Application Materials Hearing Date : February 28 , 2017
File No . (s) : 11-201MO04
Project Name : Movado Estates Subdivision FP No . 1
Request : Request for a final plat consisting of forty (40) single family residential lots and
six (6) common lots on approximately 5 . 31 acres in the R- 15 zoning district.
Location: The site is located on the south side of E . Overland Road between S . Topaz Way
and S . Cloverdale Road in the NE '/a of Section 21 , Township 3N . , Range lE .
Ef
Planning Division
DEVELOPMENT REVIEW APPLICATION 17
U or
o 7' 00
STAFF USE ONLY :
Project name �YIOe�AdO C.�'JT t1�� �d ► _ I
File number(s) : H
Assigned Planner: ` 0 Rgaci I -` Related files :
Type of Review Requested (check all that apply)
❑ Accessory Use ❑ Planned Unit Development
❑ Administrative Design Review ❑ Preliminary Plat
❑ Alternative Compliance ❑ Private Street
❑ Annexation and Zoning ❑ Property Boundary Adjustment
❑ Certificate of Zoning Compliance ❑ Rezone
❑ City Council Review ❑ Short Plat
❑ Comprehensive Plan Map Amendment ❑ Time Extension :
❑ Comprehensive Plan Text Amendment Director/ Commission/Council (circle one)
❑ Conditional Use Permit ❑ UDC Text Amendment
❑ Conditional Use Modification ❑ Vacation :
Director/Commission (circle one) Director/ Council (circle one)
❑ Development Agreement Modification ❑ Variance
® Final Plat ❑ Other
❑ Final Plat Modification
Applicant Information
Applicant name : DevCo LLC Phone : 208 . 336 . 5355
Applicant address : 4824 W Fairview Ave Email : jconger@congergroup . com
City : Boise State : ID Zip : 83706
Applicant' s interest in property : ❑ Own ❑ Rent ❑ Optioned IN Other Agent
Owner name : C4 Land LLC Phone :
Owner address : 4824 W Fairview Ave Email :
City : Boise State : ID Zip : 83706
Agent/Contact name (e . g . , architect, engineer, developer, representative) : Jim Conger
Firm name : Conger Management Group Phone : 208 . 336 . 5355
Agent address : 4824 W Fairview Ave Email : jconger@congergroup . com
City : Boise State : ID Zip : 83706
Primary contact is : ❑ Applicant ❑ Owner ® Agent/Contact
Subject Property Information
Location/street address : 4225 E Overland Road Township , range , section : 3 N 1 E Sec , 21
Assessor' s parcel numbers : S1121131500 Total acreage : Zoning district : RUT
i ( ) g
p
�I
Community Development ■ Planning Division ■ 33 E . Broadway Avenue, Ste . 102 Meridian, Idaho 83642
Phone : 208 -884 - 5533 Fax : 208 -888 -6854 www. meridiancity .ort>/planning
I _ (Rer. 061121201 d)
Project/subdivision name : Movado Estates
General description of proposed project/request: Final Plat Application for Phase 1 B consisting of
approximately 5 . 31 acres , 40 residential and 6 common lots .
Proposed zoning district(s) : R- 15
Acres of each zone proposed : 5 . 31
Type of use proposed (check all that apply) :
In Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other
Who will own & maintain the pressurized irrigation system in this development? Homeowners Association
Which irrigation district does this property lie within? Nampa-Meridian Irrigation District
Primary irrigation source: Ridenbaugh Canal 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 : 40 Number of building
lots : Number of common lots : 6 Number of other
loots : Proposed number of dwelling units (for multi-family developments only) :
1 bedroom: 2-3 bedrooms : 4 or more bedrooms :
Minimum square footage of structure (excl . garage) : Maximum building height:
Minimum property size (s .f) : Average property size (s .f.) :
Gross density (Per UDC I I - IA- 1 ) : 4 . 19 du/acre Net density (Per UDC 11 - IA- 1 ) : 5 . 59 du /acre
Acreage of qualified open space : 15 .41 Percentage of qualified open space : 15 %
Type and calculations of qualified open space provided in acres (Per UDC I 1 -3G-3B ) : Parks , playgournds ,
Regional Pathway, please see attached letter and narrative for details .
Amenities provided with this development (if applicable) : Please see attached letter and narrative .
Type of dwelling(s) proposed : M Single-family Detached C] Single-family Attached ❑ Townhouse
❑ Duplex ❑ Multi-family ❑ Vertically Integrated ❑ Other
Non-residential Project Summary (if applicable)
Number of building lots : n/a Common lots : Other lots :
Gross floor area proposed : Existing (if applicable) :
Hours of operation (days and hours) : Building height:
Total number of parking spaces provided : Number of compact spaces provided :
Authorization
Print applicant name : Ji D . Conger
Applicant signature: Date : 0101902016
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208484-5533 Fax: 208488-6854 www. meridiancity.or ylannine
_2- (Rev. 0611212014)
I
DEVCOUC
REAL ESTATE I
DEVELOPMENT
January 20, 2017
Mr . Josh Beach , Associate City Planner
Planning Division
City of Meridian
33 E . Broadway Ave . ,
Suite 102
Meridian , Idaho 83642
RE : Movado Estates Phase 113
Final Plat Application
Dear Mr . Beach :
Attached for your review and favorable consideration is the Final Plat application for the
Movado Estate Phase 1B . This phase of construction consists of 40 residential and 6 common lots on
approximately 5 . 31 acres or land in the R - 15 district .
Statement of Conformance :
This final plat is in conformance with : ( 1 ) The uses and layout as shown on the approved
preliminary plat; ( 2 ) The use requirements and provisions of the UDC; and ( 3 ) Acceptable engineering
and surveying practices and local standards .
Annexation Application :
i
Approved Applications : AZ, PP — H - 2016 -0112
I
DevCo LLC respectfully requests approval of this final plat . This project will provide quality and
desirable housing opportunities for Meridian residents . Thank you for your assistance with this matter,
should you have any questions or require additional information please contact me or Marcel Lopez at
208 . 336 . 5355 .
Sincerely,
I
IiD . Conger
Managing Member
I
JDC : ml
4824 W . Fairview Ave . • Boise, Idaho • 83706
208 . 336 . 5355
Movado Estates Residential Community Project Amenities
With this development, a significant amount is invested in this property and a properly planned amenity
package is critical to our success. We have researched, interviewed focus groups and followed the city
ordinance to plan the most beneficial amenities for this area and development. The amenity package is
as follows:
• Landscaped Open Space: Movado Estates exceeds Meridian's Common Open Space
requirements with a total of 15%.
o Total open space: 15.41 acres
o Required open space: 10.27 acres
• The Village Community Center
0 Movado Community Park:
o Open Fields
o Playground—the Community Park is designed with a robust playground area consisting
of a climbing dome, swing set,tot lot play structure, park benches and a walking
pathway.
• Movado Community Center:
o Pool
o Pool Clubhouse
o Parking Lot
• Movado Natural Athletic Park
o Climbing Boulder/Knob
o 6' High Berm with Boulders and Ground Cover
o Tunnel Under Pathway
o 2 Play pits
o Log Walk/Balance with Log Stump Jump
o Log Bridge with Log Crawler/Climber
• Movado Neighborhood Park:
f o Open Field
o Playground—the Neighborhood Park has similar features as the Community Park but is
located closer to the homes in this area of the community so children and parents will
not have to travel too far to access the playground.The playground includes a climbing
dome, swing set,tot lot paly structure, park benches and a walking pathway around the
I playground.
o Water Feature
• Picnic Areas
• Regional and Neighborhood Pathways:
F o Regional Pathway along the Five Mile Canal as indicated in the City of Meridians
Comprehensive Plan Regional Pathways.
o Footbridge over the Ridenbaugh Canal for the Reginal Pathway.
o Neighborhood Internal Pathways to connect existing pathways through our
development.
€' Movado Estates—Phase A Final Plat
DevCo LLC,Real Estate Development
Page 2
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The Village Community Center
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Movado Estates — Phase 1B Final Plat
DevCo LLC, Real Estate Development
Page 3
Movado Pool Clubhouse Rendering
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Movado Natural Athletic Park
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Movado Estates — Phase 18 Final Plat
DevCo LLC, Real Estate Development
Page 4
Movado Neighborhood Park and Playground
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Movado Estates — Phase 1B Final Plat
DevCo LLC, Real Estate Development
Page 5
5awtooth Land 5urveyin6j, LLC
� wroor/� F: (208) 398-8104 F: (208) 398-8105
Go aS�Neyr�LLG 2030 5. Wa5hin6jton Ave., Emmett, ID 83G 17
Legal Description
Phase 1 B
August 15, 2016
BASIS OF BEARINGS for this legal description is South 89013'35" East, between the brass
cap marking the N1/4 of Section 21 and the aluminum cap marking the northeast corner of
Section 21, both in T. 3 N., R. 1 E., B.M., City of Meridian, Ada County, Idaho.
