Application Materials Hearing Date : March 7 , 2017
File No . (s) : H-2017-0012
Project Name : Movado Estates Subdivision FP No . 3
Request : Request for a final plat consisting of fifty- one (51 ) single family residential lots
and eleven ( 11 ) common lots on approximately 16 . 37 acres in the R4 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 1E.
EECEIV
FEB 10 8 2017
E IDIAN By: Planning Division
DEVELOPMENT REVIEW APPLICATION
STAFF USE ONL
Project name : a � a D
File number(s) : — 2--�
Assigned Planner: . o s/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
El Final Plat ❑ Other
❑ Final Plat Modification
Applicant Information
Applicant name : Dave Evans Construction LLC Phone : 208 . 853 . 1203
Applicant address : 7761 W. Riverside Drive , Suite 100 Email : davee@devansconstruction . com
City : Boise State : ID Zip : 83714
Applicant ' s interest in property : El Own ❑ Rent ❑ Optioned ❑ Other
Owner name : Dave Evans Construction LLC Phone : 208 . 853 . 1203
Owner address : 7761 W. Riverside Drive , Suite 100 Email : davee@devansconstruction . com
City : Boise State : ID Zip : 83714
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 : 88706
Primary contact is : ❑ Applicant ❑ Owner M Agent/Contact
Subject Property Information
Location/street address : 4225 E Overland Road Township, range , section : 3 N 1 E Sec . 21
I
Assessor' s parcel number(s) : S1121131500 Total acreage : Zoning district : RUT
4 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone : 208-884- 5533 Fax : 208 -888-6854 www. meridiancityore/olanning
1 - (Rev. 0611212014)
Project/subdivision name : Movado Estates
General description of proposed project/request : Final Plat Application for Phase 1A consisting of
approximately 16 . 37 acres , 51 residential and 11 common lots .
Proposed zoning district(s) : R-8
Acres of each zone proposed : 16 . 37
Type of use proposed (check all that apply) :
® 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 : 51 Number of building lots :
Number of common lots : 11 Number of other lots :
Proposed number of dwelling units (for multi-family developments only) :
1 bedroom : 2-3 bedrooms : 4 or more bedrooms :
Minimum square footage of structure (excl. garage) : Maximum building height:
Minimum property size (s . f) : Average property size (s . £ ) :
Gross density (Per UDC 11 - 1A- 1 ) : 4 . 19 du/acre Net density (Per UDC I I - 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 11 -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: ® Single-family Detached ® 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 :
Applicant signature : Date : 01 , 19 , 2016
Community Development ■ Planning Division ■ 33 E . Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone : 208 -884- 5533 Fax : 208 -888-6854 www. meridiancitv. ors/nlanning
-2- (Rev. 0611212014)
h�ett Mcacgt xnt / $'i Dtw! rrm / cons%(* h4s,safm:at
February 6, 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 3
Final Plat Application
Dear Mr . Beach :
Attached for your review and favorable consideration is the Final Plat application for the
Movado Estate Phase 3 . This phase of construction consists of 51 residential and 11 common lots on
approximately 16 . 37 acres or land in the R -8 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 :
Approved Applications : AZ, PP — H - 2016 - 0112
On behalf of the applicant, Conger Management Group 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,
VAD . nger
Managing Member
I
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4824 W . Fairview Ave. • Boise, Idaho • 83706
208633605355
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
• 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
0 6' High Berm with Boulders and Ground Cover
o Tunnel Under Pathway
0 2 Play pits
o Log Walk/Balance with Log Stump Jump
o Log Bridge with Log Crawler/Climber
• Movado Neighborhood Park:
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
playground.
