subdivision Annexation, Zoning, Preliminary Subdivision Plat, Alternative Compliance Request Dear Mr. Parsons: On behalf of Global Senior Housing LLC, we are submitting applications for Blakeslee Commons Subdivision. Blakeslee Commons Subdivision has been designed as an upscale senior residential community made up of single-family residential homes. The proposed development will feature 74 single family homes and 1.35 acres of open space. As a part of our application, our client is also requesting annexation and R-15 zoning. Proposed Project Our client is proposing to construct 74 single-family homes on a 12.01 acre parcel currently located in Ada County. The property is located at the northeast east comer of Ustick Road and Wingate Lane. All lot sizes exceed dimensional standards for the R-15 zone. The proposed development has frontage on Ustick and access will be taken off of Ustick. The proposed access point meets ACRD spacing standards. Secondary emergency access will be taken off of Wingate Lane; an easement will be recorded dedicating this emergency access. It should be noted that several residential subdivisions with comparable lot sizes are located to the north of the subject property and that this area has been designated for future residential development in the Meridian Comprehensive Plan. The applicant has worked closely with City of Meridian engineering and Fire Department staff on the location of the access points for the subdivision. Utilities are readily available for development of the subject property. Sewer and water are located currently located on Ustick; all utilities will be extended from Ustick. Page 2 The developer of Blakeslee Commons plans to market the proposed subdivision as a 55+ retirement community; homes will have upscale architectural design and finishes and floor plans are designed for "empty nesters" with single story construction and large master bedrooms and entertaining areas Proposed Annexation It is in the best interest of the City of Meridian to annex the Blakeslee Commons development; the developer of Blakeslee Commons is proposing a top-quality subdivision which will provide much- needed housing for seniors who wish to live independently while maintaining an upscale, urban, Meridian lifestyle. CC&R's and a Home Owner's Association for Blakeslee Commons will ensure that the subdivision is properly maintained in the future. Proposed Zoning R-15 zoning is being requested for the proposed Blakeslee Commons Subdivision. The proposed subdivision is well under the maximum density for the R-15 zoning district; R-15 zoning is being requested to allow our client to use the dimensional standards of the R-15 zoning district. Water Line A second water line will be brought to the property from Ustick through the proposed Emergency Access Easement in the northwest corner of the subject property; the waterline extension will "loop" the waterline for the development as requested by Meridian Development Services staff and Meridian Fire staff. Sewer Trunk Line Our plans depict a connection to a sewer trunk line located south of the subject property as requested by Meridian Development Services staff. This connection to the southern trunk line is contingent upon our client, Global Senior Housing, LLC, being able to reasonably obtain an easement to access the sewer trunk line; there is not currently an easement in place that will allow the developer to access the sewer trunk line. If an easement to access the sewer trunk line cannot be reasonably obtained, the developer will request a waiver to allow for the entire development to take service off of the sewer trunk line on Ustick. Pathway Section Page 3 A pathway section has been added to the southwest corner of the subject property as required by Meridian's Pathways Plan. The pathway section will be located in a common lot and meet all dimensional standards for a Meridian multi -use pathway section. Setbacks for Alley -loaded Garages / Alternative Compliance Request Permission from the Planning Director is requested to allow for 5' garage setbacks on the proposed alley loaded (common drive access) lots in the southern portion of the subdivision/ Each home in Blakeslee Commons Subdivision will feature a two car garage and 19 additional off-street parking spaces will be constructed in the southern portion of the subdivision to provide additional parking for guests and residents. The number of homes where this reduced setback has been requested represents a relatively small portion of the subdivision; this reduced setback is requested for 25 homes, It is also anticipated that the senior community living in the smaller alley -loaded homes will consist of smaller households with fewer vehicles; our client has successfully constructed this building footprint in similar senior communitites. Thank you for your consideration of this project. Horrocks Engineers has worked closely with City of Meridian staff to ensure that Blakeslee Commons Subdivision will be a positive addition to the City of Meridian. If you have any questions regarding this submittal, please contact Wendy Shrief at (208) 4634197. We appreciate working with you on this project. Sincerely, Horrocks Engineers C� AV (/VQ.nd� SYiYIQ,'� We dy Shrief CP ADA COUNTY RECORDER Christopher D. Rich 2016-044795 BOISE IDAHO Pgs=2 DAWN TRIVOLIS 05124/2016 04:33 PM TITLEONE BOISE $13.00 QUITCLAIM DEED THIS INDENTURE, made this 240 day of May, 2016, between JOHN A. BLAKESLEE And JULIE BLAKESLEE, husband and wife, as GRANTOR(S) whose current address is 2545 E. Ustick Rd„ Meridian, Idaho. And WINGATE T HOLDING LLC, an Idaho Limited Liability Company as GRANTEE whose current address is 2218 W. Woodlawn Ave., Boise, Idaho. WITNESS, that said Grantor(s), for an in consideration in lawful money of the United States of America, in hand paid by the Grantee, the receipt whereof is hereby acknowledged, does by these premises remise, release and forever QUITCLAIM, unto the said Grantee(s) and to its heirs and assigns all that certain lot, piece or parcel of land, bounded and particularly described as follows, to wit: As set forth on attached Exhibit A., which by reference becomes a part hereof. TOGETHER with all and singular the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining, the reversion and reversions, remainder and remainders, rents, issues and profits thereof. TO HAVE AND TO HOLD, All and singular the said premises, together with the appurtenances, unto the Grantee and to its heirs and assigns forever. IN WITNESS WHEREOF, the grantor(s) has executed this deed on the date set forth above. JOHN A. BLAKESLEE IE BLAKESLEE STATE OF Idaho ) ss. COUNTY OF Ada ) On this 24th day of May, 2016, before me, the undersigned, a Notary Public, in and for said State, personally appeared John A. Blakeslee and Julie Blakeslee, known to me, and/or identified to me on the basis of satisfactory evidence, that they are the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same. WITNESS MY HAND AND OFFICIAL SEAL. Notary Public:/ CYNDI WALKER lo Residing at: c - l[o%e (� NotaryPubl My commission expires 0 y•/q State of Idaho EXHIBIT "A" PARCEL I A parcel of land located in the Northwest Quarter of the Northeast Quarter of Section 5, Township 3 North, Range 1 East more particularly described as follows: BEGINNING at the North Quarter corner of said Section 5, which is also the Northwest corner of said Lot 2; thence South 0 degrees 00'15" East, 482.00 feet on the West line of said Lot 2, to the REAL POINT OF BEGINNING; thence continuing South 0 degrees 00-15" East 501.18 feet on the West line of said Lot 2 to the Northwest corner of that certain property described in Instrument No. 695164, Warranty Deeds, Ada County Records; thence North 89 degrees 5114011 East, 25 feet, on the North line of said property to a point; thence North 0 degrees 00115" West, 513.41 feet to a point; thence South 86 degrees 34' West, 25 feet to the REAL POINT OF BEGINNING. PARCEL II A parcel of land located in the Northwest Quarter of the Northeast Quarter of Section 5, Township 3 North, Range 1 East more particularly described as follows: BEGINNING at the Northwest corner of Parcel I described immediately above; thence North 86 degrees 34' East, 25.04 feet to a point on the East line of the above described parcel; thence South 0 degrees 00'15" East, 221.89 feet on said East line to the REAL POINT OF BEGINNING of easement herein described; thence North 89 degrees 48' East, 187.38 feet to a point; thence South 0 degrees 00115" East, 50.00 feet to a point; thence South 89 degrees 48' West, 187.38 feet to a point; thence North 0 degrees 00,15" West, 50.00 feet to the REAL POINT OF BEGINNING. 3818 E. Newby Street, Suite 103 Nampa, Idaho 83687 Client: Horrocks Engineering Date: April 7, 2016 Job No.: 0316 ANNEXATION PROPERTY DESCRIPTION Telephone: (208) 442-0115 Fax: (208) 327-2106 Email: rgray.cls@gmail.com A parcel of land being a portion of Government Lot 2 of Section 5, Township 3 North, Range 1 East, Boise Meridian, Ada County Idaho, more particularly described as follows: Commencing at a found 3 inch diameter brass cap stamped "ACRD 2015 PLS 12087" marking the NW corner of said Government Lot 2, said corner bears S. 890 45' 05" E., a distance of 2655.09 feet from a found 3 inch diameter brass cap stamped "LS 7314" marking the NW corner of said section 5; Thence along the westerly boundary of said Lot 2, S. 00° 27'40" W., a distance of 50.00 feet to a found a 5/8 inch diameter iron pin stamped "PLS 12087" marking the southerly right of way of E. Ustick Road; Thence along said right of way, S. 890 44'30" E., a distance of 139.82 feet to a found 5/8 inch diameter iron pin stamped "PLS 12087" marking the POINT OF BEGINNING; Thence continuing along said right of way, S. 890 44' 30" E., a distance of 608.65 feet to a point; Thence leaving said right of way, S. 00° 35'01" W., a distance of 317.53 feet to a found 5/8 inch diameter iron pin stamped "PLS 7015"; Thence S. 89° 41'37' E., a distance of 159.94 feet to a found 5/8 inch diameter iron pin stamped "PLS 7015" marking a point on the westerly boundary of Carol's Subdivision No. 2 as on file in Book 39 of Plats at Pages 3248 and 3249 in the Office of the Recorder of Ada County, Idaho; Thence along said westerly boundary, S. 000 35'01" W., a distance of 302.36 feet to a found 5/8 inch diameter iron pin stamped "PLS 7015" marking a boundary angle point in said Carol's Subdivision No. 2; Thence continuing along said westerly boundary, N. 880 53'49"W., a distance of 335.02 feet to a found 5/8 inch diameter iron pin with no cap marking a boundary angle point in said Carol's Subdivision No. 2; Thence continuing along said westerly boundary, S. 000 12'57' W., a distance of 318.82 feet to a point; Thence leaving said westerly boundary, N. 89° 40' 12" W., a distance of 361.06 feet to a found 5/8 inch diameter iron pin with no cap; Thence N. 000 26' 51" E., a distance of 230.93 feet to a found 5/8 inch diameter iron pin stamped "M&T; Thence N. 00° 27'25" E., a distance of 50.00 feet to a found 5/8 inch diameter iron pin stamped "M&T"; Thence N. 000 26'44" E., a distance of 232.31 feet to a found 5/8 inch diameter iron pin stamped "M&T" Thence S. 870 04'00" W., a distance of 72.40 feet to a found 5/8 inch diameter iron pin with no cap; Thence N. 00° 26,21" E., a distance of 424.24 feet to the POINT OF BEGINNING This parcel contains 12.01 acres or 523,178 square feet more or less. GPB iHnM 56451 CAROLS 6VBDIP6NN N0. 