A parcel of land located in the NE1/4 of Section 21, T. 3 N., R. 1 E., B.M., City of Meridian, Ada
County, Idaho, more particularly described as follows;
COMMENCING at a brass cap marking the N1/4 corner of said Section 21;
Thence South 0011'04" West, coincident with the west line of said NE1/4 of Section 21, a
distance of 1127.44 feet to the centerline of the Five Mile Canal, the beginning of a
non-tangent curve and the POINT OF BEGINNING;
Thence 19.77 feet along the arc of said curve to the right and said centerline of the Five Mile
Canal, with a central angle of 5039'45", a radius of 200.00 feet, subtended by a chord bearing
South 67030'46" East, 19.76 feet;
I
Thence South 64040'54" East, coincident with said centerline of the Five Mile Canal, 77.83 feet
j to the beginning of a tangent curve;
I
Thence 30.88 feet along the arc of said curve to the right and said centerline of the Five Mile
Canal, with a central angle of 35122'58", a radius of 50.00 feet, subtended by a chord bearing
South 46059'25" East, 30.39 feet;
Thence South 291117'56" East, coincident with said centerline of the Five Mile Canal 6.00 feet
and the beginning of a tangent curve;
Thence 49.99 feet along the arc of said curve to the left and said centerline of the Five Mile
Canal, with a central angle of 5143'42", a radius of 500.00 feet, subtended by a chord bearing
South 32009'47" East, 49.97 feet;
Thence South 35001'38" East, coincident with said centerline of the Five Mile Canal, 225.08
feet;
Thence South 35058'42" East, coincident with said centerline of the Five Mile Canal, 175.40
feet;
C
Thence South 0011'04' West, parallel with said west line of the NE1/4 of Section 21, a distance
of 240.64 feet;
E
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P:\2015\15071-CMG-BIENAPFL COMM UNITY\Drawings\Descriptions\PHASE 2B-BW.docx
Page 11
I
Thence North 89148'56" West, 40.00 feet;
Thence South 0011'04" West, parallel with said west line of the NE1/4 of Section 21, a distance
of 144.00 feet;
Thence North 89048'56" West, 334.00 feet to said west line of the NE1A of Section 21;
Thence North 0111'04" East, coincident with said west line of the NE1/4 of Section 21, a
distance of 818.80 feet to the POINT OF BEGINNING.
The above described parcel contains 5.31 acres more or less.
Carl Porter PLS Date
End Description
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PA2015\1 5071-CMG-BIENAPFL COMMUNITY\Drawings\Descriptions\PHASE 2B-BW.docx
Page 12
SEC.COR
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NTS
PRoJEc : OWNERIDEVEL OPER: 2030 S. WASFIlNGTON AV DWG #
M01AD0 SUBDIVISION
CONGER MANAGEMENT SASE
i EMMETT, l✓) 83617
GROUP P: (208) 398-8104 PROJECr#
PHASE 2B BOUNDARYE � �- F: ' 08 398-8105
15071
SHEET
DATE 8117116 WWVI.SAWTOOTHLS.COM 1 OF 1
ADA COUNTY RECORDER Christopher D.Rich 2017-000985
BOISE IDAHO Pgs=11 BONNIE OBERBILLIG 01/04/2017 04:14 PM
TITLEONE BOISE $40.00
Recording Requested By and
When Recorded Return to:
C4 Land LLC
4824 W Fairview Ave
Boise,ID 83706
Attn:Jim D Conger
SPACE ABOVE THIS LINE POR RECORDER'S USE ONLY
SPECIAL WARRANTY DEED
For good and valuable consideration, the receipt of which is hereby acknowledged,
Bienapfl Family Limited Partnership, an Idaho limited partnership, and B S B, LLC, an Idaho
limited liability company (collectively, "Grantor"), do hereby grant, sell, transfer and convey to
C4 Land LLC, an Idaho limited liability company ("Grantee"), whose address is 4824 West
Fairview Avenue, Boise, Idaho 83706, and its successors and assigns forever, the real property
described on the attached Exhibit A ("Subject Property");
To have and to hold the Subject Property and all buildings and improvements thereon,
together with all and singular the tenements, hereditaments, and appurtenances thereunto
belonging or in anywise appertaining.
Grantor hereby covenants with Grantee that the Subject Property is free from all liens,
claims or encumbrances and that it will warrant and defend said Premises against the lawful
claims of all persons claiming by, through or under it; subject, however to those liens,
encumbrances and other matters listed on Exhibit B attached hereto and by this reference made a
part hereof.
EXCEPT AS SPECIFICALLY PROVIDED IN THE PURCHASE AND SALE
AGREEMENT BETWEEN GRANTOR AND GRANTEE AND THIS SPECIAL WARRANTY
DEED (COLLECTIVELY, THE "EXPRESS REPRESENTATIONS"), SELLER HAS NOT
MADE, DOES NOT MAKE AND SPECIFICALLY NEGATES AND DISCLAIMS ANY
REPRESENTATIONS, WARRANTIES, PROMISES, COVENANTS, AGREEMENTS OR
GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS
OR IMPLIED, ORAL OR WRITTEN, PAST, PRESENT OR FUTURE, OF, AS TO,
CONCERNING OR WITH RESPECT TO ANY AND ALL WARRANTIES AND
REPRESENTATIONS OF, AS TO OR CONCERNING MERCHANTABILITY, CONDITION,
SUITABILITY, FITNESS FOR A PARTICULAR PURPOSE, WORKMANSHIP,
HABITABILITY, ENVIRONMENTAL MATTERS OR COMPLIANCE WITH LAWS
PERTAINING OR RELATED TO THE PROPERTY. EXCEPT FOR THE EXPRESS
REPRESENTATIONS, ALL WARRANTIES AND REPRESENTATIONS, EXPRESS,
IMPLIED OR ARISING BY LAW, CONCERNING THE PROPERTY ARE HEREBY
SPECIAL WARRANTY DEED- I
03545.0008.8574506.3
DISCLAIMED AND WAIVED TO THE FULLEST EXTENT ALLOWED BY LAW.
SUBJECT TO THE EXPRESS REPRESENTATIONS, BUYER ACKNOWLEDGES THAT
BUYER IS ACQUIRING THE PROPERTY IN ITS CURRENT CONDITION, AS IS, WHERE
IS. THIS PARAGRAPH SHALL SURVIVE THE CLOSING OR ANY TERMINATION OF
THIS AGREEMENT.
WITNESS THE EXECUTION HEREOF
RE as of the 0day of January, 2017.
Bienapfl Family Limited Partnership, an
Idaho limited partnership:
i
By: ,William P. Bienapfl,Jr. ( 'known as
William P. Bienapfl), General Partner
B S B,LLC, an Idaho limited liability
company:
By. ,
William P. Bienapfl,Jr. (als sown as
William P. Bienapfl), Manager
i
SPECIAL WARRANTY DEED-2
03545)nnne 167a;nr,Z
STATE OF IDAHO )
) ss.
County of Ada ) .
On this day of January,
2017, before me,
a Notary Public in and for said state, personally appeared William P. Bienap , Jr. (also known
as William P. Bienapfl), known or identified to me to be the general partner of the Bienapfl
Family Limited Partnership, and.the partner who subscribed said partnership name to the
foregoing instrument, and acknowledged to me that he executed the same in said partnership
name.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and yegrasli r��I A oij`ficate first above written.
h0�tit 0000°°+N
o0 oe n
o b b Notary Pu lief, ,I�dah E
°°°°° Residing at : alb, Idaho
My commission e lf 'n - p[rCS: 6/18/2022
°BAPsnaeaeanaaabeao
i
STATE OF IDAHO )
) ss.
j County of Ada )
On this day of January, 2017, before me,
a Notary Public in and for said State, personally appeared William P. Bienapfl, r. (also known
as William P. Bienapfl), known or identified to me to be the manager of B S B, LLC, or the
person who executed the instrument on behalf of said limited liability company and
acknowledged to me that such limited liability company executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year in this certificate first above written.
4aaaaeaesrznarpy�o
�. o4Co �009000000 1. "�
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qf^ 0 O NO
O O
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Notary Pub rc I aho
In
'• o° <� d q� Residing at e gle, Idaho
O�
I ° 1'38 g�/,2��
°p.......°o°°b a°� My commission exp11'`' '1"
tpp}}1 .� /p
IN H0
Pr�Ojdax,e�eiaa°°,
SPECIAL WARRANTY DEED-3
03 54 5.0008.85 745 06.3
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EXHIBIT A
Parcel 1 B:
Basis of Bearings for this legal description is South 89013'35" East, between the brass cap
marking the North quarter of Section 21 and the aluminum cap marking the Northeast corner of
Section 21, both in Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho.
A parcel of land located in the Northeast quarter of Section 21, Township 3 North, Range 1 East,
Boise Meridian, City of Meridian, City of Meridian, Ada County, Idaho, more particularly
described as follows:
Commencing at a brass cap marking the North quarter corner of said Section 21;thence
South 0°11'04" West, coincident with the West line of said Northeast quarter of Section 21, a
distance of 1127.44 feet to the centerline of the Five Mile Canal, the beginning of a non-tangent
curve and the Point of Beginning; thence 19.77 feet along the arc of said curve to the right and
said centerline of the Five Mile Canal, with a central angle of 5°39`45", a radius of 200.00 feet,
subtended by a chord bearing South 67°30'46" East, 19.76 feet; thence
South 64°40'54" East, coincident with said centerline of the Five Mile Canal, 77.83 feet to the
beginning of a tangent curve; thence 30.88 feet along the are of said curve to the right and said
centerline of the Five Mile Canal, with a central angle of 35°22'58", a radius of 50.00 feet,
subtended by a chord bearing South 46°59'25"East, 30.39 feet; thence
South 29°17'56" East, coincident with said centerline of the Five Mile Canal 6.00 feet and the
beginning of a tangent curve; thence 49.99 feet along the arc of said curve to the left and said
centerline of the Five Mile Canal, with a central angle of 5°43'42", a radius of 500.00 feet,
subtended by a chord bearing South 32°09'47" East,49.97 feet; thence
South 35'01'38" East, coincident with said centerline of the Five Mile Canal, 225.08 feet; thence
South 35°58'42" East, coincident with said centerline of the Five Mile Canal, 175.40 feet; thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 240.64 feet; thence
North 89°48'56" West, 40.00 feet; thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 144.00 feet; thence
North 89°4856" West, 334.00 feet to said West line of the Northeast quarter of Section 21;
thence
North 0°11'04" East, coincident with said West line of the Northeast quarter of Section 21, a
distance of 818.80 feet to the Point of Beginning.