o Water Feature
• Picnic Areas
• Regional and Neighborhood Pathways:
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 113 Final Plat
DevCo LLC,Real Estate Development
Page 2
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Movado Estates — Phase 3 Final Plat
DevCo LLC, Real Estate Development
Page 3
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DevCo LLC, Real Estate Development
Page 4
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Movado Estates — Phase 3 Final Plat
DevCo LLC, Real Estate Development
Page 5
Ag%k Sawtooth Land Surveying, LLC
5Awroor P: (208) 398-8104 F: (208) 398-8105
La�Suncyi�LLG 2030 5. Wa5hington Ave., Emmett, ID 83G 17
Legal Description
Phase 3
August 16, 2016
BASIS OF BEARINGS for this legal description is South 89113'35" 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;
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 67°30'46" East, 19.76 feet;
Thence South 64140'54" 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 arc of said curve to the right and said centerline of the Five Mile
Canal, with a central angle of 35022'58", a radius of 50.00 feet, subtended by a chord bearing
South 46°59'25" East, 30.39 feet;
Thence South 29117'56" 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 5043'42", a radius of 500.00 feet, subtended by a chord bearing
South 32009'47" East, 49.97 feet;
Thence South 35101'38" East, coincident with said centerline of the Five Mile Canal, 225.08
feet;
Thence South 35158'42" East, coincident with said centerline of the Five Mile Canal, 175.40
feet and the POINT OF BEGINNING;
Thence continuing South 3505842 East, coincident with said centerline of the Five Mile Canal,
58.55 feet to the beginning of a tangent curve;
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Thence 72.60 feet along the arc of said curve to the left and said centerline of the Five Mile
Canal, with a central angle of 41135'47", a radius of 100.00 feet, subtended by a chord bearing
South 56146'36" East, 71.02 feet;
Thence South 77034'29" East, coincident with said centerline of the Five Mile Canal, 200.64
feet to the beginning of a tangent curve;
Thence 112.46 feet along the arc of said curve to the right and said centerline of the Five Mile
Canal, with a central angle of 32013'00", a radius of 200.00 feet, subtended by a chord bearing
South 61°27'59" East, 110.98 feet;
Thence South 45021'29" East, coincident with said centerline of the Five Mile Canal, 78.42 feet
to the beginning of a tangent curve;
Thence 199.25 feet along the arc of said curve to the left and said centerline of the Five Mile
Canal, with a central angle of 57004'56", a radius of 200.00 feet, subtended by a chord bearing
South 73053'57" East, 191.12 feet;
Thence North 77033'34" East, coincident with said centerline of the Five Mile Canal, 109.40
feet to 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 47143'16", a radius of 200.00 feet, subtended by a chord bearing
South 78034'47" East, 161.81 feet;
Thence South 54143'11" East, coincident with said centerline of the Five Mile Canal, 67.31
feet;
Thence South 35016'51" West, 162.65 feet to the beginning of a non-tangent curve;
Thence 27.53 feet along the arc of said curve to the right, with a central angle of 4118'33", a
radius of 366.00 feet, subtended by a chord bearing South 64018'12" East, 27.52 feet;
Thence South 27051'05" West, 44.00 feet;
Thence South 0011'08" West, 422.46 feet;
Thence North 89148'56" West, 115.00 feet;
Thence South 0011'04" West, parallel with said west line of the NE1A of Section 21, a distance
of 6.86 feet;
Thence North 89008'03" West, 730.05 feet;
Thence North 0011'04" East, parallel with said west line of the NE1/4 of Section 21, a distance
of 23.20 feet;
Thence North 89148'56" West, 144.00 feet;
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Page 12
Thence North 0011'04" East, parallel with said west line of the NE1/4 of Section 21, a distance
of 372.00 feet;
Thence South 89048'56" East, 95.56 feet;
Thence North 44°48'56" West, 7.87 feet;
Thence North 0011'03" East, a distance of 298.00 feet;
Thence South 89148'56" East, 40.00 feet;
Thence North 0111'04" East, parallel with said west line of the NE1/4 of Section 21, a distance
of 240.64 feet to the POINT OF BEGINNING.
The above described parcel contains 16.37 acres more or less.