2 8MR 96 PdClS 9248 k 9E66 E111LCo N15 PIS1H General Information Parcel #; S1105120850 Sub Division/Addition: 3N tE 05 ADA County Residential Listing Report Primary Owner: BLAKESLEE JOHN A, Secondary Owner: BLAKESLEE JULIE - .t Site Address: N WINGATE LN MERIDIAN, ID 83646-0000 Mailing Address: 2545 E USTICK RD MERIDIAN, ID 83646-5535 -':d- Legal Description: PAR #0850 OF NW4NE4 SEC 5 3N 1E `�ro Ct� #99008966 - Total Acreage: 0.5 , Zoning: RUT Tax &Financial Information: Land Use: Primary Characteristic; LAND Year: Assd Val: HO Exmpt: Tax Val: Est Tax: •2014 $2,000.00 $0.00 $2,000.00 $23.69 School District: MERIDIAN SCHOOL DISTRICT 2013 $2,000.00 $0.00 $2,000.00 $25.56 Twn-Rng-Sec 3N1E05 2012 $1,800.00 $0.00 $1,800.00 $23.43 Neighborhood: 2011 $2,000.00 $0,00 $2,000.00 $23.55 Irrigation District: NAMPA-MERIDIAN IRRGATION DISTRICT& "values are not finalized until Juneofourrenl year DRAINAGE Last Published Levy: 0.011842753 Fire District: Meridian Fire District Code Area: 242 Soils: SICLSIL Rural Residential Tracts $2,000.00 Flood Zone: X MLS Area: NE Meridian: 1020 Transfer Date: Effective Date: Residential Characteristics Dwelling Type: Low Fir SgFt Fin: 0 Deck 1 SgFt: 0 Year Built: 0 Low Fir SgFt Un -Fin: 0 Deck 1 Covered?: Property Type: REAL Basement SgFt Fin: 0 Deck 2 SgFt: 0 Design: Basement SgFt Un -Fin: 0 Deck 2 Covered?: No. Bedrooms: 0 Attic SgFt Fin: 0 Patio 1 SgFt: 0 No. Bathrooms: 0 Attic SgFt Un -Fin: 0 Patio 1 Covered?: No. Kitchens: 0 Car 1 Storage SgFt: 0 Patio 2 SgFt: 0 No. Fireplaces: 0 Car 1 Storage Type: Patio 2 Covered?: Heating Method?: Car 2 Storage Type: Pool SgFt: 0 Air Conditioning?: Car 2 Storage SgFt: 0 Gen. Purpose Bldg SgFt: 0 Ground Floor SgFt: 0 Porch SgFt: 0 Upper Floor SgFt: 0 Total SgFt: 0 $/SgFt $0.00 Powered By Single Point Solutions --- www.spsgis.com THIS FORM-FUHNIS4ED COURTESY OF: WA. A.t d//�,�f�, RECORDED- REQUEST OF it i�n_i7 dl, ___ ALLIANCE TITLE & ESCROW CORP. " —"DrDI f- 999 JA 29 ['1112-4299000966 READ & APPROVED BY GRANTEE(SI:'Y7QIA F0850 SPACE ABOVE THIS LINE FOR RECORDING DATA QUITCLAIM DEED FOR VALUE RECEIVED BENJ HOUS14M CO., an Idaho Corporation formerly known as M. Zachreson & Company, an Idaho Corporation doles) hereby CONVEY, RELEASE, REMISE and FOREVER QUIT CLAIM unto JOHN A,RANTOR(S) BLAKESLEE AND JULIE BLAKESLEE, husband and wife whose current mailing address is: 2545 S. ustick Rd. GRANTEE(S) the following described property located in ADA County, State of Idaho, more particularly described as follows, to wit: As set forth on the attached EXHIBIT "A", which by reference becomes a part hereof. IT IS THE INTENT OF THE GRANTOR HEREIN TO CONVEY, REMISE, RELEASE AND FOREVER QUITCLAIM UNTO GRANTEE HEREIN, ALL RIGHT, TITLE AND INTEREST WHICH GRANTOR NOW HAS OR MAY HEREAFTER ACQUIRE IN THE REAL PROPERTY HEREIN DESCRIBED. together with their appurtenances. Dated: January a 1999 BENJ HOUSMAN CO` STATE OF ) COUNTY OF \ I On this day of in the year of , before me, the undersigned, a Notary Public in and for said State, personally pe rad BEND HOUSMAN CO. known or identified to me to be the persons) hose name(s) is/are subscribed to the within instrument, and acknowledged to me that he/she/they executed the sAma. \ Name: IMs or pXMI Residing at: Commission EXHIBIT "A" PARCEL I A parcel of land located in the Northwest Quarter of the Northeast Quarter of Section 5, Township 3 North, Range 1 East more particularly described as follows: BEGINNING at the North Quarter corner of said Section 5, which is also the Northwest corner of said Lot 2; thence South 0 degrees 00'15" East, 482.00 feet on the West line of said Lot 2, to the REAL POINT OF BEGINNING; thence continuing South 0 degrees 00'15" East 501.18 feet on the West line of said Lot 2 to the Northwest corner of that certain property described in Instrument No. 695164, Warranty Deeds, Ada County Records; thence North 89 degrees 51140" East, 25 feet, on the North line of said .property to a point; thence North 0 degrees 00'15" West, 513.41 feet to a point; thence South 86 degrees 34' West, 25 feet to the REAL POINT OF BEGINNING. PARCEL II A parcel of land located in the Northwest Quarter of the Northeast Quarter of Section 5, Township 3 North, Range 1 East more particularly described as follows: BEGINNING at the Northwest corner of Parcel I described immediately above; thence North 86 degrees 34' East, 25.04 feet to a point on the East line of the above described parcel; thence South 0 degrees 00'15" East, 221.89 feet on said East line to the REAL POINT OF BEGINNING of easement herein described; thence North 89 degrees 48' East, 187.36 feet to a point; thence South degrees 00115" East, 50.00 feet to a point; thence South 89 degrees 48' West, 167.38 feet to a point; thence North 0 degrees 00115" West, 50.00 feet to the REAL POINT OF BEGINNING. ACKNOWLEDGEMENT - Corp. to wATEop I7Qr lwn , c ... tyer_ MARICOPA on this d.y of AN 0.14RY in N. ye.e of jfl Rl , betonc ihp undcrtig ed, • Nom.y Public N •nd fm uid gut.,�1 emmlly .ppnnd mhNe"i11.7 k. � 6So known m id.mifcd to me m be the T of the.....lion ren exccumd the ivwment el the p..wn who ezecund do wbnmem m beh.lf of uid coryondon, .nd .ckmwlcdged to me Nn such cuMomiion executed Ne e.me. 1! AIJAW f r..ope :.Sr�l4`A.��edJRFYaN M•v DUices IlO i�P•Ti2Z'IrA GI R.y (I[ F �- R.�IGing ec R RT My commlmiun expire.: .i/I ZlziJ d ,� 1 General Information Parcel #: S1105120940 Sub DivisionlAddition: 3N 1E 05 ADA County Residential Listing Report Primary Owner: BLAKESLEE JOHN A Secondary Owner: BLAKESLEE JULIE Site Address: NWINGATE AVE MERIDIAN, ID 83646-0000 Mailing Address: 2545 E USTICK RD MERIDIAN, ID 83646-5535 v 8 Legal Description: PAR #0940 OF NW4NE4 SEC 5 3N 1E�- #8241910 Total Acreage: 3 - - Zoning: RUT Tax 8 Financial Land Use: Information: Primary Characteristic: FARM Year: Assd Val: HO Exmpt: Tax Val: Est Tax: School District: MERIDIAN SCHOOL DISTRICT "2014 $6,100.00 $0.00 $6,100.00 $72.24 2013 $5,600.00 $0.00 $5,600.00 $71.57 Twn-Rng-Sec 3N1E05 2012 $5,200.00 $0.00 $5,200.00 $67.70 Neighborhood: 2011 $5,000.00 $0.00 $5,000.00 $58.67 Irrigation District: NAMPA-MERIDIAN IRRGATION DISTRICT 8, "values are not finalized until June of current year DRAINAGE Last Published Levy: 0.011642753 Fire District: Meridian Fire District Code Area: 242 Soils: SICL SIL Irrigated Agricultural Land $5,600.00 Flood Zone: X MLS Area: NE Meridian: 1020 Transfer Date: Effective Date: Residential Characteristics Dwelling Type: Low Fir SgFt Fin: 0 Deck 1 SgFt: 0 Year Built: 0 Low Fir SgFt Un -Fin: 0 Deck 1 Covered?: Property Type: REAL Basement SgFt Fin: 0 Deck 2 Sci t: 0 Design: Basement SgFt Un -Fin: 0 Deck 2 Covered?: No. Bedrooms: 0 Attic SgFt Fin: 0 Patio 1 SgFt: 0 No. Bathrooms: 0 Attic SgFt Un -Fin: 0 Patio 1 Covered?: No. Kitchens: 0 Car 1 Storage SgFt: 0 Patio 2 SgFt: 0 No. Fireplaces: 0 Car 1 Storage Type: Patio 2 Covered?: Heating Method?: Car 2 Storage Type: Pool SgFt: 0 Air Conditioning?: Car 2 Storage SgFt: 0 Gen. Purpose Bldg SgFt: 0 Ground Floor SgFt: 0 Porch SgFt: 0 Upper Floor SgFt: 0 Total SgFt: 0 $ISgFt $0.00 Powered By Single Point Solutions ---- www spsgis.com eyl-.11 its Sri WA1 ANTY DECD 8•^.11910 For value Repaired DAVID K. RICKS and JANMS L. PICKS. husband and wife, 619 1"/t4r.7 the Venture, do hereby [rank bargain, rail and Conray main JOHN A. BLAKESLEE and JULIE BLAKESLEE, husband and wife, the Vasal a, whass.east address Is 2545 K. Uatirk Rand, Meridian, idnhn, the fo0ewleg described ptem3me. In Ada County !lobo, to -wit: ACMIWINr: TO EXHIBIT I, ATTACHED HERLTO AND MADE A PART TREREOP. "Subject to a Deed of Truest executed by DAVID K. RICKS and JANET L. RICKS, husband and wife, to FIRST SECURITY BANK OF IDAHO, recorded April 16, 4977, am Instrument No. 6437711, Records of Ada County, Idaho." TO HAVB AND TO HOLD the mold Promises. with their appudeauxem unto the ped Granteet , with ON Grmak�e and assim forever. And the said Grantor a do hereby eow(�n�A.nt to and he y Yin 90mwa In fres simple of old premise.' that Ra"o free frM AADeti Easements. EXCEPT; Riaht982 YUturchts yax9a. Covenants. Cond(t lona, Servat bad that the y will warrant and defend the game from abi lawful clelma whalanever. Vaud: September 15. 1982 DAVID K. NICKS .i tiff I.. RICKS sTArg or IDABNT ol cOOT Or Ada 0. %W TT dq of Sept. '19 82. laden W. a aetarT matin In sad am W mtt ftt% pa` ateaRr ypmtd David K. Ricks and Janet L. Ricks aeeee+ a'L IV,fgeia a Wba amus are aaeawe9d r #&T�rau..b'% W-h�aat. W da.aMiaad M mm tMt w . jj &Y" a aweaaad do aesm omm� as ...... . <�Ife BTATIC OF IDAHO. COUNTY Of C&Wf I bMy s.rt14 Wt Ike. Wtr�t ti nld 1" nevi N lh. ne.ert at W= at *LaaWmm 21 'd.k Pal. tl1 Fewer oet. ISM a. n ache W eW raeritl b Baal at Dame, at pap jn.7bl nAnA/cTIDA erS11 f��N�ti dL2idJ�/moi TWO 1 (10. po D.soV. rlau to; 900 North 6th Street SA%CGMP. 0. Box 2928 Iblal, Idaho 87701 (208) )4)-3667 Patti Placa Branch Office 1111 South Orchard Street Boise, Idaho 69703 (206) 776-0677 Page 1 of 3 01/1812016 10:59 AM e 0 619 1730 • fart of tot 2 of Section 3. Towaehip 3 North. Romp 2 Loot of the Sala Naridian. Ada qty. Idahoo mare partfoalarly dwarrmA as follans Rt the quarter comer common to Senders 32. Township 4 North, Rings 1 fast and Pentium S. Township 3 North, Lege 1 Lot of the Lel" Nariilast thwaa Porti 0000'13" Zest, 90.00 fat to the soak aide of Oatftk toad; thin" alcig the South elft of Umiak lend Porth 89048' Rost 419.23 feat to the seal point of heiianiaft thump owtisslas North 89048'00w Rant. 130.00 fat to a pofott thus" patsllal to the Went lime of said Lot 2 South 000011;" lost, 290.40 fat to a point; theme panda! to the North lima of amid tat 2 South 89048'00" vast, 150.00 feet to a pinta thuneo parallel to the vast it" of said Let 2 North 0000'13" vent 290.40 fat to the point of beginning. A twat of lead to Lot 2 of Section 5, Township 3 North, bags 1 Leat, Sofas Murldfan, Ads Comity, Idahop mote particularly dowerfbad on follown beginning at the North 114 comer of tali Pension 3 uhiah is also the Northwest corner of said Let 2; tkwaa South 0000'15" Rost, 30.00 feat to the aoeth right of may Use of IIstick Seed; themes North 89.48' teat, 2!0.00 fact OIC amid clot of way Lias to the rwal pofmt of begfniagi thamcs South 0'00'13" Seat, 436.28 feet to a pofat: thueea Sewth 86'34' vast, 67.74 feet to a point: thenen (oath Oe00'33" Root. 513.41 feet to a point an the earth lima of that Croats twoperty d"crfbed In lost, No. 05164, varrasty Daads, Ada Comity Lards: tbemaa North 89031140" Rost, 356.87 fat to a point, thsnou North 0'00'15" vest, 663.31 fat to a poiatI theses South 89048' vast, 130.00 feat to a point: themes North 0'00'13" pest, 20.40 fort to a point an the South right of Way LIM of Dudek Rud; thus" South 89048' pest, 13!.23 feat an said riot of my line to the renal point of beginning• NIMMONS b1 17'31 ?At= m A 25 feet arrt for fwtwtw good rlsbts of way dcsaribad as follow, to -wits 8ylaafa8 st the North 1/4 eater of said iaatiwa 3, otdth is also the Nortba"t oosfer of salt Lot 2; tbaeos See& Ob0'25" Neat. 482,00 feat an the Neat lfae of said Lot 20 to tbm awl PW -t of bewinaiast tbaoea ensu -se -e isseb 0' en" Seat, 501.18 fest as cm Nast lien of ®aid lot 2 to the Noflirest I of that certain pWWay deserlbed In Lstrmmt No. 69S164, festant7 Daedw. Ade County Raaox&; thaoae nestle 89x5140" frt, 25 feat, as the forth lies of said praparty to a points thaoas forth 0'001250 Wirt. SLLU fest to a point{ thea* v.. Nadi 86x31' Nast, 25 fest to the zaal polst of byi=Un$. s zo A 50 foot easeasat for fetor toed tia►t of my desaril»d u foUawat i i>e� yule fo:tbraet earmor of parol Ill daanrOad iaardiatal7 � S. •' phaco 060", Nest, 23.04 feat to a polat oa the Xwt Lina of the ahem deseeibed fataga toad rw of w4l thaeee _ !walk 0x08113" Rasta 221.84 feat a• said fast ltsa to the awl poist of beglud" of aawaw at bereft desarihedt tbeaae North W45' into U7.39 fast to a polsti thaooe faath 0600Th" Neat. 50.00 foot to a points thetee somth 59648' feat. 187.38 fest to a point; demes Nesth 0'00'15" Net, S0.o0 feet to the rwd polat of beemis8. Pioneer -J'! C O, ADA County Residential Listing Report General InformationAda County Assessor Parcel #: S1105120751 Sub Division/Addition: 3N 1E 05 Primary Owner: BLAKESLEE JOHN A Secondary Owner: BLAKESLEE JULIE Site Address: E USTICK RD MERIDIAN, ID 83646-0000 Mailing Address: 2545 E USTICK RD 8/12/2014 MERIDIAN, ID 83646-5535 Legal Description: PAR #0751 NR NW COR GOV LOT 2 SEC 5 3N 1E #120767-B Total Acreage: 1.351 Zoning: RUT Land Use: Primary Characteristic: FARM School District: Twn-Rng-Sec 3N1E05 Neighborhood: Irrigation District: Fire District: Soils: Flood Zone: swam Tax & Financial Information: Year: Assd Val: HO Exmpt: Tax Val: Est Tax: "2014 $88,500.00 $0.00 $88,500.00 $0.00 9999 9999 9999 "values are not finalized until June of current year Last Published Levy: 0 Code Area: 242 MLS Area: NE Meridian: 1020 Transfer Date: 8/18/2014 Effective Date: 8/12/2014 Residential Characteristics Dwelling Type: Low Fir SgFt Fin: 0 Deck 1 SgFt: 0 Year Built: 0 Low Fir Srl Un-Fln: 0 Deck 1 Covered?: Property Type: REAL Basement SgFt Fin: 0 Deck 2 SgFt: 0 Design: Basement SgFt Un -Fin: 0 Deck 2 Covered?: No. Bedrooms: 0 Attic SgFt Fin: 0 Patio 1 SgFt: 0 No. Bathrooms: 0 Attic SgFt Un -Fin: 0 Patio 1 Covered?: No. Kitchens: 0 Car 1 Storage SgFt: 0 Patio 2 SgFt: 0 No. Fireplaces: 0 Car 1 Storage Type: Patio 2 Covered?: Heating Method?: Car 2 Storage Type: Pool SgFt: 0 Air Conditioning?: Car 2 Storage SgFt: 0 Gen. Purpose Bldg SgFt: 0 Ground Floor SgFt: 0 Porch SgFt: 0 Upper Floor SgFt: 0 Total SgFt: 0 $ISgFt $0.00 Powered By Single Point Solutions — www.spsgis.com ADA COUNTY RECORDER Christopher D. Rich 2014.065094 BOISE IDAHO Pgs=3 BONNIE OBERBILLIG 081121201411:20 AM TITLEONE BOISE 816.00 Recording Requested By and When Recorded Return to: JOHN A. BLAKESLEE JULIE BLAKESLEE 2545 E. Ustick Rd. Meridian, ID 83646 SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED (thus "Deed"), made as of the 31 at day of July, 2014, is between #233 PIONEER EXCHANGE ACCOMMODATION TITLEHOLDER, LLC, an Idaho limited liability company ("Grantor"), and JOHN A. BLAKESLEE AND JULIE BLAKESLEE, HUSBAND AND WIVE ("Grantee"), whose legal address is: 2545 E. Ustick Rd., Meridian, ID 83646. WITNESSETH, That Grantor, for and in consideration of One Dollar and No/100 ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto Grantee, its successors and assigns forever, all the real property, together with improvements, located in the County of Ada, State of Idaho, more particularly described as follows: See legal description attached hereto and made a part thereof as Exhibit "A, TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of Grantor, either in law or equity, of in and to the above bargained premises, with the hereditaments, easements, rights of way and appurtenances, and with all of Grantor's interest, if any, in and to any and all minerals, water, ditches, wells, reservoirs and drains, and all water, ditch, well, reservoir and drainage rights which are appurtenant to, located on, now or hereafter acquired under or above or used in connection with the property (collectively, the "Property"). TO HAVE AND TO HOLD the said premises above bargained and described with the appurtenances, unto Grantee, its successors and assigns forever. Grantor, for itself, and its successors and assigns, does covenant, grant, bargain and agree to and with the Grantee, its successors and assigns, that at the time of the ensealing and delivery of these presents, Grantor is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature whatsoever, as of July 15, 2014. Page 1 of 3 0IM81201611:01 AM The Grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises in the quiet and peaceable possession of Grantee, its successors and assigns, against all and every person or persons claiming the whole or any part thereof BY, THROUGH OR UNDER Grantor. IN WITNESS WHEREOF, Grantor has executed this Special Warranty Deed as of the date set forth above. #233 PIONEER EXCHANGE ACCOMMODATION TITLEHOLDER, LLC, an Idaho limited liability company By: Pioneer 1031 Company, Member By: Its: ease Hamilton, Senior Vice President STATE OF IDAHO ) ss. COUNTY OF ADA ) On this 31 at day of July, 2014, before me, the undersigned, a Notary Public in and for said State, personally appeared Jesse Hamilton , known to me to be the Senior Vice President of Pioneer 1031 Company, an Idaho corporation, which corporation is the Sole Member of #233 Pioneer Exchange Accommodation Titleholder, LLC, an Idaho limited liability company, and acknowledged to me that she/he executed the within and foregoing instrument for and on behalf of said corporation as Sole Member of said limited liability company and in said corporation's name as Sole Member of said limited liability company. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. lAOT4.t qpm Il\t/ ® = o Notary Public for Id , AU8LIC t *; Residing at Boise, Id h :'73%.,•"•.. •.•' My Commission Expires: 3/1/2019 '•., OF ID N —e Page 2 of 3 0111 612 01 6 11:01 AM Exhibit "A" A parcel of land in Lot 2 of Section 5, Township 3. North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Beginning at the North quarter corner of said Section 5, which is also the Northwest comer of said Lot 2; thence South 0°00'15" East, 30.00 feet to the South right of way line of Usfick Road; thence North 89°48' East, 140.00 feet on said right of way line to the Real Point of Beginning; thence continuing North 89°48' East, 140.00 feet on said right of way line to a point thence South 0000'154 East, 436.18 feet to a point; thence South 86°34' West, 140.25 feet to a point; thence North 0°00'15" West, 444.09 feetto the Real Point of Beginning. Excepting A parcel of land situated in Government Lot 2 in Section 5, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho and being a portion of that parcel as described in Trustee's Deed filed as Instrument No. 108108772 in the records of Ada County, Idaho, more particularly described as follows: Commencing at a found 5/8 inch iron pin marking the Northwest comer of said Government Lot 2 (North quarter comer) from which a 5/8 inch rebar marking the Northeast comer of said Government Lot 2 (East one-sbdeenth comer) bears South 89044'29' East, 1328.21 feet thence South 0°24'05' West, 30,00 feet (formerly South 000015" East, 30.00 feet) to the Southerly right-of-way of Ustick Road; thence South 89044'29" East 140.00 feet parallel with and measuring 30.00 feet from said North boundary of said Government Lot 2 and centedlne of Ustick Road to the Northwest comer of said Warranty Deed, said point being the Point of Beginning; thence continuing South 89044'29" East, 140.00 feet (formerly South 89'48' East, 140.00 feet) parallel with and measuring 30.00 feet from said North boundary of said Government Lot 2 and centedine of Ustick Road to the Northeast comer of said Warranty Deed; thence South 0°27'09' West 20.00 feet (formerly South 0°00'15" East) along the East boundary of said Warranty Deed to a point; thence North 89'44'29" West, 140.00 feet parallel with and measuring 50.00 feet from said North boundary of said Government Lot 2 and centerline of Usfick Road to the West boundary of said Warranty Deed; thence North 0"2T09' East, 20.00 feet (formerly North 0°0015' West) along said West boundary to the Point of Beginning. Page 3 of 3 01/101201611:01 AM ° Pioneer, ,! .Co. ,,I u General Information Parcel#: S1105120727 Sub DivisionlAddition: 3N 1E 05 ADA County Residential Listing Report Primary Owner: BLAKESLEE JOHN A Secondary Owner: BLAKESLEE JULIE Site Address: 2545 E USTICK RD Primary Characteristic: MERIDIAN, ID 83646-0000 Mailing Address; 2545 E USTICK RD Twn-Rng-Sec MERIDIAN, ID 83646-5535 Legal Description: PAR #0727 @ N SIDE NW4NE4 SEC 5 3N 1E Irrigation District: #120725-B Total Acreage: 2.431 Zoning: RUT Land Use: Primary Characteristic: RESIDENTIAL School District: Effective Date: Twn-Rng-Sec 3NIE05 Neighborhood: Irrigation District: Fire District: Soils: Flood Zone: Year: Assd Val: HO Exmpt: Tax Val: Est Tax: ^2014 $11,900.00 Wco $11,999.00 $0.09 9999 9999 9999 "values are not finalizee until June of current year Last Published Levy: 0 Code Area: 242 MLS Area: NE Meridian: 1020 Transfer Date: 11/18/2013 Effective Date: 10/9/2013 Residential Characteristics Dwelling Type: OTHER Low Fir SgFt Fin: 0 Deck 1 SgFt: 0 Year Built: 0 Low Fir SgFt Un -Fin: 0 Deck 1 Covered?: N Property Type: REAL Basement SgFt Fin: 0 Deck 2 SgFt: 0 Design: OTHER Basement SgFt Un -Fin: 0 Deck 2 Covered?: N No. Bedrooms: 0 Attic SgFt Fin: 0 Patio 1 SgFt: 0 No. Bathrooms: 0 Attic SgFt Un -Fin: 0 Patio 1 Covered?: N No. Kitchens: 0 Car 1 Storage SgFt: 2,160 Patio 2 SgFt: 0 No. Fireplaces: 0 Car 1 Storage Type: 2 Patio 2 Covered?: N Heating Method?: N Car 2 Storage Type: Pool SgFt: 0 Air Conditioning?: N Car 2 Storage SgFt: 0 Gen. Purpose Bldg SgFt: 0 Ground Floor SgFt: 0 Porch SgFt: 0 Upper Floor SgFt: 0 $ISgFt $12,600.00 Powered By Single Point Solutions ---- www.spsgis.com ADA COUNTY RECORDER Christopher D. Rich 2014-065094 BOISE IDAHO Pgs=3 BONNIE OBERBILLIG 0 811212 01 4 11:20 AM TITLEONE BOISE $16.00 Recording Requested By and When Recorded Return to: JOHN A BLAKESLEE JULIE BLAKESLEE 2545 F. Ustick Rd. Meridian, ID 83646 SPACE jjA13�OgVE THIS LINE FOR RECORDER'S USE ONLY SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED (this "Deed"), made as of the 31 at day of July, 2014, is between #233 PIONEER EXCHANGE ACCOry a40DAT10N TITLEHOLDER, LLC, an Idaho limited liability company ("Grantor''), and JOHN A. ]BLAKESLEE AND JULIE BLAKESLEE, HUSBAND AND WIFE ("Grantee"), whose legal address is: 2545 E. Ustick Rd., Meridian, ID 83646. WITNESSETH, That Grantor, for and in consideration of One Dollar and No/100 ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto Grantee, its successors and assigns forever, all the real property, together with improvements, located in the County of Ada, State of Idaho, more particularly described as follows: See legal description attached hereto and made a part thereof as Exhibit "A" TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of Grantor, either in law or equity, of in and to the above bargained premises, with the hereditaments, easements, rights of way and appurtenances, and with all of Grantor's interest, if any, in and to any and all minerals, water, ditches, wells, reservoirs and drains, and all water, ditch, well, reservoir and drainage rights which are appurtenant to, located on, now or hereafter acquired under or above or used in connection with the property (collectively, the "Property"). TO HAVE AND TO HOLD the said premises above bargained and described with the appurtenances, unto Grantee, its successors and assigns forever. Grantor, for itself, and its successors and assigns, does covenant, grant, bargain and agree to and with the Grantee, its successors and assigns, that at the time of the ensealing and delivery of these prescnts, Grantor is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature whatsoever, as of July 15, 2014. Page 1 of 3 0111 912 016 11:03 AM The Grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises in the quiet and peaceable possession of Grantee, its successors and assigns, against all and every person or persons claiming the whole or any part thereof BY, THROUGH OR UNDER Grantor. IN WITNESS WHEREOF, Grantor has executed this Special Warranty Deed as of the date set forth above. 9233 PIONEER EXCHANGE ACCOMMODATION TITLEHOLDER, LLC, an Idaho limited liability company By: Pioneer 1031 Company, Member By: )L - else Haunilton, Senior Vice President STATE OF IDAHO ) ss. COUNTY OF ADA ) On this 31 st day of July, 2014, before me, the undersigned, a Notary Public in and for said State, personally appeared Jesse Hamilton , known to me to be the Senior Vice President of Pioneer 1031 Company, an Idaho corporation, which corporation is the Sole Member of#233 Pioneer Exchange Accommodation Titleholder, LLC; an Idaho limited liability company, and acknowledged to me that she/he executed the within and foregoing instrument for and on behalf of said corporation as Sole Member of said limited liability company and in said corporation's name as Sole Member of said limited liability company. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. *`4�'�Z10T•� V"9 N W _ f g Notary Public for Id wT ��BLIC d *eo Residing atBoise,I My Commission Expires: 3/1/2019 oA ID Page 2 of 3 0111012D10 11A3 AM Exhibit "A" A parcel of land in Lot 2 of Section 5, Township 3.North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Beginning at the North quarter comer of said Section 5, which is also the Northwest comer of said Lot 2; thence South 0°0015' East, 30.00 feet to the South right of way line of Ustick Road; thence North 89°48' East, 140.00 feet on said right of way line to the Real Point of Beginning; thence continuing North 89°48' East, 140.00 feet on said right of way line to a point; thence South 0000'15' East 436.18 feet to a point; thence South 85"34' West, 14025 feet to a point; thence North 0°00'15' West 444.09 feet to the Real Point of Beginning. Excepting A parcel of land situated in Government Lot 2 in Section 5, Township 3 North, Range 1 East Boise Meridian, Ada County, Idaho and being a portion of that parcel as described in Trustee's Deed filed as Instrument No. 108108772 in the records of Ada County, Idaho, more particularly described as follows: Commencing at a found 518 inch iron pin marking the Northwest comer of said Government lot 2 (North quarter comer) from which a 518 inch rebar marking the Northeast comer of said Government Lot 2 (East one-sbdeenth comer) bears South 89`4429' East 1328.21 feet; thence South 0"24'05' West, 30.00 feet (formerly South 0"00'15" East, 30.00 feet) to the Southerly right-of-way of Ustick Road; thence South 89°4479" East, 140.00 feet parallel with and measuring 30.00 feet from said North boundaryof said Government Lot 2 and centerline of Ustick Road to the Northwest comer of said Warranty Deed, said point being the Point of Beginning; thence continuing South 89°429' East, 140.00 feet (formerly South 89'48' East, 140.00 feet) parallel with and measuring 30.00 feet from said North boundary of said Government Lot 2 and centerline of Ustick Road to the Northeast comerof said Warranty Deed; thence South 0°27'09' West 20.00 feet (formerly South 0000'15' East) along the East boundary of said Warranty Deed to a point; thence North 89'44'29' West, 140.00 feet parallel with and measuring 50,00 feet from said North boundary of said Government Lott and centerline of Ustick Road to the West boundary of said Warranty Deed; thence North 0°27'09' East 20.00 feet (formerly North 0'00'15' West) along said West boundary to the Point of Beginning. Page 3 of 3 0111012016 11:63 AM General Information Parcel #: S1105120701 Sub Division/Addition: 3N 1E 05 ADA County Residential Listing Report Primary Owner: BLAKESLEE JOHN A Secondary Owner: BLAKESLEE JULIE Site Address: 2545 E USTICK RD MERIDIAN, ID 83646-0000 Mailing Address: 2545 E USTICK RD 10/9/2013 MERIDIAN, ID 83646-5535 Legal Description: PAR #0701 @ N SIDE NW4NE4 SEC 5 3N 1E #120700-B Total Acreage: 0.936 Zoning: RUT Land Use: Primary Characteristic: RESIDENTIAL School District: Twn-Rng-Sec 3N1E05 Neighborhood: Irrigation District: Fire District: Soils: Flood Zone: Year: Assd Val: HO Exmpt: Tax Val: Est Tax: "2014 $226,700.00 ($83,920.00) $142,780.00 $0.00 9999 9999 9999 "values are not finalized until June of current year Last Published Levy: o Code Area: 242 MLS Area: NE Meridian: 1020 Transfer Date: 11/18/2013 Effective Date: 10/9/2013 Residential Characteristics Dwelling Type: SINGLE FAMILY Low Fir SgFt Fin: 874 Deck 1 SgFt: 0 Year Built: 1967 Low Fir SgFt Un -Fin: 0 Deck 1 Covered?: N Property Type: REAL Basement SgFt Fin: 0 Deck 2 SgFt: 0 Design: SPLIT ENTRY Basement SgFt Un -Fin: 0 Deck 2 Covered?: N No. Bedrooms: 4 Attic SgFt Fin: 0 Patio 1 SgFt: 0 No. Bathrooms: 2 Attic SgFt Un -Fin: 0 Patio 1 Covered?: N No. Kitchens: 1 Carl Storage SgFt: 840 Patio 2 SgFt: 0 No. Fireplaces: 1 Carl Storage Type: 1 Patio 2 Covered?: N Heating Method?: Y Car 2 Storage Type: Pool SgFt: 0 Air Conditioning?: N Car 2 Storage SgFt: 0 Gen. Purpose Bldg SgFt: 0 Ground Floor SgFt: 1,822 Porch SgFt: 132 Upper Floor SgFt: 0 $/SgFt $90.54 Powered By Single Point Solutions ------- www.spsgis.com ADA COUNTY RECORDER Christopher D. Rich 2014-065094 BOISE IDAHO Pgs=3 BONNIE OBERBILLIG 0 811 21201 4 11:20 AM TITLEONE BOISE $16.00 Recording Requested By and When Recorded Return to: JOHN A BLAKESLEE JULIE BLAKESLEE 254.5 F. Ustick Rd. Meridian, II) 83646 SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY I�'L�f lL1 SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED (this "Deed"), made as of the 31 st day of July, 2014, is between #233 PIONEER EXCHANGE ACCONIMODATION TITLEHOLDER, LLC, an Idaho limited liability company ("Grantor"), and JOHN A. BLAKESLEE AND JULIE BLAKESLEE, HUSBAND AND WIFE ("Grantee"), whose legal address is: 2545 E. Ustick Rd., Meridian, ID 83646. WITNESSETH, That Grantor, for and in consideration of One Dollar and No/100 ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto Grantee, its successors and assigns forever, all the real property, together with improvements, located in the County of Ada, State of Idaho, more particularly described as follows: See legal description attached hereto and made a part thereof as Exhibit "A" TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim and demand whatsoever of Grantor, either in law or equity, of in and to the above bargained premises, with the hereditaments, easements, rights of way and appurtenances, and with all of Grantor's interest, if any, in and to any and all minerals, water, ditches, wells; reservoirs and drains, and all water, ditch, well, reservoir and drainage rights which are appurtenant to, located on, now or hereafter acquired under or above or used in connection with the property (collectively, the "Property"). TO HAVE AND TO HOLD the said premises above bargained and described with the appurtenances, unto Grantee, its successors and assigns forever. Grantor, for itself, and its successors and assigns, does covenant, grant, bargain and agree to and with the Grantee, its successors and assigns, that at the time of the ensealing and delivery of these presents, Grantor is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, frill power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature whatsoever, as of July 15, 2014. Page 1 of 3 011181201611:05 AM The Grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises in the quiet and peaceable possession of Grantee, its successors and assigns, against all and every person or persons claiming the whole or any part thereof BY, THROUGH OR UNDER Grantor. IN WITNESS WHEREOF, Grantor has executed this Special Warranty Deed as of the date set forth above. #233 PIONEER EXCHANGE ACCOMMODATION TITLEHOLDER, LLC, an Idaho limited liability company By: Pioneer 1031 Company, Member By. LVF-----`r— Its: vesse Hamilton, Senior Vice President STATE OF IDAHO ) ss. COUNTY OF ADA ) On this 31st day of July, 2014, before me, the undersigned, a Notary Public in and for said State, personally appeared Jesse Hamilton , known to me to be the Senior Vice President of Pioneer 1031 Company, an Idaho corporation, which corporation is the Sole Member of 4233 Pioneer Exchange Accommodation Titleholder, LLC, an Idaho limited liability company, and acknowledged to me that she/he executed the within and foregoing instrument for and on behalf of said corporation as Sole Member of said limited liability company and in said corporation's name as Sole Member of said limited liability company, IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. • ` Notary Public for Id 46 & BLIC pp�'f Residing at Boise, Id y?p '•.,��,,...'� gid• My Commission Expires: 3/1/2019 °oOP rnP�''..a•• Page 2 of 3 011161201611:05 AM Exhibit "A" A parcel of land in Lot 2 of Section 5, Township 3. North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Beginning at the North quarter corner of said Section 5, which is also the Northwest comer of said Lot 2; thence South 0"00'15" East, 30.00 feet to the South right of way line of Ustick Road; thence North 89°48' East, 140.00 feet on said right of way line to the Real Point of Beginning; thence continuing North 89`48' East, 140.00 feet on said right of way line to a point; thence South 0°00'15' East, 436.18 feet to a point; thence South 86"34' West, 14025 feetto a point; thence North 090015' West, 444.09 feet to the Real Point of Beginning. Excepting A parcel of land situated in Government Lot 2 in Section 5, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho and being a portion of that parcel as described in Trustee's Deed filed as Instrument No. 108108772 in the records of Ada County, Idaho, more particulariydescribed as follows: Commencing at a found 518 inch iron pin marking the Northwest comer of said Government Lot 2 (North quarter comer) from which a518 inch rebar marking the Northeast comer of said Government Lot 2 (East one -sixteenth comer) bears South 89'4429' East, 1328.21 feet thence - South 0'24'05' West, 30.00 feet (formerly South 0`0015" East, 30.00 feet) to the Southerly right-of-way of Ustick Road; thence South 89044'29" East 140.00 feet parallel with and measuring 30.00 feet from said North boundary of said Government Lot 2 and centedine of Ustick Road to the Northwest comer of said Warranty Deed, said point being the Point of Beginning; thence continuing South 8904429" East, 140.00 feet (formerly South 89'48' East, 140.00 feet) parallel with and measuring 30.00 feet from said North boundary of said Government Lot 2 and centedine of Ustick Road to the Northeast comer of said Warranty Deed; thence South 0027'09' West, 20.00 feet (formerly South 0°00'15" East) along the East boundary of said Warranty Deed to a point thence North 89°4429' West 140.00 feet parallel with and measuring 50.00 feet from said North boundary of said Government Lot 2 and centerline of Ustick Road to the West boundary of said Warranty feed; thence North 0'27'09" East, 20.00 feet (formerly North 0600'15' West) along said West boundary to the Point of Beginning. Page 3 of 3 0111012016 11:05 AM Y Pioneer'! �! 'Co. General Information Parcel#: 51105120667 Sub Division/Addition: 3N IE 05 ADA County Residential Listing Report Primary Owner: HANSEN LAWRENCE A Secondary Owner: HANSEN KAY M Site Address: 2645 E USTICK RD MERIDIAN, ID 83646-0000 Mailing Address: 1440 E MARY LN 8/23/2013 MERIDIAN, ID 83642-0000 Legal Description: PAR#0667 OF NW4NE4 SEC 5 3N 1E #120665-B Total Acreage: 3.637 Zoning: R1 Land Use: Primary Characteristic: LAND School District: Twn-Rng•Sec 3NIE05 Neighborhood: Irrigation District: Fire District: Soils: Flood Zone: Year: Assd Val: HO Exmpt: Tax Val: Est Tax: "2014 $121,100.00 $0.00 $121,100.00 $0.00 9999 9999 9999 "values are not finalized until June of current year Last Published Levy: o Code Area: 242 MLS Area: NE Meridian: 1020 Transfer Date: 10/4/2013 Effective Date: 8/23/2013 Residential Characteristics Dwelling Type: Low Fir SgFt Fin: 0 Deck 1 SgFt: 0 Year Built: 0 Low Fir SgFt Un -Fin: 0 Deck 1 Covered?: Property Type: REAL Basement SgFt Fin: 0 Deck 2 SgFt: 0 Design: Basement SgFt Un -Fin: 0 Deck 2 Covered?: No. Bedrooms: 0 Attic SgFt Fin: 0 Patio 1 SgFt: 0 No. Bathrooms: 0 Attic SgFt Un -Fin: 0 Patio 1 Covered?: No. Kitchens: 0 Carl Storage SgFt: 0 Patio 2 SgFt: 0 No. Fireplaces: 0 Car 1 Storage Type: Patio 2 Covered?: Heating Method?: Car 2 Storage Type: Pool SgFt: 0 Air Conditioning?: Car 2 Storage SgFt: 0 Gen. Purpose Bldg SgFt: 0 Ground Floor SgFt: 0 Porch SgFt: 0 Upper Floor Sq Ft 0 Total SgFt: 0 $/SgFt $0.00 Powered By Single Point Solutions www.spsgjs.com fa..� Pioneerflflek alae 6fYO?1V 1872 S Eagle Road Meridian, Idaho 83642 BSMW No: 323434 REO No: L1615RM ADA COUNTY RECORDER Christopher D, Rich AMOUNT 13.00 2 BOISEIDAHO 01/28/2011 02:56 PM DEPUTY Bonnie Oberbillig Int $lmpnme ED -REQUEST OF Ning III VI V II ILII IIIIIII V II III � IVIIII I VII I II III $ F Pfir r 111 -REQUEST rd PIONEER TITLE COMPANY OF ADA C 111009183 SPECIAL WARRANTY DEED This Dead is from FEDERAL NATIONAL MORTGAGE ASSOCIATION, also (mown as Fannie Mao, a corporation organized and existing under the laws of the United States, having its principal office in the City of Washington DC (Grantor) to Lawrence A Hansen and Kay M Hansen, Husband and Wife (Grantee) whose current address is 1440 E. Mary Ln, Meridian, Idaho, 83642, and to the Grantee's heirs and assigns. For value received, Grantor hereby grants, remises, diens and conveys unto Grantee and to Grantee's heirs and Mips forever, but without recourse, representation or warranty, except as expressed herein, all of Granter's right, title and interest in and to that certain tact or parcel of land situated in the County of Ada, State of Idaho, described SS follows (the premises): Commonly known as: 2645 E. Ustick Rd., Meridian, ID 83646 SEE ATTACHED HERETO AND MADE A PART HEREOF Grantee herein shall be prohibited from conveying captioned property to a boaafido purchaser for value for a sales price of greater that $237,600.00 for a period of 3 months from the date of this deed. Grantee shall also be Prohibited from encumbering subicct property with a security interest in the principal amount of greater than $237,600.00 for a period of 3 months from the date of this dead. These restrictions shall run with the Ind and as not personal to the grmttee. This astriction shall terminate Immediately upon conveyance at any foreclosure sale related m a mortgage or deed of tort. The Grantor, for itself and for Is 11100 OU does covenant and agree, to and with Grantee, Grantee's hehs and assigns, that Grantor has not done or suffered to be done anything whereby the premises hereby granted are, or may be, in any manner encumbered or charged, except as herein recited: and that Grantor will warranty and forever defend title to the Phnnises, against all persons lawfully claiming or who may claim the same, by, through or under Grantor but not otherwise. Grantor is exempt from all taxation imposed by any sone, county, municipality, or)4�G�I taxing authority, except for real property taxes. Thus, Grantor is exempt from any and all transfer taxes \vS .M1 2C1 MY 17}3a (c) (2). Dated:�� F''s Federal Natio ID Yiee rest en '�, -6........... - STATE OFTEXAS. County ofDnllas, as. On thisgay of Ianuary, in the year of 2011, before me the undersigned, a notary public, personalty appeared DIANA AOAINSOht known or identified to me to be the • of the corporation that executed the instrument or the person/pe ons w o executed the Wtnanent ori behalf of said cogmatim, and acknowledged to me that such corporation executed the same. Notary Public ofTaxas Residing at: Commission expires: .. .. Stslrign L Newsome %",/C N naryF bti Shoe of Texas a Comm. Exp. 1001-14 Page 1 of 2 0111812 01 6 11:07 AM A parcel of land being a portion of the Northwest Quarter of the Northeast Quarter of Section 5, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Beginning at a spike marking the Northeast comer of said Section 5; thence North 89044'26" West 1,748.02 feet along the Northerly boundary of said Section 5 and the centerline of Usdek Road to a point; thence leaving said Northerly boundary of Section 5 South 00033'03" West 25X0 feet to a 5/8" iron pin marking the intersection with the Southerly right-of-way ofUstick Road, said iron pin being the REAL POINT OF BEGINNING; thence continuing South 00033'03" West 342.60 feet to a 5/8" iron pin; thence North 89044'26" West 159.97 feet to a 5/8" iron pin; thence North 00°33'03" East 342.60 feet to a 518" iron pin marking the intersection with the Southerly right-of-way of Ustick Road;thence South 89044'26" East 159.97 feet along said Southerly right-of-way line to the REAL POINT OF BEGINNING: ORT Form 4306 A ALTA Comndtmmtrorm 2006 Schedule A pogo 2 of 2 pap(s) Page 2 of 2 0111a/2016 11:01 Am STATE OF IDAHO COUNTY OF ADA AFFIDAVIT OF LEGAL INTEREST name) (address) .�1 Dft'i�n tclty) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and 1 grant my permission to: ty+�CS Nokh�JD (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 gram 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 10-r44 day of k t (— _ _. 20 2.L)1(0 21w Vl ' --- (Signature) SUBSCRIBED AND SWORN to before me the day and year TuVabove written. (Notary Public for Idaho) CYNDI WALKER_ NotaryPubtic Residing at: 2 c� Stat® of Idaho My Commission Expires: Ioff ' e Community Development. Planning Division ■ 33 E. Broadway Avsmue, Ste. 102 Moridian, Idaho 83642 Phone; 208-884-5533 Pax: 208.888 854 xW.W m 1id'senciri ot2)y1 anin AFFIDAVIT OF LEGAL WYEREST STATE OF IDAHO ) COUNTY OF ADA ) I, LCt.a�n S,oq 1770 C, 1-7ar-.7 L„ /�Crl /i0n(name) 83 (address)1�� d (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: ah�lin P-kSie 1 LL �as�rxl�Q (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. 1 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 20 lelo u n Wu �� (Sign mrd) SUBSCRIBED AND SWORN to before me the day and year first above written. ` (Notary Public for Idaho) 6. pTAq y Residing at: _L `e,^,Atw. HBe �(JBUG 2 My Commission Expires: 0116'-117,11 �'� Ggnynarevelopment. Planning Division . 