SPEMAL WARRANTY DEED-4
03545.0008.8574506.3
Parcel 213:
Basis of Bearings for this legal description is South 89°13'35" East, between the brass cap
marking the North quarter of Section 21 and the aluminum cap marking the Northeast corner of
Section 21, both in Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho,
A parcel of land located in the Northeast quarter of Section 21, Township 3 North, Range 1 East,
Boise Meridian, City of Meridian, Ada County, Idaho,more particularly described as follows:
Commencing at a brass cap marking the North quarter corner of said Section 21;thence
South 0°11'04" West, coincident with the West line of said Northeast quarter of Section 21, a
distance of 892.93 feet to the Point of Beginning; thence
South 89°13'17" East, 703.00 feet;thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 98.74 feet; thence
South 89°13'17" East, 540.83 feet to the beginning of a non-tangent curve; thence 11.71 feet
along the arc of said curve to the right, with a central angle of 23°19'49", a radius of 28.76 feet,
subtended by a chord bearing South 25°42'00" West, 11.63 feet to the point of reverse curvature;
thence 16.42 feet along the arc of said curve to the left, with a central angle of 34°50'55", a
radius of 27.00 feet, subtended by a chord bearing South 18°12'07" West, 16.17 feet;thence
South 0°46'25" West, 225.66 feet to the beginning of a tangent curve; thence 130.99 feet along
the arc of said curve to the left, with a central angle of 26"6'51", a radius of 282.00 feet,
subtended by a chord bearing South 12°32'00" East, 129.82 feet to the point of reverse curvature;
thence 441.80 feet along the are of said curve to the right, with a central angle of 799605", a
radius of 318.00 feet, subtended by a chord bearing South 13°57'37" West, 407.12 feet; thence
I South 53°45'46" West, 113.18 feet; thence
North 36°14'14" West, 68.00 feet; thence
North 0°46'43" East, 121.26 feet; thence
North 32°00'09" West, 51.56 feet to the beginning of a non-tangent curve; thence 15.42 feet
E along the arc of said curve to the right, with a central angle of 31°33'45", a radius of 28.00 feet,
' subtended by a chord bearing South 75°00'05" West, 15.23 feet; thence
North 89'13'17" West, 142.63 feet; thence
North 0°46'43" East, 166.00 feet; thence
I North 89°13'17" West, 315.00 feet; thence
North 0°46'43" East, 80.50 feet; thence
E North 89°13'17" West, 147.62 feet;thence
South 54°30'28" West,26.00 feet; thence
North 35°29'31" West, 55.76 feet to the beginning of a non-tangent curve; thence 5.55 feet along
the arc of said curve to the right, with a central angle of 5°53'29% a radius of 54.00 feet,
subtended by a chord bearing North 32°32'39" West, 5.55 feet; thence
South 54°30'36" West,208.52 feet to the centerline of Eight Mile Creek; thence
North 35'01'38" West, coincident with said centerline of Eight Mile Creek, 36.93 feet to the
beginning of a tangent curve; thence 49.99 feet along the are of said curve to the right, and
r
SPECIAL WARRANTY DEED-5
i
03545.000S.8574;nr,;
E
coincident with said centerline of Eight Mile Creek, with a central angle of 5°43'42", a radius of
500.00 feet, subtended by a chord bearing North 32°09'47" West, 49.97 feet; thence
North 29°17'56" West, coincident with said centerline of Eight Mile Creek, 6.00 feet to the
beginning of a tangent curve; thence 30.88 feet along the arc of said curve to the left, and
coincident with said centerline of Eight Mile Creek, with a central angle of 35°23'09", a radius of
50.00 feet, subtended by a chord bearing North 46°59'31" West, 30.39 feet;thence
North 64°40'54" West, coincident with said centerline of Eight Mile Creek, 98.02 feet to said
West line of the Northeast quarter of Section 21;thence
North 09 VO4" East, coincident with said West line of the Northeast quarter of Section 21, a
distance of 233.44 feet to the Point of Beginning.
i
Parcel 3B:
Basis of Bearings for this legal description is South 89113'35" East, between the brass cap
marking the North quarter of Section 21 and the aluminum cap marking the Northeast corner of
j Section 21, both in Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho.
I
A parcel of land located in the Northeast quarter of Section 21, Township 3 North, Range 1 East,
Boise Meridian, City of Meridian, Ada County,Idaho, more particularly described as follows:
Commencing at a brass cap marking the North quarter corner of said Section 21; thence
South 09 VO4" West, coincident with the West line of said Northeast quarter of Section 21, a
distance of 892.93 feet; thence
South 89°13'17" East, 703.00 feet;thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 98.74 feet; thence
South 89°13'17" East, 540.83 feet to the beginning of a non-tangent curve and the Point of
Beginning; thence 11.26 feet along the arc of said curve to the right, with a central angle of
22°38'08", a radius of 28.50 feet, subtended by a chord bearing South 25116'51" West, 11.19 feet
to the point of reverse curvature; thence 16.88 feet along the are of said curve to the left, with a
central angle of 35°49'29", a radius of 27.00 feet, subtended by a chord bearing South 18°41'10"
West, 16.61 feet; thence
South 0°46'25" West, 225.66 feet to the beginning of a tangent curve; thence 130.99 feet along
the arc of said curve to the left, with a central angle of 26°36'47", a radius of 282.00 feet,
subtended by a chord bearing South 129 V58" East, 129.81 feet to the point of reverse curvature;
thence 414.32 feet along the are of said curve to the right, with a central angle of 74°39'00", a
radius of 318.00 feet, subtended by a chord bearing South I1°29'08" West, 385.63 feet; thence
South 52°58'48" West, 86.90 feet; thence
South 53°45'46" West, 167.55 feet to the beginning of a tangent curve; thence 113.70 feet along
the are of said curve to the left, with a central angle of 23°06'01", a radius of 282.00 feet,
subtended by a chord bearing South 42°12'45" West, 112.93 feet; thence
South 30°39'45" West, 46.81 feet to the centerline of the Five Mile Canal and the beginning of a
non-tangent curve; thence 122.93 feet along the are of said curve to the left and said centerline of
SPECIAL WARRANTY DEED-6
03545.0003.3574506;
the Five Mile Canal, with a central angle of 35'12'56", a radius of 200.00 feet, subtended by a
chord bearing South 84°49'57" East, 121.00 feet; thence
North 77°33'34" East, coincident with said centerline of the Five Mile Canal, 109.40 feet and the
beginning of a tangent curve; thence 166.58 feet along the arc of said curve to the right and said
centerline of the Five Mile Canal, with a central angle of 47°43'16", a radius of 200.00 feet,
subtended by a chord bearing South 78°34'47"East, 161.81 feet; thence
South 54'43'09" East, coincident with said centerline of the Five Mile Canal, 78.81 feet;thence
North 46'01'30" East, 164.61 feet; thence
North 49°23'25" East,44.08 feet; thence
North 48°45'01" East, 340.38 feet;thence
Not 34°54'01" East, 44.84 feet; thence
North 46'01'30" East, 141.65 feet to the Westerly bank of the Ridenbaugh Canal; thence
North 45'21'57" West, coincident with said Westerly bank of the Ridenbaugh Canal, 371.18 feet;
thence
North 27°06'57" West, coincident with said Westerly bank of the Ridenbaugh Canal, 100.00 feet;
thence
North 7021'57" West, coincident with said Westerly bank of the Ridenbaugh Canal, 173.00 feet;
thence
North 7°22'14" West, coincident with said Westerly bank of the Ridenbaugh Canal, 69.14 feet;
thence
North 89°13'17" West, 278.94 feet to the Point of Beginning.
Parcel 413:
Basis of Bearings for this legal description is South 89°13'35" East, between the brass cap
marking the North quarter of Section 21 and the aluminum cap marking the Northeast corner of
Section 21, both in Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho.