Carl Porter PLS Date
End Description
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ADA COUNTY RECORDER Christopher D.Rich 2017-000982
BOISE IDAHO Pgs=10 BONNIE OBERBILLIG 01/04/2017 04:13 PM
TITLEONE BOISE $37.00
Recording Requested By and
When Recorded Return to:
Dave Evans Construction LLC
7761 N.Riverside Dr.,Ste, 100
Boise,Idaho 83714
Attn:Dave Evans
SPACE ABOVE THIS LINE FOR 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 ("Grantor"), does hereby
grant, sell, transfer and convey to Dave Evans Construction LLC, an Idaho limited liability
company ("Grantee"), whose address is 7761 N. Riverside Dr., Ste, 100, Boise, Idaho 83714,
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
DISCLAIMED AND WAIVED TO THE FULLEST EXTENT ALLOWED BY LAW.
SPECIAL WARRANTY DEED- 1
03545.0007.8575163.2
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 as of the T-h day of January, 2017.
Bienapfl Family Limited Partnership, an
Idaho limited partnership:
By:
William P. Bienapfl,Jr. (also own as
William P. Bienapfl), General Partner
STATE OF IDAHO )
)ss.
County of Ada `� )
On this day Y of January, 2017, before me f
a Notary Public in and for said state, personally appeared William P. Bienapfl, 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 year in thi§�,gtifieate first above written.
a ' cas°heo
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SPECIAL.WARRANTY DEED-2
035,15.0007.8575163.2
EXHIBIT A
LEGAL DESCRIPTION
Parcel IA:
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 1127.44 feet to the centerline of the Five Mile Canal, the beginning of a non-tangent
curve; 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 arc 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 and the
Point of Beginning; thence continuing
South 35°58'42" East, coincident with said centerline of the Five Mile Canal, 58.55 feet to the
beginning of a tangent curve; thence 72.60 feet along the are of said curve to the left and said
centerline of the Five Mile Canal, with a central angle of 41°35'47", a radius of 100.00 feet,
subtended by a chord bearing South 56°46'36"East,71.02 feet; thence
South 77°34'29" East, coincident with said centerline of the Five Mile Canal, 200.64 feet to the
beginning of a tangent curve; thence 112.46 feet along the arc of said curve to the right and said
centerline of the Five Mile Canal, with a central angle of 32°13'00", a radius of 200.00 feet,
subtended by a chord bearing South 61127'59" East, 110.98 feet; thence
South 45021'29" East, coincident with said centerline of the Five Mile Canal, 78.42 feet to the
beginning of a tangent curve; thence 199.25 feet along the arc of said curve to the left and said
centerline of the Five Mile Canal, with a central angle of 5704'56", a radius of 200.00 feet,
subtended by a chord bearing South 73°53'57" East, 191.12 feet; thence
SPECIAL WARRANTY DEED-3
03545.0007.8575163.2
North 77°33'34" East, coincident with said centerline of the Five Mile Canal, 109.40 feet to the
beginning of a tangent curve; thence 166.58 feet along dle are 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 54'43'11" East, coincident with said centerline of the Five Mile Canal, 67.31 feet; thence
South 35°16'51" West, 162.65 feet to the beginning of a non-tangent curve; thence 27.53 feet
along the arc of said curve to the right, with a central angle of 4°18'33", a radius of 366.00 feet,
subtended by a chord bearing South 64°18'12"East,27.52 feet; thence
South 27°51'05" West,44.00 feet; thence
South 0°11'08"West,422.46 feet; thence
North 89°48'56"West, 115.00 feet;thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 6.86 feet;thence
North 89°08'03" West,730.05 feet; thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 23.20 feet; thence
North 89°48'56" West, 144.00 feet; thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 372.00 feet; thence
South 89°48'56" East,95.56 feet; thence
North 44°48'56" West,7.87 feet; thence
North 0°11'03"East, a distance of 298.00 feet; thence
South 89°48'56" East,40.00 feet; thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 240.64 feet to the Point of Beginning
Parcel 2A:
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 comer 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:
1
E
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 2618.11 feet to the Point of Begiiuiing; thence
South 89008'03"East,244.02 feet; thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 143.21 feet; thence
South 89°48'56"East, 144.00 feet; thence
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SPECIAL WARRANTY DEED-4
i
03545.0007.9575163.2
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South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 23.20 feet; thence
South 89°08'03"East,730.05 feet; thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 6.86 feet; thence
South 89°48'56" East, 115.00 feet; thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 150.00 feet; thence
North 89°48'56"West,49.00 feet; thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 168.87 feet to the centerline of the Ridenbaugh Canal; thence
North 84°03'21" West, coincident with said centerline of the Ridenbaugh Canal, 20.23 feet;
thence
South 89°28'30" West, coincident with said centerline of the Ridenbaugh Canal, 187.09 feet;
thence
South 0°55'40" West,20.23 feet; thence
North 89°10'02" West, 976.67 feet to the West line of the Southeast quarter of said Section 21;
thence
North 0°12'27" East, coincident with said West line of the Southeast quarter of Section 21, a
distance of 174.05 feet to the Southwest corner of said Northeast quarter of Section 21; thence
North 0"11'04"East, 39.00 feet to the Point of Beginning.