33 E. Broadway Avem�e, Ste. 102 Meridian, Idaho 83642 O ;1 \,vv`\\\ Phone: 208-684-5533 Fm 208.888-6854 www.meridiancity o alnlannin¢ 111111 CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES ProjecUSubdivision Name: l i k, Applicant(s)1Contact(s): City Staff: QLVA , &11, JrJ4 Date: 1' 116 Location: ?S4 z C r 1�. Size of Property: I ? cicjnY Comprehensive Plan FLUM Designation: Design Guidelines Development Context: ❑ Urban ❑ Urban/SuburbanSuburban E] Rural Existing Use. SFIRIA Existing Zoning: 'r Proposed Use: SM Proposed Zoning: Surrounding Uses: SFR f d/or Street Buffer(s) anLand Use Buffer(s): All L" Open Space/Amenities/Pathways Access/Stub Streets/Street System: Sewer & Water Service: Waterways/Floodplain/Topography/Hazards:_CA%4 a. History: ,vbut Meeting Notes: Note: ATraffic Impact Study (TIS) will be required byACHD for large commercial projects and anyresidenBal 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 A CHD for information in regard to a TIS, conditions, impact fees and process. Oith 'pr to Contact: Ada County Highway Dist. (ACHD) El[-1/Departments Nampa Meridian Irrigation Dist. (NMID) Public Works Department Idaho 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/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat X Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Pian Amendment- Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment- Text X Preliminary Plat ❑ Variance K Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 1 f -5A -5C prior to submittaf of an application requiring a public hearing (except fora vacation or short prat),' and 2) All applicants for permits requiring a public hearing shall post the site with a public headag notice in accord with UDC 11-5A-0.3 (except far 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 submittaf and/or application. This pre -application meeting shall be valid for four (4) months. 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: i� / Project/Subdivision Name: U a e 19 f2 rl zP / o L4 �� Applicants)/Contact(s)r u ,S k r%.�-,� b rr- oc Development Services Staff: Mapping Provided)<Y ❑ N Reuse Water Service., A /+ Mapping Provided: ❑`Y ❑ N Waterwaysl FloodplainlTopographylHazards: Ec S W, 0-o Ae Y' Gravity/Pressurized Irrigation: Street Lighting: Mapping Provided.X Y ❑ N District Al M E D Rags, Provided: X ❑ N The City of Meridian's Improvement Standards for Street Lighting can be found online at http!//www.meridian*.org/public works asox?id=272 Additional Meeting Notes: C lUscrs\dclindDeckmpV're.App]iwtion Mevi, Nems, d.. Bea. 10062015 HORROCKs Blakeslee Commons HORROCKS F N 01 N e m s Neighborhood Meeting L N G N 11 V a s Sign -In Sheet Attendees: Date: July 20, 2016 Present Name`` Telephone Email f4d.d,�e. gg1 'll C�Cd,e,Sc� �%O HOR ROCKS Ustick/Wingate Bungalows HORROCKS r. .1" ' " k " " s Neighborhood Meeting L v ` ' " 1. 1. " s Sign -In Sheet Attendees: Date: 1126116 Preert Name Address Telephone i Email A-nl-.,le �Ld5nrd N&AW lad I N, Lrd6ues wm e29-1 L4 8 !a"te.Sam 40 as WZ44 t 887 �+ 130' i f i ' I I i I I i i Cov, t HORROCKS Ustick/Wingate Bungalows HORROCKS 1 ` " Neighborhood Meeting Sign -In Sheet Attendees: Date: 1126116 Present Name Address Tela hone Email � 4-3of N.,C...esltr �_P _w 4436240 1.u21`T,�a H LA/ 1 kt _ O p 6 . 1, B e`I C 5 11 a^ a?7go Eq' 5'Cf7T9 i HORROCKS Ustick/Wingate Bungalows HORROCKS N '` " " ` Neighborhood Meeting '' ` " ' N ' " " Sign -In Sheet Attendees: Date: 1126116 Presort Name Address Telephone i Email X -r» v 4�re 6*,44 (44[N, amu& 15$4 -ll$ 8 'adds ✓soon 4a t C4 13b' I I I I I I � i 6001 HORROCKS Ustick / Wingate Bungalows HORROCKS N " ' ' ' 1` a ` Neighborhood Meeting " " C. I IN 14 " It Sign -In Sheet Attendees: Date: 1126/16 Present Name Address Telephone Email v a? 7 qo E !FCfTTT57 I I I 41 -6wl rCAM( VICINITY MAP k 0 E. USTICK ROAD PROJECT a LOCATION � w z z 3 � 3 Z z a < z � 5 w � z 3 � V W Z Z Z E. CHEMISE DRIVE E LES(lEOR]VE Wendy Shrief From: Jerry Hastings <jhastings@adaweb.net> Sent: Wednesday, March 09, 2016 2:27 PM To: Wendy Shrief; Marie Woodin Subject: Blakeslee Commons Subdivision Name Reservation March 9, 2016 Wendy Shrief Marie Woodin Horrocks Engineers RE: Subdivision Name Reservation: 'Blakeslee Commons" NE 1/4 Sec 5, T3N, R1 E, BM Dear Wendy and Marie, At your request, I will reserve the name 'Blakeslee Commons 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, Ada County 202,E ! Collaborate. Innovate. Thrive -_ www.adacounty2025.COM rt^` Jerry L. Hastings, PIL5 5359 County Surveyor Deputy Clerk Recorder Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208) 287-7909 fax From: Wendy Shrief [mailto:wendys@horrocks.com] Sent: Wednesday, January 27, 2016 4:07 PM To: Jerry Hastings Subject: FW: Subdivision Name Reservation - Village Bungalows Jerry - Can we use the name "Bungalows at Blakeslee Commons" or "Blakeslee Commons' for this development at Ustick and Wingate? Thanks! Wendy Wendy Kirkpatrick Shrief, AICP HORROCKS ENGINEERS 5700 E. Franklin Rd., Suite 160 1 Nampa, Idaho 83687 Work 208.463.4197 1 Fax 208.463.7561 1 Mobile 208.598.6413 Email wendvsCahorrockscom www.harrocks.com Other Office locations: Salt Lake City, UT I Pleasant Grove, UT I Heber City, UT Phoenix, AZ I Las Vegas, NV I .Idaho Falls, ID Ogden, UT ! St. George, UT I Roosevelt, UT I From: Wendy Shrief Sent: Monday, January 18, 2016 5:20 PM To: ihastines(@adaweb.net Subject: Subdivision Name Reservation - Village Bungalows Hi Jerry, I would like to reserve the name "Village Bungalows" for a project located at Ustick / Wingate in Meridian. A site plan identifying the subdivision parcels is attached. Hope you are having a great start to your New Year! Wendy Wendy Kirkpatrick Shrief, AICP HORROCKS ENGINEERS 5700 E. Franklin Rd.., Suite 160 1 Nampa, Idaho 83687 Work 208.463.4197 1 Fax 208.463.7561 1 Mobile 208.598.6413 Email wendvs@horrocks.com www.horrocks.com Other Office locations: Salt Lake City, UT I Pleasant Grove, UT I Heber City, UT Phoenix, AZ I Las Vegas, NV I Idaho Falls, ID Ogden, UT I St. George, UT I Roosevelt, UT I Wendy Shrief From: Mindy Wallace <Mwallace@achdidaho.org> Sent: Tuesday, January 19, 2016 3:57 PM To: Wendy Shrief Subject: RE: Walsh Ustick project Wendy, Thank you for sending this over. A traffic impact study is not required for this application. We are really busy right not and did not have staff available to send to Meridian for your pre -application meeting today. Christy talked to Bill about the site plan and it was determined that ACHD wouldn't need to attend the pre application meeting. Please let me know if you have any other questions. Mindy Mindy Wallace, AICP Planner III Ada County Highway District 208-387-6178 From: Wendy Shrief [mailto:wendys@horrocks.com] Sent: Tuesday, January 19, 2016 1:13 PM To: Mindy Wallace Subject: Walsh Ustick project Mindy - Attached is a copy of our latest site plan for the Walsh Ustick project. Are you able to make the pre -app tomorrow at Meridian? Thanks! Wendy Wendy Kirkpatrick Shrief, AICP HORROCKS ENGINEERS 5700 E. Franklin Rd., Suite 160 1 Nampa, Idaho 83687 Work 208.463.4197 1 Fax 208.463.7561 1 Mobile 208.598.6413 Email wendvs(dhorrocks.com vmmhorrocks.com Other Office locations: Salt Lake City, UT I Pleasant Grove, UT I Heber City, UT Phoenix, AZ I Las Vegas, NV I Idaho Falls, ID Ogden, UT I St. George, UT I Roosevelt, UT I C:>W1EIDIAN�- Community Development Parcel Verification Date: 4/12/16 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: Blakeslee Commons Parcel Numbers: S1105120701 (0.936 Acres) 51105120727 (2.431 Acres) 51105120751 (1.351 Acres) 51105120940 (3.000 Acres) 51105120667 (3.637 Acres) T/R/S: 3N 1E 05 Property Owners: John Blakeslee (First 4 parcels listed) 2545 E. Ustick Dr. Meridian, ID 83646 Lawrence Hansen 1440 E. Mary Ln. Meridian, ID 83642 (Last parcel listed) Address Verification Rev: 04/23/12 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. -5/10 �I Applica;tfageiVsignature Date Community Development. Planning Division ■ 33 E. Broadway Avenue. Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridianci ,.org/Manning Example Elevations m {� - w n � n� +Y ��� ��i.) �".'qyv � j��T M sY '�" �_���'.,�.,,qq�� J,'l�(Nfi�p ��� Y�:� � �Y Tl s� 1 �� w A PROFESSIONAL SERVICES CORPORATION March 29, 2016 _TK-f��riayFrow rkc EJrou td uP File: B016014A Ms. Wendy Shrief, AICP Horrocks Engineers 5700 E. Franklin Road, Suite 160 Nampa, Idaho 83687 wendys@horrocks.com RE: Geotechnical Engineering Evaluation Walsh -Dixon Development Ustick Road and Wingate Lane Meridian, Idaho Dear Wendy STRATA, A Professional Services Corporation (STRATA) is pleased to present our authorized Geotechnical Engineering Evaluation for the proposed Walsh -Dixon Apartments development located southeast of the intersection of West Ustick Road and Wingate Lane in Meridian, Idaho. Our 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 following report provides specific geotechnical recommendations for preparing the site, including earthwork activities, stormwater disposal and pavement section design. 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. We appreciate the opportunity to work with Horrocks Engineers. 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. MGWIjs Sincerely, STRATA G�S�ORAIL S4,ru tsTC11_ n Darnall ngineer 1®330 P6� B OF 'o ae G. Woodworth G. y¢130� gineering Manager 8653 West Hackamore Drive, Boise, Idaho B3709 Phone,208.376.5200 Fax.208.376.5201 www.stratageotech.com Geotechnical Engineering Evaluation Walsh -Dixon Development Ustick Road and Wingate Lane Meridian, Idaho Prepared For: Ms. Wendy Shrief, AICP Horrocks Engineers 5700 E. Franklin Road, Suite 160 Nampa, Idaho 83687 HORROCKS 11,11 rte- I N CJ I N E T 1Z Prepared By: Nihan Darnall Reviewed By: Michael G. Woodworth, P.E. STRATA, Inc. 8653 W. Hackamore Dr. Boise, Idaho 83709 P. 208.376.8200 F. 208.376.8201 March 29, 2016 TABLE OF CONTENTS Structural Fill Specifications and Allowable Use .......................................... INTRODUCTION.........................................................................................................1 Table 2: PROJECT UNDERSTANDING...................................................................................1 6 SUBSURFACE EVALUATION PROCEDURES..........................................................2 Geotextile Specifications............................................................................. SUBSURFACE CONDITIONS....................................................................................2 Table 5: LABORATORY TESTING...........................................................................................2 8 GEOTECHNICAL OPINIONS AND RECOMMENDATIONS......................................3 Traffic Loading Assumptions....................................................................... Earthwork.................................................................................................................3 Table 7: Excavation Characteristics....................................................................................3 9 EstablishingSubgrades.........................................................................................4 StructuralFill.........................................................................................................4 RequiredCompaction ......... ....... .......... .... ......... ......... ....... .... ....... ........... -- .... ......... 5 Wet Weather/Wet Soil Construction......................................................................6 Utility Trench Construction....................................................................................6 Geotextiles............................................................................................................ 7 Pavement Subgrade Preparation and Section Design.............................................7 General.................................................................................................................. 7 Trafficand Subgrade.............................................................................................7 Asphalt, Aggregate Base Course and Subbase Materials....................................8 Pavement Section Thickness ............................................... ................................. 9 Pavement Maintenance Considerations............................................................... 9 SiteDrainage..........................................................................................................10 StormwaterDisposal...........................................................................................10 ExteriorGrading..................................................................................................10 ADDITIONAL RECOMMENDED SERVICES............................................................10 Geotechnical Design Continuity.............................................................................10 Plan and Specification Review...............................................................................11 Geotechnical Observation During Construction.....................................................11 EVALUATION LIMITATIONS....................................................................................11 REPORT TABLES Table 1: Structural Fill Specifications and Allowable Use .......................................... 5 Table 2: Required Compaction for Designated Project Areas ................................... 6 Table 3: Geotextile Specifications............................................................................. 7 Table 5: Pavement Design Parameters..................................................................... 8 Table 6: Traffic Loading Assumptions....................................................................... 8 Table 7: Standard Asphalt Pavement Section Thickness ........................................ 