A parcel of land located in the Northeast quarter of Section 21, Township 3 North, Range 1 East,
Boise Meridian, City of Meridian,Ada County, Idaho, more particularly described as follows:
E
I Commencing at a brass cap marking the North quarter corner of said Section 21; thence
South 0°11'04" West, coincident with the West line of said Northeast quarter of Section 21, a
distance of 1126.36 feet to the centerline of Eight Mile Creek and the beginning of a tangent
curve; thence
South 64°40'54" East, coincident with said centerline of Eight Mile Creek, 98.02 feet to said
' West line of the Northeast quarter of Section 21, to the beginning of a tangent curve; thence
30.88 feet along the arc of said curve to the right, and coincident with said centerline of Eight
E
Mile Creek, with a central angle of 35°23'09", a radius of 50.00 feet, subtended by a chord
bearing South 46°59'31" East, 30.39 feet; thence
South 29°17'56" East, coincident with said centerline of Eight Mile Creek, 6.00 feet to the
beginning of a tangent curve; thence 49.99 feet along the are of said curve to the left, and
c
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SPECIAL WARRANTY DEED-7
E
03 54 5.000 S.S 5 74 5 06.3
EtaEt:
C',
coincident with said centerline of Eight Mile Creek, with a central angle of 5°43'42", a radius of
500.00 feet, subtended by a chord bearing South 32°09'47" East, 49.97 feet; thence
South 35°01'38" East, coincident with said centerline of Eight Mile Creek, 36.93 feet to the Point
of Beginning;thence leaving said centerline of Eight Mile Creek
North 54°30'36" East, 208.52 feet to the beginning of a non-tangelit curve; thence 5.55 feet along
the arc of said curve to the left, with a central angle of 5°53'29", a radius of 54.00 feet, subtended
by a chord bearing South 32°32'39" East, 5.55 feet;thence
South 35°29'31" East, 55.76 feet;thence
North 54°30'28" East, 26.00 feet;thence
South 89°13'17" East, 147.62 feet;thence
South 0046143" West, 80.50 feet;thence
South 89°13'17" East, 315.00 feet;thence
South 0°46'43" West, 166.00 feet; thence
South 89013'17" East, 142.63 feet to the beginning of a tangent curve; thence 15.42 feet along
the arc of said curve to the left, with a central angle of 31°33'13", a radius of 28.00 feet,
subtended by a chord bearing North 75000'07" East, 15.23 feet;thence
South 32°00'09" East, 51.56 feet; thence
South 0°46'43" West, 121.26 feet; thence
South 36°14'14" East, 68.00 feet; thence
South 53°45'46" West, 113.81 feet to the beginning of a tangent curve; thence 113.70 feet along
the are of said curve to the left, with a central angle of 23°06'04", a radius of 282.00 feet,
subtended by a chord bearing South 42°12'44" West, 112.93 feet; thence
South 30°39'45" West, 46.81 feet to said centerline of Eight Mile Creek and the beginning of a
non-tangent curve; thence 76.33 feet along the arc of said curve to the right, and coincident with
said Eight Mile Creek, with a central angle of 21°51'58", a radius of 200.00 feet, subtended by a
chord bearing North 56017'21" West, 75.87 feet; thence
North 45°21'29" West, coincident with said Eight Mile Creek, 78.42 feet to the beginning of a
tangent curve; thence 112.46 feet along the arc of said curve to the left, and coincident with said
Eight Mile Creek, with a central angle of 32°13'03", a radius of 200.00 feet, subtended by a
chord bearing North 61°28'00" West, 110.98 feet;thence
North 77°34'29" West, coincident with said Eight Mile Creek, 200.64 feet to the beginning of a
tangent curve; thence 72.60 feet along the arc of said curve to the right, and coincident with said
Eight Mile Creek, with a central angle of 41°35'48", a radius of 100.00 feet, subtended by a
chord bearing North 56°4635" West, 71.02 feet; thence
North 35°58'42" West, coincident with said centerline of Eight Mile Creek, 233.95 feet; thence
North 35°01'38" West, coincident with said centerline of Eight Mile Creek, 188.15 feet to the
Point of Beginning.
Parcel 5B:
Basis of Bearings for this legal description is South 89°13'35" East, between the brass cap
marking the North quarter of Section 21 and the aluminum cap marking the Northeast corner of
Section 21, both in Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho.
E
SPECIAL WARRANTY DEED-8
E
0„45.00os C;74;nr,;
A parcel of land located in the Northeast quarter of Section 21, Township 3 North, Range 1 East,
Boise Meridian, City of Meridian, Ada County, Idaho,more particularly described as follows:
Coinnnencing at an aluminum cap marking the Northeast corner of said Section 21; thence
South 0°37'54" West, coincident with the East line of said Northeast quarter of Section 21, a
distance of 1976.78 feet to the Point of Beginning; thence continuing
South 0°37'54" West, coincident with said East line of the Northeast quarter of Section 21, a
distance of 102.23 feet;thence
North 89°22'06" West, 44.00 feet to the centerline of the Five Mile Canal and the beginning of a
non-tangent curve; thence 27.80 feet along the arc of said curve to the left and said centerline of
the Five Mile Canal, with a central angle of 63°42'37, a radius of 25.00 feet, subtended by a
chord bearing North 31°13'24" West, 26.39 feet;thence
North 63°04'43" West, coincident with said centerline of the Five Mile Canal, 192.92 feet;
thence
North 60°46'33" West, coincident with said centerline of the Five Mile Canal, 232.89 feet;
thence
North 60°59'38" West, coincident with said centerline of the Five Mile Canal, 85.77 feet to the
beginning of a tangent curve; thence 53.25 feet along the are of said curve to the left and said
centerline of the Five Mile Canal, with a central angle of 24°24'23", a radius of 125.00 feet,
subtended by a chord bearing North 73°1 F50" West, 52.84 feet; thence
North 85°24'01" West, coincident with said centerline of the Five Mile Canal, 171.21 feet to the
beginning of a tangent curve; thence 100.03 feet along the are of said curve to the left and said
centerline of the Five Mile Canal, with a central angle of 45050'58", a radius of 125.00 feet,
subtended by a chord bearing South 71°40'30" West, 97.38 feet;thence
South 48°45'01" West, coincident with said centerline of the Five Mile Canal, 202.35 feet to the
beginning of a tangent curve; thence 247.11 feet along the arc of said curve to the right and said
centerline of the Five Mile Canal, with a central angle of 76")1'50", a radius of 185.00 feet,
subtended by a chord bearing South 87°00'56" West, 229.14 feet;thence
North 54°43'09" West, coincident with said centerline of the Five Mile Canal, 153.99 feet;
thence
North 46'0V30" East, 164.61 feet; thence
North 49°23'25" East, 44.08 feet; thence
North 48°45'01" East, 3 40.3 8 feet; thence
North 34'54'01" East,44.84 feet; thence
North 46'01'30" East, 141.65 feet to a point on the Westerly bank of the Ridenbaugh Canal;
E thence
South 45°21'57" East, coincident with the Westerly bank of the Ridenbaugh Canal, 178.82 feet;
[ thence
South 54°06'57" East, coincident with said Westerly bank of the Ridenbaugh Canal, 822.94 feet
to the East line of said Northeast quarter of Section 21 to the Point of Beginning.
SPECIAL WARRANTY DEED-9
03545.0008.8574506;
E
EXHIBIT B
1. Taxes, including any assessments collected therewith, for the year 2017 which are a lien
not yet due and payable.
2. Real property taxes which may be assessed, levied and extended on any "subsequent
and/or occupancy roll" with respect to improvements completed during the current tax
year and previous tax years, which escaped assessment on the regular assessment roll,
which are not yet due and payable.
3. The land described herein is located within the boundaries of Ada County and is subject
to any assessments levied thereby.
4. The land described herein is located within the boundaries of City of Meridian and is
subject to any assessments levied thereby.
5. The land described herein is located within the boundaries of Nampa-Meridian Irrigation
District and is subject to any assessments levied thereby.
6. Right-of-way for Ridenbaugh Canal and the rights of access thereto for maintenance of
said canal.
7. Right-of-way for Eightmile Creels and the rights of access thereto for maintenance of said
creek.
I
8. Right-of-way for S. Cloverdale Road.
9. Reservations and exceptions in a United States Patent, and in the act authorizing the
issuance thereof, recorded October 15, 1900 in Book 3 of Patents, at Page 433, records of
Ada County, Idaho.
10. Master Pathway Agreement, recorded December 26, 2000, January 9, 2001, February 6,
2001, and February 15, 2001 as Instrument Nos. 100102999, 101002090, 101002091,
101009649, and 101013585,records of Ada County, Idaho.
11. Ordinance No. 6150, recorded May 30, 2002 as Instrument No. 102060940, records of
Ada County, Idaho.
12. Ordinance No. 6175, recorded August 29, 2002 as Instrument No. 102098378, records of
Ada County, Idaho.
13. Record of Survey No. 6111 recorded April 4, 2003 as Instrument No. 103056171,records
of Ada County, Idaho.
i
f 14. Drainage Easement, recorded February 5, 1959 as Instrument No. 446793, Book 37 of
j" Miscellaneous Records at Pages 469, 470, and 471, records of Ada County, Idaho.
ii
E
SPECIAL WARRANTY DEED- IO
I' 03545.00O8.8574506.3
I^'
15. Ordinance No. 10-16. recorded April 21, 2016 as Instrument No. 2016-033388, records
of Ada County, Idaho.
16. Ingress-Egress Easement Agreement, recorded August 9, 2016 as Instrument No. 2016-
072867,records of Ada County, Idaho.
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SPECIAL,WARRANTY DEED- 1 1
03545.0008.3 574506.3
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AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO )
COUNTY OF ADA )
1, Jim D. Conger 4824 W. Fairview Ave.
(name) ((address)
Boise Idaho, 83706
(city) (state)
being first duly sworn upon,oath,depose and say:
1. That I am the record owner of the property described on the attached, and I grant my
permission to:
DevCo LLC 4824 W. Fairview Ave., Boise, ID 83706
(name) (address)
to submit the accompanying application(s)pertaining to that property.
2. 1 agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. 1 hereby grant permission to City of Meridian staff to enter the subject property for the i
purpose of site inspections related to processing said application s).