Parcel 3A:
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 comer 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 1946.24 feet to the Point of Beginning;thence
South 89°48'56"East, 334.00 feet;thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 154.00 feet; thence
South 44°48'56"East,7.87 feet; thence
North 89°48'56"West, 95.56 feet; thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 515.21 feet; thence
North 89°08'03" West, 244.02 feet to said West line of the Northeast quarter of Section 21;
thence
SPECIAL WARRANTY DEED-5
03545.0007,8575163.2
North 0°11'04" East, coincident with said West line of the Northeast quarter of Section 21, a
distance of 671.87 feet to the Point of Beginning.
Parcel 4A:
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 comer 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 1882.87 feet; thence
South 89°13'35" East, parallel to the North line of said Northeast quarter of Section 21, a
distance of 1322.19 feet to the Point of Beginning;
thence continuing
South 54°43'09" East, coincident with said centerline of the Five Mile Canal, 165.49 feet to the
beginning of a tangent curve; thence 193.80 feet along the arc of said curve to the left and said
centerline of the Five Mile Canal, with a central angle of 60°01'20", a radius of 185.00 feet,
subtended by a chord bearing South 84°43'49"East, 185.06 feet; thence
South 24°44'29"East, 40.00 feet; thence
South 41°14'59" East, 124.27 feet; thence
South 23°45'23"East, 45.82 feet; thence
South 13°37'04"East, 89.91 feet; thence
South 0°11'04" West, parallel with said West line of the Northeast quarter of Section 21, a
distance of 407.14 feet; thence
South 24°11'35"East, 51.06 feet; thence
South 6°17'30"West, 162.90 feet to the centerline of the Ridenbaugh Canal; thence
North 84°03'21" West, coincident with said centerline of the Ridenbaugh Canal, 603.79 feet;
thence
North 0°11'04" East, parallel with said West line of the Northeast quarter of Section 21, a
distance of 168.87 feet; thence
South 89°48'56" East,49.00 feet; thence
North 0011'04"East, 150.00 feet; thence
North 0°l1'08"East,422.46 feet; thence
North 27°51'05" East,44.00 feet to the beginning of a non-tangent curve; thence 27.53 feet along
the arc of said curve to the left, with a central angle of 4°18'33", a radius of 366.00 feet,
subtended by a chord bearing North 64°18'12" West,27.52 feet; thence
North 35°16'51"East, 162.65 feet to the Point of Beginning.