9 REPORT PLATES & APPENDICES Plate 1: Exploration Location Plan Appendix A: Exploration Logs & Unified Soil Classification System (USCS) Appendix B: Summary Report www. strata g e ote c h. co m © 2616 by Strata. A Professional Services Bnrporation. All rights reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development Ustick Road and Wingate Lane Meridian, Idaho INTRODUCTION STRATA, A Professional Services Corporation (STRATA) has performed our geotechnical engineering evaluation for the proposed Walsh -Dixon Apartments development planned to be located southeast of the intersection of West Ustick Road and Wingate Lane in Meridian, Idaho. The project site location is illustrated on Plate 1, Exploration Location Plan. STRATA accomplished our services referencing the scope of services presented in our January 13, 2016 proposal. Our evaluation's purpose was to assess subsurface conditions within the proposed project area and to provide geotechnical recommendations to assist project planning, design, and construction. Below, we outline the services accomplished in providing our geotechnical engineering evaluation: 1. Coordinated exploration with the Idaho Utility Notification Center to help reduce the potential for damage to existing subsurface utilities due to exploration. 2. Accomplished subsurface exploration at the site via 6 exploratory test pits extending up to 14 feet below the existing ground surface. Approximate test pit locations are provided on the attached Plate 1. 3. Performed 2 infiltration tests referencing the Idaho Department of Environmental Quality Technical Guidance Manual. 4. Installed one piezometer for future ground water level readings. 5. Accomplished laboratory testing on select soil samples obtained during exploration referencing ASTM International (ASTM) procedures. 6. Performed engineering analyses to provide geotechnical recommendations for the planned development, including earthwork, pavement and stormwater disposal recommendations. 7. Prepared and provided this geotechnical deliverable including our engineering opinions and recommendations, exploration and laboratory test results. Site exploration plans and illustrative schematics are also provided. PROJECT UNDERSTANDING The proposed development area consists of agricultural land that is relatively flat and has been previously cultivated in row crops. The site bounded by existing residential development to the south and east, Wingate Lane to the west, and Ustick Road to the north. We understand the approximate 12.5 -acre site is to be developed with 23 residential apartment buildings, an in -ground pool and clubhouse structure. We understand the development will also include municipal and franchise utilities as well as private asphalt -paved drive aisles and parking. We understand stormwater will be retained and infiltrated on-site via subsurface infiltration beds. STRATA has not reviewed a grading plan for the development, but we anticipate grading will be limited, with cuts and fills of less than approximately 2 to 3 feet. www.stratageotech.com © 2016 by Strata, A Prolessice al Services Corporation. Alt rights reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: B016014A Page 2 SUBSURFACE EVALUATION PROCEDURES STRATA accomplished subsurface exploration on January 21, 2015 via 6 exploratory test pits extending up to approximately 14 feet below existing ground surface. The approximate exploration locations are illustrated on Plate 1, Exploration Location Plan, which also delineates the proposed development. We established test pit locations in the field by taping from existing site features. A staff engineer from our office 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 the test pit logs. We also provide individual test pit logs in Appendix A. The test pits were loosely backfilled with the excavated material to the ground surface following the completion of the excavations. We performed in-situ infiltration testing to assist in evaluating stormwater disposal infiltration rates in the gravel subsoil. We accomplished infiltration testing referencing the Idaho Department of Environmental Quality Technical Guidance Manual infiltration test method. SUBSURFACE CONDITIONS Subsurface conditions encountered in test pits comprised near surface lean clay and silt overlying cemented silty sand and poorly graded gravel with sand and silt. We observed limited vegetation and organics in the exploratory test pit up to approximately 12 inches below the ground surface. Beneath the surficial vegetation and organics, we encountered 3 subsurface soil units: % Lean Clay with Sand: We observed lean clay with sand at the ground surface across the site. We noted the clay to be dark brown to brown, soft to firm, and moist. We observed clay soil to approximately 2 to 5 feet in the test pits. 4P Cemented Sandy Silt (ML) and Silty Sand (SM): Underlying lean clay we encountered light brown to tan, moist, cemented sandy silt and silty sand. We noted moderate calcium carbonate cementation, with cemented soil extending to depths of approximately 5 feet in select test pit locations. 40 Poorly -Graded Gravel with Sand (GP): Below depths of 5 feet, we encountered light brown to tan, moist, dense, poorly graded gravel alluvium. We observed cobbles of up to 6 to 10 inches in diameter in the gravel alluvium with varying amounts of silt. In select test pits, the poorly graded gravel alluvium is overlain by a limited thickness of silty gravel. Gravel alluvium extended through the termination depth of all test pits. We did not encounter groundwater during exploration. We installed a piezometer in TP -4 to allow for future groundwater monitoring at the project site. Infiltration tests were performed in TP -1 and TP -6. LABORATORY TESTING We tested select soil samples obtained during exploration referencing ASTM procedures. Laboratory test results are summarized on the Exploratory Logs in Appendix A and the Summary Report in Appendix B. We used test results to correlate soil design factors such as subgrade modulus and infiltration rates. www.stratageotech.com 012016 h, Strata, APWf ional Services CorRRration. All rlghts reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development—Meridian, ID File: B016014A Page 3 GEOTECHNICAL OPINIONS AND RECOMMENDATIONS We present the following geotechnical recommendations to assist planning, design and construction of the proposed Walsh -Dixon Apartments development located southeast of the intersection of West Ustick Road and Wingate Lane in Meridian, Idaho as illustrated on Plate 1 attached to this report. This report provides geotechnical design criteria for the development which the structural and civil design and construction teams must review to verify the applicability to the planned structure as design is underway presently. 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 field evaluation, we must be notified to review the report recommendations and make necessary revisions. Earthwork Excavation Characteristics We anticipate site soil may be excavated using conventional excavation techniques. Carefully plan and implement temporary excavations to be sloped, shored, or braced in accordance with the OSHA excavation regulations, Document 29, CFR Part 1926, Occupation Safety and Health Standards — Excavations; Final Rule. Regulations outlined by OSHA provide temporary construction slope requirements for various soil types and slopes up to 20 feet high. Based on our exploration results, we anticipate alluvium encountered at the site is typically classified as Type C soil, which can be temporarily sloped as steep as 1.5HAV (horizontal to vertical), when in a dry condition. Due to the potential for varying soil conditions during construction, we recommend earthwork contractors evaluate each slope configuration specific to OSHA guidelines and to seek appropriate professional guidance to create safe and stable excavations. Construction vibrations can cause excavations to slough or cave.. We do not recommend stockpiling materials adjacent to or within 10 feet of excavations, which may cause a surcharge and contribute to excavation instability. Ultimately, the contractor is solely responsible for site safety and excavation configurations factoring in water infiltration, construction access, adjacent loading, and other factors that contribute to excavation stability. The earthwork contractor shall plan excavations with water collection points and utilize conventional sumps and pumps to remove nuisance water from runoff, seeps, or precipitation. If site soil excavations are not immediately backfilled, they may degrade when exposed to runoff and require over -excavation and replacement with granular structural fill. We recommend construction activities and excavation backfilling be performed as rapidly as possible following excavation to reduce the potential for subgrades to degrade under construction traffic. www.stratageotech.com 2016 by S.rta; A Professional Services Corporation. All rights reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development—Meridian., ID File: B016014A Page 4 Establishing Subgrades We provide the following recommendations for site preparation: Ab Excavate loose backfill from existing test pit locations and replace as structural fill for all test pits located below proposed buildings, flatwork or pavements. 4b Excavate the exposed subgrade to the project design elevations and tolerances. Existing vegetation and organic soil must be completely removed below all foundation, slab and pavement areas. We encountered roots to depths of up to approximately 12 inches during exploration, however, we anticipate stripping depths of 6 to 8 inches will be sufficient to remove significant vegetation and organic matter. 4r Scarify and moisture -condition the finished native subgrade below f pavement areas to within 3 percent of optimum moisture content to at least 8 inches prior to compaction effort. Moisture -conditioning may include aeration or adding moisture. % To improve support characteristics, compact subgrade soil to at least 92 percent of ASTM D1557 (Modified Proctor). Earthwork contractors must expect substantial moisture -conditioning and compaction efforts to achieve proper subgrade moisture. If the subgrade is wet at the time of construction and compaction and moisture -conditioning is not practical, STRATA should be contacted to evaluate the use of a woven geotextile, as discussed in this report's Geosynthetics section. STRATA must observe and approve subgrade conditions and we recommend STRATA work with the earthwork and general contractors to help identify fill areas and provide quantity estimates. After preparing subgrades, it is the contractor's sole responsibility to protect subgrades from degradation, freezing, saturation, or other disturbance. Our opinion is careful construction and earthwork procedures will be critical to achieving adequate subgrade preparation and reducing over - excavation. Specifically, these procedures could include, but are not limited to, carefully staging equipment and/or stockpiles, routing construction equipment away from subgrades, and implementing aggressive site drainage procedures to help reduce saturating subgrades during wet weather conditions. As stated above, it is the contractor's responsibility to protect subgrades throughout construction. Subgrade disturbance that occurs due to the contractor's means and methods must be repaired at no cost to the owner. STRATA will remain available to consult with the project team and the contractor as the project moves forward regarding subgrade preparation procedures. Structural Fill All fill for this project must be placed as structural fill. Site soil (excluding topsoil containing vegetation and organics) may be re -used as General Structural Fill for site grading provided it meets the requirements in this report. Various imported fill materials will also be required throughout construction. Our recommended material requirements for structural fill are provided, referencing the latest Idaho Standards for Public Works Construction (ISPWC) specifications. Project structural FII products are described in Table 1, below. www.stratageotech.com © 2016 by Strata, A Pra/essiohal Services Corperatlnr. Alt rightc rns.,.d. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: B016014A Page 5 Table 1: Structural Fill Specifications and Allowable Use duct Allowable Use Material Specifications • Soil must be classified as silt, sand, or gravel (GP, GM, rGieneral GW, SP, SM, SW, or ML) according to the USCS. . Site grading, temporary ' Soil may not contain particles larger than 6 -inches in Fill haul/access roads median diameter. • Soil must consist of inert earth materials with less than 3 percent organics or other deleterious substances wood, metal, lastic, waste, etc). • Over -excavations, soil Granular improvements, temporary 6 -inch minus granular subbase meeting the latest Structural Fill haul roads, temporary requirements in ISPWCI Section 801 -Uncrushed (Granular platforms, Granular Aggregates. Subbase) subbase, general structural fill Aggregate Base • Asphalt pavement section • Type 1 Crushed Aggregate meeting the latest Course aggregate, general requirements in ISPWCI Section 802— Crushed structural fill Aggregates. • Utility pipe bedding within a Soil meeting requirements for Type I bedding as Pipe Bedding stated in the latest edition of the ISPWCI, Section 305 6 inches of the pipe invert — Pipe Bedding. Drainage • Aggregate meeting the latest requirements for 3 -inch Aggregate • Infiltration features Drain Rock in ISPWC Section 801 -Uncrushed Aggregates. • Soil classified as MH, OH, CL, CH, OL, or PT may not be used at the project site. • Excess moisture does not render a soil unsatisfactory. Contractors must attempt moisture Unsatisfactory conditioning (i.e. wetting or drying) prior to soil disposal. • NONE However, soil not moisture conditioned to within 3% of Soil optimum during compaction is unsatisfactory soil and requires additional moisture conditioning. • Any soil containing more than 3 percent (by weight) of organics, vegetation, wood, metal, plastic or other deleterious substances. 