Dated this 19th day of January 20 17
ignatur
SUBSCRIBED AND SWORN to before me the day d year firs above written.
�P•••......, °tr,,..
4
1,,oT AR Y °t (Notary Public for Idaho)
A v n 1,�G •' Residing at:,F 01S' L
o,l9 ••.....•• P °° I 112n 1 ct g My Commission Expires:
Community Development r Planning Division■33 E.Broadway Avenue,Ste.102 Meridian,Idaho 83642
Phone:208-884-5533 Fax:208-888-6854 www.metidiancity.org/planning
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E IDIAN ^-' Meridian City Hall , Suite 102
33 E . Broadway Avenue
Meridian , Idaho 83642
Community Development 208188752211
Department
Parcel Verification
Date : 8/30/ 16
The parcel information below has been researched and verified as correct by the City of Meridian
Community Development Department .
Project Name : Movado Estates
Parcel Numbers : S1121141800 ( 39 . 227 Acres )
S1121131200 ( 68 , 851 Acres )
S1121120802 ( 4 . 67 Acres )
T/ R /S : 3N 1E 21
Property Owners : Bienapfl Family Limited Partnership ( 15Y two parcels listed )
2674 S . Andros Way
Meridian , ID 83642
BSB , LLC ( 3rd parcel listed )
2674 S . Andros Way
Meridian , ID 83642
Address Verification Rev : 04/23/ 12
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ADA COUNTY STREET NAME REVIEW
Preliminary Plat 8X
Review Date: January 9,2017 Final Plat
Project Name: Movado Sub Ph 2B&4B T/R/S 3N 1E 21
Parcel Number(s): S1121131500
Project/Plat Applicant: Civil Site Works LLC Phone No: 208-946-3874
City/County Agency: Ada County
THE FOLLOWING EXISTING STREET NAMES SHALL APPEAR ON PLAT
S CLOVERDALE RD E OVERLAND RD
aai
N � 0
o C 0- E v o
Proposed Street Names: U a o V) m Comments
1 W BELLINA LN (pvt) X E Should be E predirectional
2 S CHINICH LN (pvt) B Aligns with Tristram
i
3 W DANTE LN (pvt) B E Aligns with Silverking,Should be E predirectional
4 S ESPERANTO LN (pvt) B Aligns with Knapp
S S GEDALIO LN (pvt) X Label both segments
6 W LE COULTRE LN (pvt) B E Aligns with Pewter Falls,Should be E predirectional
i
7 S MOVADO WAY B Aligns with Goshen
8 W VACHERON LN (pvt) B E Aligns with Blueberry,Should be E predirectional
i
PLEASE MAKE THE FOLLOWING CHANGES OR CORRECTIONS
Show existing street E OVERLAND RD on plat and correct predirectional on preliminary plat
Show existing street S CLOVERDALE RD on plat
Please replace W BELLINA LN (pvt)with E BELLINA LN (pvt)
Please replace S CHINICH LN (pvt)with S TRISTRAM LN (pvt)
Please replace W DANTE LN (pvt)with E SILVERKING LN (pvt)
Please replace S ESPERANTO LN (pvt)with S KNAPP LN (pvt)
Please replace W LE COULTRE LN (pvt) with E PEWTER FALLS LN (pvt)
Please replace S MOVADO LN (pvt)with S GOSHEN LN (pvt)
Please replace W VACHERON LN (pvt)with E BLUEBERRY LN (pvt)
NOTE: If there are corrections and changes recommended,please make these changes on the subdivision plat and
resubmit to the Ada County Assessor. A final review with no changes required and the matching plat must be
presented to the Ada County Surveyor at time of recording.
Codes/criteria regarding denial
A Sounds like an existing street
B Alignment with existing street
C Duplicate street name within Ada County
D Street name exceeds 13 letters
i
E Other
The overall final street names are subject to change at Final Plat phase levels
I due to design changes, time constraints and or previous recorded plat street alignments.
Page 1 of 2
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STREET NAME REVIEW APPLICATION
Please attach a legible copy of plat or site plan with the application and submit directly to:
Ada County Assessor-190 E. Front Street, Boise, ID 83702, Email:Streetnamemail@adaweb.net
Applications will be reviewed in the order in which they are received
Application Date 1/6/2017 Review Needed By �—
Project/Subdivision Name IMovado Subdivision Phases 26 and 413 1 Preliminary Plat
Final Plat e✓
Type Of Dwellings)/Structure(s) Proposed Single Family ❑✓ Multi-FamilyEl Other
I'm Applying To: ❑✓ Name New Public or Private Street(s) Change Existing Street Name
Existing Street Name
Number Of New Public Streets Proposed 1 Number Of Private/Changed Streets Proposed 7
(Please Attach Plat/Plan) (Please Attach Plat/Plan)
Private/Changed Street Names Choices 1st Choice 2nd Choice
Le Coultre Dante
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3rd Choice 4th Choice
Bellina JGeclalio
Applicant Information
Company/Firm Name: CIVIL SITE WORKS LLC
Applicant Type: Architect Developer Engineer P&Z Dept. Contractor Owner
Agent/Contact Name: ICORINNE GRAHAM
Phone: (208)946-3874 Email: cgraham@cswengineering.com
Subject Property Information
Township Range Section
Location/Street Address SW Intersection of E Overland and S Cloverdale Roads 3N 1 E 21
Parcel Number(s) IS1121131500
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Owner Information
E Same As Applicant? No ❑✓ Yes
Owner Name/Company JBIENAPFL FAMILY LIMITED PARTNERSHIP Phone
Address 14225 E. Overland Road City IMeridian State ID Zip 183642
Street name reviews will be completed within 2 to 3 weeks of receipt of application.
Completed reviews will be uploaded to the following Ada County Assessor link:
https://adacounty.id.gov/Assessor/Land-Records/Street-Naming-and-Addressing
Ada County Assessor-190 E.Front St.,Suite 107,Boise,ID 83702 - Phone:208-287-7273
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From: Anne Ka alec
To: Street hoar te€ nli;Aroma CoEa=t Sher ifi i€,its aci�iressir rJ t.?.,Et f Cstris C ttt€71»Ii;Gr it tskv;Lon
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Subject: RE:Movado Sub Ph 4B Street Name Review
Date: Monday,January 09,2017 1:20:30 PM
Approved.
Anne Katualec
Land Records Supervisor
------------------------------------
Ada County ,Assessor's Of.f ice
190 E Front Street, Suite 107
Boise., lb 8370
"We are all pilgrims on the some journey, but some pilgrims have better road maps, Nelson
DeMille
From: Amanda Morse On Behalf Of Street NameMail
Sent: Monday,January 09, 2017 11:24 AM
To: Ada County Sheriff(Maps-addressing@ada911.net); Anne Kawalec; Chris Campbell; Greg Timinsky;
Jon Tillman; Joshua Saak; Ross Oyen; Scott Buck; Travis Tyson
Subject: Movado Sub Ph 4B Street Name Review
The Ada County Assessor is reviewing the subject project for street naming purposes. Please
reply all with an email of your approval, denial or any comments within 10 business days of
the transmittal date. If no response is received, it will be considered there is no objection to
the recommendations made in the street name review.
e
Thank you!
Arnanda Morse
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Ada County Assessor's Office
190 E Front St,Ste 107
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Boise, ID 83702
(208)287-7273
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To: Sti ee hlarr er lal;Christina Fuilcr; .nne KLW lec:;Ci3rls Cart nl, 11;Cr+g Tirniti;ky;Jc t tillrt sS;1c s's�tja S«;awyi>
C}Yn; c it?ur_
Subject: RE:Movado Sub Ph 4B Street Name Review
Date: Monday,January 09,2017 1:31:42 PM
Attachments: rn3a e001.
Approved.
Please let rile know if you have any questions.
Have as great day!
.1 hank Yc)€.i�
Travis Tyson
91-1, C31SAnolysr
208377,3613
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From: Scott Buck
To: 5treet,tfarr Mail; is Cos of Sheriff ltaos_ad irc:ssi+gat ada?ll.nt::t;An!le i<a^:alec;Chris cane bell;2m,
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Subject: [EXTERNAL]RE:Movado Sub Ph 4B Street Name Review Amended Preliminary
Date: Monday,January 09,2017 2:01:50 PM
Attachments: r ag—e0ot-Inc
Approved
Scat: Buck
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FINAL HYDROLOGY REPORT
for
MOVADO SUBDIVISION PHASE 1 B
Address:
4225 E Overland Road
Meridian, Idaho
PREPARED BY:
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Breckon Land Design, Inc.
181 East 501'Avenue
j Garden City, Idaho 83714
' p: (208) 376-5153
f: (208) 376-6528
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IASS\��AL �,Nc
Q4�� i;\Sr�Ra��F Digitally signed by Matthew
S. Derr, PE
A100� Reason: Document Signature
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-07'00,
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Project No. 16215
January 19, 2017
Landscape Architecture•Land Planning•Storm Water Management•Erosion Control•Graphic Communication•Water Management•Irrigation Design
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PEAK FLOW ANALYSIS OUTLINE
The proposed storm drainage conveyance facilities are sized to provide the necessary capacity to convey the
design storm, as required. The following steps were taken to design the storm conveyance facilities.
1. Calculate the individual drainage basin areas (A), the Runoff Coefficient (C) and Time of
Concentration (Tc) values for the developed basins. Combine basins, as appropriate, to determine
flow at specific Design Points.