SPECIAL WARRANTY DEED-6
03545.0007.8575163.2
i
Parcel 5A:
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 East half of Section 21, Township 3 North, Range I East, Boise
Meridian,City of Meridian,Ada County,Idalno,more particularly described as follows:
Commencing at an aluminum cap marking the Northeast corner of said Section 21; thence
South 0°37'54" West, coincident with the East line of the Northeast quarter of said Section 21, a
distance of 2661.26 feet to the East quarter conger of said Section 21; thence
North 89°08'00" West, coincident with the South line of said Northeast quarter of Section 21, a
distance of 107.56 feet to the Point of Beginning; thence continuing
North 89°08'00" West, coincident with the South line of said Northeast quarter of Section 21, a
distance of 102.32 feet to the centerline of the Ridenbaugh Canal; thence
South 39°51'57" West, coincident with said centerline of the Ridenbaugh Canal, 253.25 feet;
thence
South 65°04'09" West, coincident with said centerline of the Ridenbaugh Canal, 100.00 feet;
thence
North 84°03'21" West, coincident with said centerline of the Ridenbaugh Canal, 411.17 feet;
thence
North 6°17'30"East, 162.90 feet; thence
North 24'11'35" West, 51.06 feet; thence
North 0°11'04" East, parallel with the West line of the Northeast quarter of said Section 21, a
distance of 369.54 feet; thence
North 68°36'22"East, 66.10; thence
North 48°45'01" East,232.05 feet; thence
South 60°49'22"East,218.43 feet;thence
South 0°37'54" West, parallel with said East line of the Northeast quarter of Section 21, a
distance of 209.73 feet; thence
South 37°28'54"West, 10.84 feet; thence
South 64057'48"East, 129.03 feet; thence
South 46°47'08"East,46.58 feet; thence
South 52°31'06"East,248.87 feet to the Point of Beginning.
Parcel 6A:
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 comer of
Section 21, both in Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada
County, Idaho.
SPECIAL WARRANTY DEED-.7
03545.0007.8575163.2
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 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 2079.01 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 582.24 feet to the East quarter corner of said Section 21; thence
North 89°08'00" West, 107.56 feet; thence
North 5291'06" West,248.87 feet; thence
North 46°47'08" West,46.58 feet; thence
North 64°57'48"West, 129.03 feet; thence
North 37°28'54"East, 10.84 feet; thence
North 0°37'54"East,parallel with said East line of the Northeast quarter of Section 21, a distance
of 209.73 feet; thence
North 60°49'22"West,218.43 feet; thence
South 48°45'01"West,232.05 feet; thence
South 68°36'22"West,66.10 feet; thence
North 0°11'04" East, parallel with the West line of said Northeast quarter of Section 21, a
distance of 37.60 feet; thence
North 13°37'04"West, 89.91 feet; thence
North 23°45'23"West,45.82 feet; thence
North 41°14'59"West, 124.27 feet; thence
North 24°44'29" West,40.00 feet to the centerline of the Five Mile Canal and the beginning of a
non-tangent curve; thence 53.30 feet along the arc of said curve to the left and said centerline of
the Five Mile Canal, with a central angle of 16°30'30", a radius of 185.00 feet, subtended by a
chord bearing North 57°00'16"East, 53.12 feet; thence
North 48°45'01" East, coincident with said centerline of the Five Mile Canal, 202.35 feet to the
beginning of a tangent curve; thence 100.03 feet along the are of said curve to the right and said
centerline of the Five Mile Canal, with a central angle of 45°50'58", a radius of 125.00 feet,
subtended by a chord bearing North 71°40'30"East,97.38 feet; thence
South 85°24'01" East, coincident with said centerline of the Five Mile Canal, 171.21 feet to the
beginning of a tangent curve; thence 53.25 feet along the arc of said curve to the right 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 South 73'11'50" East,52.84 feet; thence
South 60°59'38" East, coincident with said centerline of the Five Mile Canal, 85.77 feet; thence
South 60°46'33" East, coincident with said centerline of the Five Mile Canal, 232.89 feet; thence
South 63°04'43" East, coincident with said centerline of the Five Mile Canal, 192.92 feet to the
beginning of a tangent curve; thence 27.80 feet along the arc of said curve to the right 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 South 31°13'24"East,26.39 feet; thence
South 89°22'06" East,44.00 feet to the Point of Beginning.