'Idaho Standards for Public Works Construction Other than topsoil and clay encountered, the site soil is expected to be suitable for reuse as general structural fill, providing it can meet the criteria presented in Table 1 above and can be properly moisture conditioned for compaction. Required Compaction Place structural fill only over subgrades reviewed and approved by STRATA. Never place structural fill over frozen, saturated, or soft subgrades. Fill placed exclusively in landscape areas, not including fill embankments, can be placed as non-structural fill (i.e. landscape fill) providing there are no structures (sidewalk, curbs, utilities, signs, etc.) or embankments planned directly above the landscape fill. Structural fill products must be moisture conditioned to near optimum moisture content as defined by ASTM D1557 and placed in maximum 10 -inch -thick, loose lifts. This lift thickness requires compaction equipment with energy ratings of at least 5 tons. If smaller or lighter compaction www.stratageotech.com 02016 by Sir., A Pro/esslonal Services Gorporaliort. All rights reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: BO16014A Page 6 equipment is used, reduce the lift thickness to meet the compaction and moisture content requirements presented in Table 2: Required Compaction for Designated Project Areas. Table 2: Required Compaction for Designated Project Areas Project Area Required Structural Fill Product Compaction Requirement • In-situ subgrades below the . Existing Native Soil 92% planned structural fill areas • Pavement aggregates • General structural fill • Site grading • Granular subbase 95% • Trench backfilling • Aggregate base 'Relative compaction and moisture content requirement compared to the maximum dry density of the soil as determined by ASTM D1557 (Modified Proctor). Wet Weather/Wet Soil Construction Once the subgrade elevation is achieved, it is the contractor's responsibility to protect the soil from degrading under construction traffic, freezing and/or wet weather. The condition of the subgrade and careful construction procedures are critical to embankment and subsequent foundation and slab stability and long-term performance. We strongly recommend earthwork construction take place during dry weather conditions. The majority of the near surface on-site soil will be susceptible to pumping or rutting from heavy loads such as rubber -tired equipment or vehicles any time of the year. If construction commences before soil can dry after precipitation or during wet periods of the year (November through April), the contractor must be prepared to achieve project requirements with respect to subgrades and structural fill placement. This may require earthwork to be completed by low pressure, track -mounted equipment that spreads and reduces vehicle load, or other means and methods. Utility Trench Construction Structural fill for utility trench backfill must be placed and compacted to the structural fill requirements presented herein. Loose 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 conforming to Table 1 — Pipe Bedding, placed over undisturbed native soil, structural fill or otherwise supported according to the pipe manufacturer's specifications. After bedding the pipe, place structural fill 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 this report's Structural Fill section. www.stratagootech.com ©.2016 by Strata, A Professional Services Corporation. All rights reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: B016014A Page 7 Geotextiles Non -woven geosynthetics are required for drainage facility construction. Additionally, geosynthetic fabrics can facilitate constructability over soft, wet subgrades. If, or where required, geotextiles shall meet the minimum properties shown in Table 3 below: Table 3: Geotextile Specifications Geosynthetic Type Use Minimum Material Specifications • Grab tensile strength: 120 pounds (ASTM D4632) • Non -Woven • Surrounding drain a Puncture resistance: 3100 pounds (ASTM D6241) Geosynthetic rock in infiltration •Apparent opening size: US Sieve #70 (ASTM D4751) facilities • Permittivity: 1.7 seconds-' (ASTM D4491) • Woven • Soft subgrade • Grab tensile strength: 350 pounds (ASTM D4632) Geosynthetic conditions • Puncture resistance: 1000 pounds (ASTM D6241) Apply geosynthetics directly on approved subgrades, taut, free of wrinkles, and over -lapped at least 12 inches. Consult STRATA to review geosynthetic applications or other subgrade improvement alternatives. Pavement Subgrade Preparation and Section Design General The following flexible asphalt pavement section design is provided referencing the American Association of State Highway and Transportation Officials (AASHTO) Guide for Design of Pavement Structures (1993). STRATA estimated traffic loading and design parameters based on our proposed construction and traffic understanding, results from laboratory testing and our understanding of the subsurface conditions. Traffic and Subgrade The tables continued on the next page present our traffic loading estimates, geotechnical design parameters, and references as well as the resulting flexible pavement section design recommendations. www.stratageotech.com b 2016 by Strata, A Professional Ser drCs Corpora Pion. All rights reserved, Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: BO16014A Page 8 Table 5: Pavement Design Parameters Design Parameter Value Used References Reliability R 90% Estimated Standard Deviation S 0.45 AASHTO 1993 Initial Serviceability PSli 4.2 Typical regional values Terminal Serviceability PSIS 2.1 Typical regional values Traffic Loading 33,000 ESALS' See Table 6 below Design Life 20 years Assumed Resilient Modulus (M,) 6,000 psi' Assumed based on R -value correlations (see paragraph below Asphalt Layer Coefficient(al) 0.42 Figure 2.5 AASHTO 1993 Aggregate Base Course Layer Coefficient az 0.12 Figure 2.6 AASHTO 1993 Aggregate Base Course n Draia Coefficient mz 1'0 Table 2.4 AASHTO 1993 for "fair" drainage, 1 to 8 percent saturation Granular Subbase Course Layer Coefficient az 0.10 Figure 2.6 AASHTO 1993 Granular Subbase Course Draina a Coefficient mz 1'0 Table 2.4 AASHTO 1993 for "fair" drain e, 1 to 8 ercent saturation IEquivalent single Axle Loads (t iALS). 'Pounds per square inch (psi). Table 6: Traffic Loading Assumptions Pavement Section Area Traffic Loading Parameters Frequency' or Value Used EALF2 ESALS Standard -Duty Section (parking areas) Passenger Vehicles 200 trips per day 0.004 7,000 Garbage, Mid Range GVW Trucks 4 trips per day 0.75 26,000 Annual Growth Factor 2.0% Construction Traffic3 **None" 'One trip is one complete pass by the vehicle. 'Equivalent Axle Load Factor; Loading by one vehicle trip. 3Construction traffic is not included in design. From correlations to index laboratory testing, we estimate the subgrade for proposed asphalt areas will have a resilient modulus (Mr) correlation of approximately 6,000 psi. 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 section, and be placed directly over a properly prepared subgrade. A woven geotextile is an option for constructability during wet and inclement weather and to increase performance at the subgrade and 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. www.stratageotech.com ( 2016 by Strata,a PmlessionaLServResGUFleratinn.Ail righ/s reservetl. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: B016014A Page 9 Compact asphalt concrete to between 92 and 96 percent of the maximum density for Superpave mix design. The final traveling surface of asphalt concrete shall meet ISPWC '/3 or 3/ - 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 ITD specifications. If subgrade conditions appear significantly different during construction, traffic loading conditions change or traffic volumes increase, STRATA should be notified to amend our design accordingly. Pavement Section Thickness STRATA evaluated the pavement sections utilizing the AASHTO pavement design methodology, soil -engineering parameters from previous field and laboratory testing and the estimated traffic -loading conditions. Based on the above pavement design parameters, Table 7 below provides our flexible pavement design recommendations. If traffic loading or subgrade conditions change as design is finalized or during construction, STRATA must review our pavement analyses and resulting sections. Table 7: Standard Asphalt Pavement Section Thickness The above pavement section assumes the subgrade will be prepared as described in the Establishing Subgrades and Structural Fill report sections. Pavement Maintenance Considerations We recommend crack maintenance be accomplished on all pavement surfaces every 3 to 5 years to reduce the potential for surface water infiltration into the underlying pavement subgrade. Slurry seals and chip seals can extend flexible pavement life and reduce water infiltration to the subgrade. As asphalt pavements age, brittle/thermal cracking and isolated areas of distress and deterioration are normal and commensurate with pavement design assumptions. Identifying soil fines seeping through cracks can identify subgrade areas that may retain water. These distressed areas should be sealed to help reduce water infiltration. Pavement maintenance and reducing water infiltration to pavement subgrades will slow pavement distress and may extend pavement life. Surface and subgrade drainage are extremely important to the performance of the pavement section. Therefore, we recommend the subgrade, aggregate and pavement surfaces slope at no less than 2 percent to an appropriate stormwater disposal system or other appropriate daylight location that does not impact adjacent properties; higher subgrade slopes improve drainage and pavement performance. Surface irrigation overspray, ponded water, or other water infiltrating the pavement surface must be avoided to the maximum extent practical. Pavement performance will depend upon achieving adequate drainage throughout the section and especially at the subgrade. Water that www.stratagootech.com © 2016 by Strata, A Professional Services Corporation. All rights. reserved. Asphalt Concrete Aggregate Base Granular Asphalt Pavement Application inches inches Subbase inches Standard Duty Section — Parking 2.5 4 8 The above pavement section assumes the subgrade will be prepared as described in the Establishing Subgrades and Structural Fill report sections. Pavement Maintenance Considerations We recommend crack maintenance be accomplished on all pavement surfaces every 3 to 5 years to reduce the potential for surface water infiltration into the underlying pavement subgrade. Slurry seals and chip seals can extend flexible pavement life and reduce water infiltration to the subgrade. As asphalt pavements age, brittle/thermal cracking and isolated areas of distress and deterioration are normal and commensurate with pavement design assumptions. Identifying soil fines seeping through cracks can identify subgrade areas that may retain water. These distressed areas should be sealed to help reduce water infiltration. Pavement maintenance and reducing water infiltration to pavement subgrades will slow pavement distress and may extend pavement life. Surface and subgrade drainage are extremely important to the performance of the pavement section. Therefore, we recommend the subgrade, aggregate and pavement surfaces slope at no less than 2 percent to an appropriate stormwater disposal system or other appropriate daylight location that does not impact adjacent properties; higher subgrade slopes improve drainage and pavement performance. Surface irrigation overspray, ponded water, or other water infiltrating the pavement surface must be avoided to the maximum extent practical. Pavement performance will depend upon achieving adequate drainage throughout the section and especially at the subgrade. Water that www.stratagootech.com © 2016 by Strata, A Professional Services Corporation. All rights. reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: B016014A Page 10 ponds at the pavement subgrade surface reduces pavement support, can induce heaving during the freeze -thaw process and create pavement distress. Site Drainage Stormwater Disposal We performed infiltration testing in TP -1 and TP -6 within native, poorly graded gravel with sand encountered at depth across the site. We measured an infiltration rate of approximately 20 inches per hour during testing. Considering the relatively permeable gravel soil, we recommend all infiltration facilities extend a minimum of 1 foot into native, poorly graded gravel soil. Approximate excavation depths of 3.5 to 6 feet below existing grade should be anticipated to expose native gravel alluvium. We recommend all subsurface infiltration