2. Determine the peak flow for each basin and Design Point using the Rational Equation (Q=CIA),
utilizing the Rainfall Intensity (1) from the appropriate Intensity-Duration-Frequency curves based on
the Tc value.
3. Verify capacity of the inlets, storm drain lines, sand and grease traps and other storm water
conveyance facilities to accommodate the peak flows.
PEAK FLOW ANALYSIS RESULTS
The proposed storm drainage conveyance system has been sized to accommodate the 100-year peak flow rates.
All facilities have been verified to adequately pass the peak flow and convey the stormwater to a facility for
disposal by infiltration and/or off-site discharge at below pre-development conditions. See Appendix C for detailed
calculations.
DESIGN STORM RETENTION VOLUME ANALYSIS OUTLINE
The proposed storm drainage retention facilities are sized to provide the necessary capacity to store the 100-
year storm event, to provide for initial settlement of sediments in the runoff and dispose by infiltration within the
required time frame. The following steps were taken to design the storm drain facility.
1. Calculate the individual drainage basin areas (A) and estimate the Runoff Coefficient (C) for the
developed basins. Combine basins, as appropriate, to determine volume at specific Design
Points.
2. Determine the Rainfall Intensity (1) from the appropriate Intensity-Duration-Frequency curves
based on the design storm event and storm duration (T) of one hour.
3. Size the drainage swale per the Modified Rational Method to accommodate the required volume
using the following equation V= C*I*T*A, providing for freeboard and sedimentation.
4. Verify capacity of facilities for design volume and maximum drain time.
100 YEAR RETENTION RESULTS
The proposed drainage facilities have been designed to adequately detain and dispose of the 100-year design
storm event. See Appendix C for detailed calculations.
PRE- DEVELOPMENT DRAINAGE BASIN AND DESIGN POINT ANALYSIS
A Pre-development analysis was not performed to demonstrate pre-development site conditions, as all drainage
is proposed to be detained on-site to the extent possible. As the design intent is to retain the stormwater
discharge from the project on-site, the off-site discharge will be reduced significantly with the proposed
improvements.
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Appendix A
Drainage Basin Map
Storm Sewer Improvement Plans
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BOISE AREA INTENSITY-DURATION-FREQUENCY,WITH REVISED IDF CURVES
Intensity(inches per hour)
Design Storm 2 5 10 25 50 100
Tc
0.17 10 min 0.69 1.15 1.45 1.85 2.20 2.58
0.25 15 min 0.59 0.97 1.22 1.56 1.86 2.18
0.33 20 min 0.49 0.81 1.01 1.30 1.54 1.81
0.42 25 min 0.43 0.71 0.89 1.14 1.35 1.58
0.50 30 min 0.41 0.67 0.85 1.08 1.29 1.51
0.58 35 min 0.34 0.56 0.70 0.90 1.07 1.25
0.67 40 min 0.31 0.51 0.64 0.82 0.98 1.15
0.75 45 min 0.29 0.48 0.60 0.77 0.91 1.07
0.83 50 min 0.27 0.45 0.56 0.72 0.85 1.00
0.92 55 min 0.26 0.43 0.54 0.69 0.82 0.96
1.00 1 hour 0.26 0.43 0.54 0.69 0.82 0.96
2.00 2 hours 0.16 0.25 0.31 0.39 0.46 0.54
3.00 3 hours 0.13 0.19 0.23 0.29 0.34 0.40
6.00 6 hours 0.09 0.12 0.14 0.18 U. 0.25
12.00 12 hours 0.06 0.08 0.10 0.12 0.14 0.16
24.00 1 24 hours 1 0.04 0.06 0.06 0.08 0.09 0.10
Boise Area
Intensity Duration Frequency (IDF)
3.00
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10 min 15 min 30 min 1 hour 2 hours 3 hours 6 hours 12 hours 24 hours
Duration in minutes and hours
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' ACHD_SD_CALCS_4-21-16 10/11/2016, 8:18 AM
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` Version 8.7,April 2016 With New IDF Curves
i
ACHD Calculation Sheet for Sand/Grease Traps
NOTE:This worksheet is intended to be a guideline to standardize ACHD checking of drainage calculations and shall not replace the
Engineer's calculation methodology. These calculations shall establish a minimum requirement.The Engineer's methodology must
result in facilities that meet or exceed these calculations in order to be accepted.
Steps for Sand/Grease Trap Velocity Calculation
User input in yellow cells.
1 Project Name Movado Subdivision Phase 16,Design Point 3
2 Enter number of Sand/Grease Traps(25 max) 2
Number of Peak Flow Baffle Throat Velocity Is the
Vault Size Spacing width Area(ft2) 0.5 fps Velocity
S/G Traps Q-cfs inch inch max. ok?
1000 G 1 3.24 20 48 6.67 0.49 YES
Reference for Throat widths(inch)
Boise ADS
Vault Lar-ken WQU,
BMP 16
1000 G 48.0 50.5 n/a
1500 G 60.0 61.5 n/a
WQU1000 n/a n/a 60
WQU1500 n/a n/a 60
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Figure 3-Storm Drainage System Summary(ACHD IDF)
Table 1 -Pre & Post-Development Peak Flow Rate Summary
Basin Properties Peak Flow Rate
c A Tc i25 i100 Q25 Q100
Acres min. in/hr in/hr cfs cfs
Basin A 0.69 1.05 20.3 1.30 1.81 0.94 1.31
Basin B 0.65 1.40 20.8 1.30 1.81 1.19 1.65
Basin C 0.84 0.06 14.0 1.85 2.58 0.10 0.14
Basin D 0.63 0.09 13.6 1.85 2.58 0.11 0.15
Design Point 1 0.69 1.05 20.3 1.30 1.81 0.94 1.31
Design Point 2 0.65 1.40 20.8 1.30 1.81 1.19 1.65
Design Point 3 0.67 2.46 20.8 1.30 1.81 2.13 2.96
Design Point 4 0.84 0.06 14.0 1.85 2.58 0.10 0.14
Design Point 5 0.63 0.09 13.6 1.85 2.58 0.11 0.15
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Appendix D
Geotechnical Report
Geotechnical Engineering Evaluation
Proposed Movado Subdivision
4225 East Overland Road
Meridian, Idaho
Prepared For:
Mr. Jim D. Conger
Conger Management Group
4824 West Fairview Avenue
Boise, Idaho 83706
Prepared By:
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Nihan Darnall
Reviewed BY:
i Michael G. Woodworth, P.E.
STRATA, Inc.
8653 W. Hackamore Dr.
Boise, Idaho 83709
P. 208.376.8200
F. 208.376.8201
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April 19, 2016
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Geotechnical Engineering Evaluation
Movado Subdivision
4225 East Overland Road
Meridian, Idaho
INTRODUCTION
STRATA, A Professional Services Corporation (STRATA) has performed our
geotechnical engineering evaluation for the proposed development of the approximate 99-
acre parcel located at 4225 East Overland Road 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 December 15, 2015 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. and Mr. Jim
Conger, to help reduce the potential for damage to existing subsurface utilities due
to exploration.
2. Accomplished subsurface exploration at the site via 9 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 1 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, foundation, 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.
i
PROJECT UNDERSTANDING
The proposed development area is located at 4225 East Overland Road in Meridian,
j Idaho. The site is currently in use as agricultural land that is relatively flat and has been
previously cultivated in row crops. The site is bounded by the Ridenbaugh Canal to the east .
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and south, by Overland Road to the north, and by existing commercial development to the
west. We understand the approximate 99-acre site is to be developed with approximately
320 residential homes with a park. A small irrigation lateral flows from east to west through
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www.stratageotech.com
Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 3
Cy Cemented Silt and Silt (ML): Underlying lean clay, we encountered brown to light
brown, moist, cemented silt. We noted weak to moderate calcium carbonate
cementation, with cemented soil extending to depths of approximately 6 feet in
select test pit locations.
Silty Sand (SM) Poorly Graded Sand (SP) and Poorly-Graded Gravel with Sand
(GP): Below depths of 2.5 to 6 feet, we encountered light brown to tan, moist, dense
silty sand and poorly graded sand and gravel alluvium. We observed cobbles of up
to 6 to 10 inches in diameter in the gravel alluvium. In select test pits, the upper 18 to
24 inches of sand and gravel alluvium exhibited weak to moderate cementation.
We did not encounter groundwater during exploration. We installed a piezometers in
TP-1 and TP-5 to allow for future groundwater monitoring at the project site.
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.
GEOTECHNICAL OPINIONS AND RECOMMENDATIONS
We present the following geotechnical recommendations to assist planning, design
and construction of the proposed development of the Movado Subdivision located at 2445
East Overland Road in Meridian, Idaho as illustrated on Plate 1 attached to this report. This
report provides specific geotechnical design criteria for the infrastructure associated with the
development which the civil design and construction teams must review to verify the
applicability to the planned construction 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.
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 5
If the subgrade is wet at the time of construction and proof-rolling 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 fill products are described in Table
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1, below.
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 7
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 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 Compaction'
Product Requirement
• Pavement support aggregate • 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
jconstruction 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
i
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.
9
Utility Trench Construction
i 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
I 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
www.stratageotech.com
Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: BO15477B
Page 9
Pavement Subgrade Preparation and Design Section
General
The following flexible asphalt pavement section design is provided referencing the
Idaho Transportation Department(ITD) Gravel Equivalent Design Method using Ada County
Highway District substitution ratios. STRATA estimated traffic loading and design
parameters based on our proposed construction understanding and our understanding of
the subsurface conditions.