SPECIAL WARRANTY DEED-8
03545.0007.8575163.2
EXHIBIT B
PERMITTED EXCEPTIONS
I. 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 Nampa-Meridian Irrigation
District and is subject to any assessments levied thereby.
5. Right-of-way for Ridenbaugh Canal and the rights of access thereto for maintenance of
said canal.
6. Right-of-way for Eightmile Creek and the rights of access thereto for maintenance of said
creek.
7. Right-of-way for S. Cloverdale Road and the rights of access thereto for maintenance of
said road.
8. Reservations and exceptions in a United States Patent, and in the act authorizing the
issuance thereof, recorded December 30, 1899 in Book 3 of Patents, at Page 202, records
of Ada County, Idaho.
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.Drainage Easement recorded: February 5, 1959 as Instrument No. 446793, Book 37 of
Miscellaneous Records at Pages 469,470 and 471,records of Ada County, Idaho,
11. 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,
12. Ordinance No. 6150, recorded May 30, 2002 as Inst>ument No. 102060940, records of
Ada County, Idaho.
SPECIAL WARRANTY DEED-9
035,15,0007.8575163.2
13. Ordinance No. 6175, recorded August 29, 2002 as Instrument No. 102098378, records of
Ada County, Idaho.
14. Ordinance 10-16 (CAR16-00003), recorded April 21, 2016 as Instrument No. 2016-
033388,records of Ada County, Idaho.
i
t
SPECIAL WARRANTY DEED- 10
03545.0007.8575163.2
i
AFFIDAVIT OF LEGAL INTEREST
STATE OF EDAHO )
COUNTY OF ADA )
I Dave Evans Construction LLC . 7761 W. Riverside Drive , Suite 100
(name) (address)
Boise Idaho 83714
(city) (state)
being first duly sworn upon, oath, depose and say :
I . That I am the record owner of the property described on the attached, and I grant my
permission to :
Conger Management Group 4824 W. Fairview Ave . , Boise , ID 83706
(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 . 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 o2 5 day of January 52017
( Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written .
•.• ••• 0�D«.gpS a'ty
IAOTgR (Notary P blic for aho
r (N )
's A Residing at : ��`�
°orF •OF IO �,ro•••, My Commission Expires : `F
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone : 208-884-5533 Fax : 208488=6854 www . meridiancity . org/planning
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E IDIAN Meridian City Hall , Suite 102
33 E . Broadway Avenue
Meridian , Idaho 83642
Community Development 208 . 887 . 2211
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 ( 1st 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
Review Date: January 26, 2017 Final Plat RX
Project Name: Movado Sub Ph 1A T/R/S 3N 1E 21
Parcel Number(s): S1121131500
Project/Plat Applicant: Breckon Land Design, Inc. Phone No: 208-376-5153
City/County Agency: Ada County
THE FOLLOWING EXISTING STREET NAMES SHALL APPEAR ON PLAT
S CLOVERDALE RD E OVERLAND RD
v v v
a, o g v
n o
Proposed Street Names: U Q o N m Comments
1 E DIVIDE PASS ST X
2 S MOVADO AVE B Aligns with Goshen
3 S MOVADO WAY B Aligns with Goshen
4 E PEWTER FALLS DR A B C Aligns with Goldstone(OUT OFALIGNMENT)
5 S ROLLING HILLS DR X E Post type should be Avenue
6
7
8
PLEASE MAKE THE FOLLOWING CHANGES OR CORRECTIONS
Please replace S MOVADO AVE with S GOSHEN AVE
Please replace S MOVADO WAYwith S GOSHEN WAY
Please replace E PEWTER FALLS DR with E GOLDSTONE DR
Please replace S ROLLING HILLS DR with S ROLLING HILLS AVE
E
j 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
I A Sounds like an existing street
B Alignment with existing street
C Duplicate street name within Ada County
E
D Street name exceeds 13 letters
E Other
The overall final street names are subject to change at Final Plat phase levels
due to design changes, time constraints and or previous recorded plat street alignments.