facilities that extend into poorly graded gravel with silt be designed using an allowable infiltration rate of 8 inches per hour, which includes a factor of safety of 2 or greater. We did not encounter groundwater during our investigation. Groundwater in the site vicinity is primarily related to irrigation, and will fluctuate seasonally. Based on our experience in the area, we estimate typical seasonal high groundwater may occur at an approximate depth of 12 to 14 feet. STRATA will continue to accomplish groundwater monitoring during the irrigation season to evaluate the potential for groundwater fluctuation. Exterior Grading Other than areas governed by ADA requirements, we recommend the ground surface outside of any structure be sloped a minimum of 5 percent away for 10 feet to rapidly convey surface water or roof runoff away from foundations. Remaining landscapes should slope at least 2 percent away from structures. Roof downspouts must be provided and connected to a solid pipe placed away from structures and not allowed to infiltrate into the soil underlying the structure. Stormwater should be routed away from disturbed soil areas and should be disposed of in stormwater disposal facilities located at least 20 feet from the proposed building foundations. Irrigation within 10 feet of the buildings is discouraged. ADDITIONAL RECOMMENDED SERVICES Geotechnical Design Continuity The information contained in this report is based on anticipated structural loads and current development plans provided the design team. The final floor elevation, floor configuration, loading conditions, as well as site geometry, can significantly alter our opinions and design recommendations. Specifically, changes in structural design loads and planned site grading may require additional foundation and earthwork evaluations specific to the actual anticipated construction conditions. We should be contacted once final designs are completed to review our opinions and design recommendations contained herein. 6 www.stratageotech.com 0.016 0y Strata, A Professional Services Corporation. All rights reserved. Geotechnical Engineering Evaluation Walsh -Dixon Development— Meridian, ID File: B016014A Page 11 Plan and Specification Review We recommend STRATA be retained by the project owner to review geotechnical related plan and specification sections prior to issuance of the construction documents for bidding. It has been our experience that having the geotechnical consultants from the design team review the construction documents reduces the potential for errors, and reduces costly changes to the contract during construction. Geotechnical Observation During Construction We recommend STRATA be retained to provide construction observation and testing to document the report recommendations have been followed. Providing these services during construction will help to identify potential earthwork and foundation construction issues, thus allowing the contractor to proactively remedy problems and reduce the potential for errors and omissions. If STRATA is not retained to provide these design verification services during construction, then we will no longer have geotechnical engineer -of -record continuity and cannot be responsible for design or construction errors or omissions. Consistent with the standard of care in the industry, the firm retained to accomplish this work will assume the responsibility as the geotechnical engineer -of - record. EVALUATION LIMITATIONS This geotechnical engineering report has been prepared to assist in planning, design, and construction for the proposed Walsh -Dixon Apartments development located southeast of the intersection of West Ustick Road and Wingate Lane in Meridian, Idaho. Our scope does not include an engineering evaluation for proposed structures, including shallow or deep foundations, slab -on - grade design, concrete pavement section design, or shoring design. Variation in subsurface conditions may exist between or beyond our exploration locations, which can necessitate changes to the geotechnical recommendations in this report. Also, changes to the planned development can significantly affect our recommendations. If the improvement plans change from those described herein, we must be notified so that we may make modifications to our recommendations with respect to the modified improvements. If unforeseen conditions are encountered during earthwork, STRATA must be afforded the opportunity to review our recommendations and provide necessary consultation, revision, or modifications to information contained herein. We recommend STRATA be retained to review the final project plans and specifications, to provide geotechnical continuity throughout construction, and to identify any soil variations which could impact our recommendations. Exploration allows observing only a small portion of the site's subsurface conditions. Subsurface variations may not be apparent until construction. We recommend STRATA be retained to provide continuity throughout project design and construction to review site preparations, specifically slab and foundation excavations to verify the conditions encountered in exploration and relied on for design exist in the field and to identify any undocumented fill not encountered during www.stratageotech.com ©1016 by Strata, A ProMsslonal Services Corporalmn. All rights reseKetl. Geotechnical Engineering Evaluation Walsh -Dixon Development—Meridian, ID File: BO16014A Page 12 exploration. If subsurface variations exist, they may impact the opinions and recommendations presented in this report, as well as construction timing and costs. This report was prepared for the exclusive use of Horrocks Engineering, the project owner, and their project design team, for the specific project referenced herein. STRATA cannot be held responsible for unauthorized duplication or reliance upon this report or its contents without written authorization. The geotechnical recommendations provided herein are based on the premise that an adequate program of tests and observations will be conducted by STRATA during construction in order to verify compliance with our recommendations and to confirm conditions between exploration locations. Subsurface conditions may vary from the locations explored and the extent of variation may only be known at the time of construction. Where variations occur, it is critical STRATA be afforded the opportunity to modify our report to reflect the site conditions exposed. This acknowledgment is in lieu of all warranties either express or implied. The following plates accompany this report. Plate 1: Exploration Location Plan Appendix A: Exploration Logs and Unified Soil Classification System (USCS) Appendix B: Summary Report 14 www.stratageotech.com *2016 by Strati, A Professional Services Corporation. Al( rights reserved. | . \ �[ƒ ! ® \ �! ^ . 0 CLM ~ ` ° � { )! / %§!LM «;(14 . . § . � W _ \ .}E.� <\ .. G/ @ m } k§ \ � )I in 'ul APPENDIX A Exploration Logs & USCS 1PRemarks USCS Description o x ,E� F a o N o a .o v J Note: BGS =Below M y o z o 12 Ground Surface LL PI LEAN CLAY WITH SAND, (CL) brown, soft, 0 moist Vegetation and Organics to 12". BK 71.0 21.9 36 15 CL 2.5 POORLY GRADED SAND, (SP) light brown, " medium dense, moist SP ' •, 5.0 POORLY GRADED GRAVEL, With Sand, (GP) light brown, dense, moist o..a: o.. o ©. OP .�}' 7.5 Q, Infiltration rate greater than a 20"/hr. Test Pit Terminated at 8.0 Feet. Client: Horrocks Engineers Test Pit Number: TP -1 EXPLORATORY Project: B016014A Date Excavated: 01-21-2016 STRaTa A Pump»,"xai 5,o.... <"uvonra,ux s�- TEST PIT LOG Backhoe: CASE 580 Bucket Width: 3' Depth to Groundwater: N.E. Logged By: NO Sheet 1 Of 1 Cq 26 Remarks USCS Description o r a o N o V .o x d .E Note: BGS = Below w m e z o a a J Ground Surtace 0.0 LL PI LEAN CLAY WITH SAND, (CL) brown, soft, moist Vegetation and Organics to 12". OL BK 2.s SILT, (ML) tan, dense, moderate cementation ML 1 SILTY SAND, (SM) brown, medium dense, moist IT SM J� 5'0 POORLY GRADED GRAVEL, With Sand, ' ° (GP) light brown, dense, moist =' GP p 9 t Qo. Test Pit Terminated at 6.0 Feet. Client: Horrocks Engineers Test Pit Number: TP-2 EXPLORATORY Project: B016014A DateE=avated: 01-21-2016 sTRaTa TEST PIT LOG Backhoe: CASE 580 Bucket Width: 3' Nr„°,E,,.a.w, s.,„--co".° T'""'r `'�"`""�"""'°'' Depth to Groundwater: N.E. Logged By: ND Sheet 1 Of 1 LEAN CLAY WITH SAND, (CL) dark brown to light brown, soft to firm, moist POORLY GRADED GRAVEL, With Sand And 5.0 Cobbles, (GP)tan, medium dense, moist 7.5 I GP 35.8 Remarks Note: BGS = Below Ground Surface Vegetation and Organics to 12". Client: Horrocks Engineers Nha Test Pit Number: TP -3 w nmoN �o cC dG, 2' �w USCS Description o= Project: B016014A Date Excavated: 01-21-2016 a o og o2 x E Depth to Groundwater: N.E. Logged By: ND Sheet 1 Of 1 N N "z o �C LEAN CLAY WITH SAND, (CL) dark brown to light brown, soft to firm, moist POORLY GRADED GRAVEL, With Sand And 5.0 Cobbles, (GP)tan, medium dense, moist 7.5 I GP 35.8 Remarks Note: BGS = Below Ground Surface Vegetation and Organics to 12". Client: Horrocks Engineers Test Pit Number: TP -3 EXPLORATORY Project: B016014A Date Excavated: 01-21-2016 sTRaTa TEST PIT LOG t Backhoe: CASE 580 Bucket Width: 3' Depth to Groundwater: N.E. Logged By: ND Sheet 1 Of 1 V U O N m O ?• N ? a d o, le Remarks USCS Description a K U m vi D E E a � � m a d �, p o m 52 x E ju Note: BGS = Below o Z o < Ground Surface 0.0 n°. LL PI LEAN CLAY WITH SAND, (CL) dark brown, soft, moist CL BK Vegetation and Organics to 12". SILT, (ML) tan, dense, moist, moderate 2.5 cementation ML 5.0 °•' POORLY GRADED GRAVEL, With Sand And Cobbles, (GP) tan,. dense, moist p 9• p•a'• Q. u Qa•. o D., O' 7.5 o t1 O. ; o'a GP oD�. 0.0 p.tr' Q. . n b', o �o. o "Ci o Qe. 12.5 P b: Q o D. Q' ;. Piezometer installed at 14'. a �o Test Pit Terminated at 14.0 Feet. Client: Horrocks Engineers Test Pit Number: TP -4 EXPLORATORY Project: B016014A Date Excavated: 01-21-2016 STRaTa TEST PIT LOG Backhoe: CASE 580 Bucket Width: 3' Depth to Groundwater: N.E. Logged By: NO Sheet 1 Of 1 uJN am 'Nom m '64 Remarks USCS Description P m U m n E E a m e. p a N„ `m a Z 0 n E o '6a m r 6= o. 6 y o- m 0 Note: BGS = Below 0w e z o 20 < Ground Surface 0.0 a° LL PI LEAN CLAY WITH SAND, (CL) brown, soft, moist CL Vegetation and Organics to 12". BK SILTY SAND, (SM) light brown, medium dense, moist 2.5 • I• d• SM 5.0 POORLY GRADED GRAVEL WITH SILT AND SAND, With Cobbles, (GP -GM) tan, dense, moist o 0 0 GP- o GM a 0 7.5 a 0 0 0 Test Pit Terminated at 8.0 Feet. Client: Horrocks Engineers Test Pit Number: TP -5 EXPLORATORY Project: B016014A Date Excavated: 01-21-2016 STRaTa TEST PIT LOG Backhoe: CASE 580 Bucket Width: 3' A Pnorevioxa,.5ertncr� Cmoonnvon Depth to Groundwater: N.E. Logged By: ND""`'"",'`"""`""'""'""`'°P Sheet 1 Of 1 hy y m co y - Remarks USCS Description v= y^ aa ~ o v o�✓n d y v:E ow NGround �U N a zw o �� aUO aJ Surface 0 0 LL PI LEAN CLAY WITH SAND, (CL) dark brown, soft, moist Vegetation and Organics to 12". CIL BK 78.0 18.9 2.5 SILTY SAND, (SM) light brown, medium dense, moist I 1• SM I• I• •I• •I 5.0 POORLY GRADED GRAVEL WITH SILT AND SAND, With Cobbles, (GP -GM) tan, ° dense, moist o O GP - 0 GM el0 0 7.5 O cl Infiltration rate greater than 20'7hr. 0 Test Pit Terminated at 8.0 Feet. Client: Horrocks Engineers Test Pit Number: TP -6 EXPLORATORY Project: B016014A Date Excavated: 01-21-2016 sTRaTa TEST PIT LOG Backhoe: CASE 580 Bucket Width: 3' nP—,—.a Sao— Depth to Groundwater: N.E. Logged By: ND Sheet 1 Of 1 R:ACADD Standard\AordeaVB1 gL,20143W&5111/201411:16:05 ANI, DR'G To PDF.W3 UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS GRAPH LETTER TYPICAL NAMES FBG]Baggie SYMBOL SYMBOL — After 24 Hours . GW Well—Graded Gravel, (7_3_07) Indicates Date of CLEAN Bulk Sample Gravel—Sand Mixtures. Reading GRAVEL '� GP Poorly—Graded Gravel, Groundwater RG - Gravel—Sand Mixtures. =_ GRAVEL GRAVEL Shelby Tube 3—Inch OD ' GM Silty Gravel, Gravel— Undisturbed Sample Sand—Silt Mixtures. COARSE WITH FINES GC Clayey Gravel, Gravel— Sand—Clay Mixtures. GRAINED L 0 0 o O Well–Graded Sand, SOIL CLEAN a o 0 0 0 SW Gravelly Sand. SAND ° ` °` ` Poorly—Graded Sand, ' ' ' ' ' ••••e SP Gravelly Sand. SAND Silty Sand, SAND • . • . • SM Sand—Silt Mixtures. WITH Clayey Sand, FINES °, •� . SC Sand—Clay Mixtures. Inorganic Silt, Sandy ML or Clayey Silt. SILT AND CLAY \ Inorganic Clay of Low \ CL to Medium Plasticity, LIQUID LIMIT Sandy or Silty Clay. LESS THAN 50% Organic Silt and Clay OL of Low Plasticity. FINE GRAINED Inorganic Silt, Mica— SOIL MH ceous Silt, Plastic Silt. SILT AND CLAY Inorganic Clay of High CH Plasticity, Fat Clay. LIQUID LIMIT GREATER THAN 50% OH Organic Clay of Medium � to High Plasticity. Peat, Muck and Other PT Highly Organic Soil. BORING LOG SYMBOLS GROUNDWATER SYMBOLS TEST PIT LOG SYMBOLS IStandard 2—Inch OD Split—Spoon Sample - Groundwater FBG]Baggie Sample — After 24 Hours California Modified 3—Inch OD Split—Spoon Sample (7_3_07) Indicates Date of BK Bulk Sample Reading IIRock Core Groundwater RG Ring Sample =_ at Time of Drilling Shelby Tube 3—Inch OD ' Undisturbed Sample Shorthand Notation: BGS = Below Existing Ground Surface N.E. = None Encountered APPENDIX B Summary Report � ( � \ / E E z E < \j \) _: § \ � / \ � \ ) * \ $ � LL G�\ {E2 �a { & y \ / E E z E < \j \) _: (\ El N LL {E2 ƒSm _; �) —)3) )7%§% G/=�2 \�})m � 0 co /\2&a (\ El N