Traffic and Subgrade
The following tables present our traffic loading, geotechnical design parameters and
references as well as the resulting flexible pavement section design recommendations.
Table4: Pavement Design Parameters
Design Parameter Value Used References
33,000 ESALS' Ada County Highway District
Traffic Loading (Local Road, Standard
TI=6
Design Life 20 years Assumed
Subgrade R-value Less than 5 Based on R-value test results
Asphalt Layer Substitution Ratio 1.95 Ada County Highway District
Standard
Base Course Substitution Ratio 1.1 Ada County Highway District
Standard
Subbase Course Substitution Ada County Highway District
Ratio 1'0 Standard
Equivalent Single Axle Loads(ESALs).
From laboratory test results, and utilizing clay soil as roadway subgrade, we
obtained an R-value of less than 5. 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 and be placed directly over a properly prepared subgrade. A
non-woven geotextile should be used for constructability during wet and inclement weather
and to increase performance at the subgrade. The non-woven geotextile should have
material properties and be placed as outlined in this report's Geosynthetics section. We
recommend STRATA observe final subgrade preparations, geotextile placement and all
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aggregate placements.
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 11
Site Drainage
Stormwater Disposal
We performed infiltration testing 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 6 to 8 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 at 14 feet below ground surface 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 13 to greater than 15 feet,
depending on location. STRATA will continue to accomplish groundwater monitoring during
the irrigation season to evaluate the potential for groundwater fluctuation.
ADDITIONAL RECOMMENDED SERVICES
Geotechnical Design Continuity
The information contained in this report is based on current development plans
provided the design team. The final layout and geometry can significantly alter our opinions
and design recommendations. Specifically, changes in planned site grading may require
additional 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.
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
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 13
This report was prepared for the exclusive use of Conger Management
Group 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 expressed or implied.
The following plates accompany and complete this report:
Plate 1: Exploration Location Plan
Appendix A: Exploration Logs and Unified Soil Classification System (USCS)
Appendix B: Summary Report
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APPENDIX A
t
Exploration Logs & USCS
G
t[
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w o d m Remarks
C p y
z p N C�. r �...� N N
p,^ U N d N N > N U C N -2�.
USCS Description a m E E o o .5 1)-- �
P o ch.2 E E F p o '; 0 D Note:BGS=Below
N C o z o 0 o° ¢ Ground Surface
0.0 LL PI
LEAN CLAY,(CL)dark brown,very stiff,
moist
Significant vegetation and
CL organics to 6 inches BGS.
POORLY GRADED GRAVEL,With Sand,
Silt And Cobbles,(GP-GM)brown,medium °
dense,moist,strong cementation O
GP- °
GM o
2.5 O 5.0 4.3
°
O
POORLY GRADED GRAVEL,With Sand
And Silt,(GP)reddish brown,dense,moist,
moderate cementation
GP =.\„
m '
a `\
m POORLY GRADED GRAVEL,With Sand 5.0 _
F And Cobbles,(GP)light brown,medium
zdense,moist
I GP
E N _
mCU
_.
fn
[ O
FTest Pit Terminated at 7.0 Feet.
i U
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io
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0
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Client: CONGER Test Pit Number: TP-2 EXPLORATORY
w
Project: B015477B Date Excavated: 01-22-2015
a Backhoe: CASE 580 Bucket Width: 2'Of
`-T R aT'a TEST PIT LOG
a
Depth to Groundwater: N.E. Logged By: ND y " Sheet 1 Of 1
I
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uj c o 'y
o m Remarks
USCS Description m E m T d d o s °�E Note:BGS=Below
a a J Ground Surface
0.0 LL PI
LEAN CLAY,(CL)dark brown,very stiff,
moist
CL Significant vegetation and
organics to 6 inches BGS.
POORLY GRADED GRAVEL WITH SILT
AND SAND,(GP-GM)yellowish tan, °
medium dense,moist,strong cementation O
0
O
0
0
2.5 0
0
GP- p al
GM
O
0
O
0
a O
f- o
a
� o
m o
v
m POORLY GRADED GRAVEL,With Sand, 5.0 Infiltration test at 6 feet BGS.
F:: (GP)tan,medium dense,moist Greater than 20 inches per
hour,measured.
GP
w
0
Test Pit Terminated at 6.0 Feet.
a
0
m
'w
0
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o
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Client: CONGER Test Pit Number: TP-4
E EXPLORATORY
w Project: B015477B Date Excavated: 01-22-2015 5 T R aT a TEST PIT LOG
Backhoe: CASE 580 Bucket Width: 2' r
Depth to Groundwater: N.E. Logged By: ND ........ Sheet 1 Of 1
'"
I
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Z
o m Remarks
wo � �j �N
" N n
c n.
USCS Description E C w d�
E F n. o cn o g fi Note:BGS=Below
`� `0 o z o a ¢ Ground Surface
0.0 LL PI
LEAN CLAY,(CL)dark brown,stiff,moist
CL Significant vegetation and
organics to 6 inches BGS.
SILT,With Sand,(ML)light tan,hard,
moist,moderate cementation
2.5
ML
i
5.0
i
SILTY SAND,(SM)light tan,medium
dense,moist
i
SM
CL
N 7.5
i H
m
a POORLY GRADED SAND,With Gravel,
[ m (SP)tan,medium dense,moist
SP
� n
j W s
k �
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10.0
¢ Test Pit Terminated at 10.0 Feet.
0
co
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a
tClient: CONGER Test Pit Number: TP-6
IL EXPLORATORY
i ;
w Project: B015477B Date Excavated: 01-22-2015 -i-R aTe3 TEST PIT LOG
Backhoe: CASE 580 Bucket Width: 2'
),Depth to Groundwater: N.E. Logged By: DS =' `` Sheet 1 Of 1
i
I:
m o m Remarks
(n co N 45 y
o.� Urn an NN> m chi c d�
0 E E ' ° 0 °' ° `� Note:BGS=Below
USCS Description o o o a s 0
U) a Z U) o ci 0 Q Ground Surface
0.0 LL PI
LEAN CLAY,(CL)dark brown,stiff,moist
Significant vegetation and
organics to 6 inches BGS.
CL
SILT,With Sand And Gravel,(ML)light
brown,hard,moist,moderate cementation
r
4 2.5
r
G
ML
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Test Pit Terminated at 4.0 Feet.
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Client: CONGER Test Pit Number: TP-8 EXPLORATORY
N Project: 60154776 Date Excavated: 01-22-2015 T R aTa TEST PIT LOG
F Backhoe: CASE 580 Bucket Width: 2' „
Sheet 1 Of 1
Depth to Groundwater: N.E. Logged By: DS
R:\CADD Standards\Borders\Boring Log 2014Avg,5/23/2014 11.46:05 AM,DN"7G"po PDF.pc3
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GRAPH LETTER TYPICAL NAMES
SYMBOL SYMBOL
Q GW Well—Graded Gravel,
CLEAN Gravel—Sand Mixtures.
GRAVEL GP Poorly—Graded Gravel,
Gravel—Sand Mixtures.
GRAVEL
GRAVEL ' I GM Silty Gravel, Gravel—
WITH `I,) Sand—Silt Mixtures.
FINES Clayey Gravel, Gravel—
COARSE AWED 'V D £'`t>�,y GC Sand—Clay Mixtures.
0 Well—Graded Sand,
SOIL CLEAN s SW Gravelly Sand.
SAND SP Poorly—Graded Sand,
SAND Gravelly Sand.
� � � SM Silty Sand,
SAND Sand—Silt Mixtures.
WITH Clayey Sand,
FINES Sc
Sand—Clay Mixtures.
^` Inorganic Silt, Sandy
ML or Clayey Silt.
E SILT AND CLAY Inorganic Clay of Low
j LIQUID LIMIT CL to Medium Plasticity,
LESS THAN 50% Sandy or Silty Clay.
l l l l l l OL Organic Silt and Clay
of Low Plasticity.
FINE Inorganic Silt, Mica—
GRAINED
SOIL I MH ceous Silt, Plastic
I
SILT AND CLAY
3 j Silt.
Inorganic Clay of High
LIQUID LIMIT CH Plasticity, Fat Clay.
, Organic Clay of Medium
GREATER THAN 50% ��,���\, OH to High Plasticity.
-_: .- PT Peat, Muck and Other
Highly Organic Soil.
BORING LOG SYMBOLS GROUNDWATER SYMBOLS TEST PIT LOG SYMBOLS
aStandard 2—Inch OD - Groundwater
Split—Spoon Sample — After 24 Hours BG Ba99ie Sample
i
E California Modified 3—Inch (7_3-07) Indicates Date of S
Bulk Sample
OD Split—Spoon Sample Reading
II Rock Core Groundwater F
G Ring Sample
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at Time of Drilling
Shelby Tube 3—Inch OD _
Undisturbed Sample
f' Shorthand Notation:
BGS = Below Existing Ground Surface
E N.E. = None Encountered S _rR&-rak
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USDA United States A product of the National Custom Soil Resource
f� Department of Cooperative Soil Survey,
Agriculture a joint effort of the United Report for
F „•-n C States Department of
N Agriculture and other Ada
County,
Federal agencies, State
Natural agencies including the
Resources Agricultural Experiment Idaho
Conservation Stations, and local
Service participants
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6
alternative means for communication of program information (Braille, large print,
audiotape, etc.) should contact USDA's TARGET Center at(202) 720-2600 (voice
and TDD). To file a complaint of discrimination,write to USDA, Director, Office of
Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or
call (800) 795-3272 (voice) or(202) 720-6382 (TDD). USDA is an equal opportunity
provider and employer.
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How Soil Surveys Are Made
Soil surveys are made to provide information about the soils and miscellaneous
areas in a specific area. They include a description of the soils and miscellaneous
areas and their location on the landscape and tables that show soil properties and
limitations affecting various uses. Soil scientists observed the steepness, length,
and shape of the slopes; the general pattern of drainage; the kinds of crops and
native plants; and the kinds of bedrock. They observed and described many soil
profiles.A soil profile is the sequence of natural layers, or horizons, in a soil. The
profile extends from the surface down into the unconsolidated material in which the
soil formed or from the surface down to bedrock. The unconsolidated material is
devoid of roots and other living organisms and has not been changed by other
biological activity.
Currently, soils are mapped according to the boundaries of major land resource
areas (MLRAs). MLRAs are geographically associated land resource units that
share common characteristics related to physiography, geology, climate,water
resources, soils, biological resources, and land uses (USDA, 2006). Soil survey
areas typically consist of parts of one or more MLRA.
The soils and miscellaneous areas in a survey area occur in an orderly pattern that
is related to the geology, landforms, relief, climate, and natural vegetation of the
area. Each kind of soil and miscellaneous area is associated with a particular kind
of landform or with a segment of the landform. By observing the soils and
miscellaneous areas in the survey area and relating their position to specific
segments of the landform, a soil scientist develops a concept, or model, of how they
were formed. Thus, during mapping, this model enables the soil scientist to predict
with a considerable degree of accuracy the kind of soil or miscellaneous area at a
specific location on the landscape.
Commonly, individual soils on the landscape merge into one another as their
characteristics gradually change. To construct an accurate soil map, however, soil
scientists must determine the boundaries between the soils. They can observe only
a limited number of soil profiles. Nevertheless, these observations, supplemented
by an understanding of the soil-vegetation-landscape relationship, are sufficient to
verify predictions of the kinds of soil in an area and to determine the boundaries.
Soil scientists recorded the characteristics of the soil profiles that they studied. They
noted soil color, texture, size and shape of soil aggregates, kind and amount of rock
fragments, distribution of plant roots, reaction, and other features that enable them
to identify soils.After describing the soils in the survey area and determining their
i properties, the soil scientists assigned the soils to taxonomic classes(units).
Taxonomic classes are concepts. Each taxonomic class has a set of soil
characteristics with precisely defined limits. The classes are used as a basis for
t comparison to classify soils systematically. Soil taxonomy, the system of taxonomic
j classification used in the United States, is based mainly on the kind and character
of soil properties and the arrangement of horizons within the profile.After the soil
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Custom Soil Resource Report
identified each as a specific map unit. Aerial photographs show trees, buildings,
fields, roads, and rivers, all of which help in locating boundaries accurately.
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3 Custom Soil Resource Report 3
Soil Map
N �
PO '�
552980 552910 552940 55M 5530M 553030 5530M 553090
43°39 W N s x ,,; : .,, -- ._ _ _.. 43°39 IV N
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552880 552910 552940 55M 553000 553030 55309D 553090
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Map Scale:1:1,460 if printed on A portrait(8.5'x 11")sheet 5
N Meters
N 0 20 40 80 120
reef
0 50 100 200 300
Map projection:Web Mercator Comer coordinates:WGS84 Edge tics:UTM Zone 11N WGS84
9
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Custom Soil Resource Report
Map Unit Legend
Ada County,Idaho(ID001)
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
5 Aquic Torriorthents,0 to 3 4.3 81.9%
percent slopes
48 Elijah silt loam,0 to 2 percent 1.0 18.1%
slopes
Totals for Area of Interest 5.3 100.0%
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the
soils or miscellaneous areas in the survey area. The map unit descriptions, along
with the maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the
landscape, however, the soils are natural phenomena, and they have the
characteristic variability of all natural phenomena. Thus, the range of some
observed properties may extend beyond the limits defined for a taxonomic class.
Areas of soils of a single taxonomic class rarely, if ever, can be mapped without
including areas of other taxonomic classes. Consequently, every map unit is made
up of the soils or miscellaneous areas for which it is named and some minor
components that belong to taxonomic classes other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
j map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They
generally are in small areas and could not be mapped separately because of the
scale used. Some small areas of strongly contrasting soils or miscellaneous areas
j are identified by a special symbol on the maps. If included in the database for a
given area, the contrasting minor components are identified in the map unit
E descriptions along with some characteristics of each.A few areas of minor
° components may not have been observed, and consequently they are not
mentioned in the descriptions, especially where the pattern was so complex that it
was impractical to make enough observations to identify all the soils and
miscellaneous areas on the landscape.
i
The presence of minor components in a map unit in no way diminishes the
usefulness or accuracy of the data. The objective of mapping is not to delineate
i pure taxonomic classes but rather to separate the landscape into landforms or
landform segments that have similar use and management requirements. The
delineation of such segments on the map provides sufficient information for the
P
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Custom Soil Resource Report
Ada County, Idaho
5—Aquic Torriorthents, 0 to 3 percent slopes
Map Unit Setting
National map unit symbol. 2#4
Elevation: 2,500 to 3,100 feet
Mean annual precipitation: 10 to 12 inches
Mean annual air temperature: 48 to 52 degrees F
Frost-free period: 140 to 160 days
Farmland classification: Prime farmland if irrigated and drained
Map Unit Composition
Aquic torriorthents and similar soils: 90 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Aquic Torriorthents
Setting
Landform: Drainageways, stream terraces
Down-slope shape: Linear
Across-slope shape: Linear
Parent material. Mixed alluvium
Typical profile
A-0 to 20 inches: loam
C-20 to 60 inches: sand, gravel
Properties and qualities
Slope: 0 to 3 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Somewhat poorly drained
Capacity of the most limiting layer to transmit water(Ksat): Moderately high to
high (0.57 to 2.00 in/hr)
Depth to water table: About 18 to 36 inches
Frequency of flooding: Rare
j Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Sodium adsorption ratio, maximum in profile: 5.0
E
Available water storage in profile: Low(about 3.6 inches)
I Interpretive groups
Land capability classification (irrigated): 4w
Land capability classification (nonirrigated): 6c
Hydrologic Soil Group: C
Hydric soil rating: No
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soils of moderately fine texture or fine texture. These soils have a slow rate of water
transmission.
Group D. Soils having a very slow infiltration rate (high runoff potential)when
thoroughly wet. These consist chiefly of clays that have a high shrink-swell
potential, soils that have a high water table, soils that have a claypan or clay layer at
or near the surface, and soils that are shallow over nearly impervious material.
These soils have a very slow rate of water transmission.
If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is
for drained areas and the second is for undrained areas.
Surface runoff refers to the loss of water from an area by flow over the land surface.
Surface runoff classes are based on slope, climate, and vegetative cover. The
concept indicates relative runoff for very specific conditions. It is assumed that the
surface of the soil is bare and that the retention of surface water resulting from
irregularities in the ground surface is minimal. The classes are negligible, very low,
low, medium, high, and very high.
Report—Hydrologic Soil Group and Surface Runoff
Absence of an entry indicates that the data were not estimated.The dash indicates
no documented presence.
Hydrologic Soil Group and Surface Runoff—Ada County,Idaho
Map symbol and soil name Pct.of map unit Surface Runoff Hydrologic Soil Group
5—Aquic Torriorthents,0 to 3 percent slopes
Aquic torriorthents 90 — C
48—Elijah silt loam,0 to 2 percent slopes
Elijah,plowed 85 — C
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Custom Soil Resource Report
United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 43041. http://vvww.nres.usda.gov/wps/portal/
nres/detail/soils/scientists/?cid=nres142p2-054242
United States Department of Agriculture, Natural Resources Conservation Service.
2006. Land resource regions and major land resource areas of the United States,
the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook
296. http://�vww.nres.usda,gov/wps/portal/nres/detail/national/soils/?
cid=nres142p2_053624
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210. http.//
WWW.IlrCS.Llsda.gov/lnternet/FSE—DOCUMENTS/nrcsl42p2_052290.pdf
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Breckon Land Design Inc.
Post Office Box 44465
Boise, Idaho 83711
p:208-376-5153
f:208-376-6528
.. A
www.breckonlanddesign.com
Landscape Architecture•Civil Engineering•Graphic Communication•Erosion Control•Irrigation Design•Land Planning
January 18, 2017
City of Meridian, Current Planning Division
33 E. Broadway Ave.
Meridian, ID 83642
Project: Movado Subdivision Phase 1 B
4225 E. Overland Rd.
Meridian, ID 83642
Re: Engineers statement of certification
All street finish centerline elevations are set a minimum of three feet above the highest established normal
groundwater elevation, per the Geotechnical Engineering Evaluation for Proposed Movado Subdivision, by Strata,
dated April 19, 2016.
If you require any additional information or supporting documentation, please let me know.
Sincerely,
Breckon Land Design, Inc.
y��ONAL 4,
eSTE,? F ti� Digitally signed by Matthew S.
Derr, PE
Reason: Document Signature
Date:'2017.01.18 11:12:01 -07'00'
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