E
Page 1 of 1
ti 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 /25/17 Review Needed By
Project/Subdivision Name Movado Subdivision Phase 1A Preliminary Plat
Final Plat RV/
Type Of Dwelling ( s )/Structure ( s ) Proposed single Family Multi - Family ❑ Other ❑
I ' m Applying To : FV1Name New Public or Private Street ( s ) Change Existing Street Name
Existing Street Name
Number Of New Public Streets Proposed 5 Number Of Private/Changed Streets Proposed
( Please Attach Plat/ Plan ) ( Please Attach Plat/ Plan )
Private/Changed Street Names Choices 1st Choice 2nd Choice
3rd Choice 4th Choice
Applicant Information
Company/ Firm Name : Breckon Land Design , Inc.
Applicant Type : Architect Developer Engineer P & Z Dept . Contractor Owner
El M El El El
Agent/Contact Name : Matt Derr
Email : mderr@breckon ld . com
Phone : 2FO87376-5153
Subject Property Information
Township Range Section
Location/Street Address 4225 E . Overland Road 3N 1 E 21
Parcel Number ( s ) IS1121131200
Owner Information
Same As Applicant ? No Yes
i
Owner Name/Company Dave Evans Construction , LLC Phone 208-853- 1203
Address 7761 K Riverside Dr. , Suite 100 City Boise State ID Zip 83714
li 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 -7270
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From : Anne Kawalec
To : Street NameMail ; Ada County Sheriff (Maps-addressin(iCo)ada911 net); Chris Campbell; Donald Watts; der g
Timinsky; Jon Tillman ; Ross Oven ; Scott Buck; Travis Tyson
Subject: RE: Movado Sub 1A Street Name Review
Date . Tuesday, January 31, 2017 3 : 51 : 05 PM
Approved . . . . . Movado Sub Phases 1A, 2B & 4B .
Anne Kawalec
Land Records Supervisor
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
Ada County Assessor ' s Office
190 E Front Street , Suite 107
Boise , ID 83702
( 208 ) 287 - 7261
" We are all pilgrims on the same journey, but some pilgrims have better road maps. " _Nelson
DeMille
From : Amanda Morse On Behalf Of Street NameMail
Sent : Thursday, January 26, 2017 10 : 51 AM
To : Ada County Sheriff ( Maps-addressing@ada911 . net) ; Anne Kawalec; Chris Campbell ; Donald Watts;
Greg Timinsky; Jon Tillman ; Ross Oyen ; Scott Buck; Travis Tyson
Subject : Movado Sub 1A Street Name Review
Greetings,
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 .
I have attached the previous review ( 213 & 413 ) for reference
Thank you !
Amanda Morse
GIS Technician
Ada County Assessor' s Office
190 E Front St, Ste 107
Boise, ID 83702
( 208 ) 287-7273
agmorseCcDadaweb . net
From : Travis Tyson
To : Street NameMail ; Ada County Sheriff (Maps-addressina (d)ada911 net) ; Anne Kawalec; Chris Campbell; Donald
Watts; Greg Timinskv; Jon Tillman ; Ross oven ; Scott Buc
Subject: RE : Movado Sub 1A Street Name Review
Date : Thursday, January 26, 2017 12 : 18 : 20 PM
Attachments: image001 . pna
Approved .
Please let me know if you have any questions .
Have a great day !
Thank You !
Travis Tyson
911 GIS Analyst
208 . 577 . 3613
ttyson (@adaweb . net
www . adasheriff. or�
D,- COMITY ITY SHFRIFF s OrFi(O.F
FINAL HYDROLOGY REPORT
for
MOVADO SUBDIVISION PHASE 1A
Address:
4225 E Overland Road
Meridian, Idaho
PREPARED BY:
A
a „
Breckon Land Design, Inc.
181 East 50'h Avenue
Garden City, Idaho 83714
p: (208) 376-5153
f: (208) 376-6528
S�pNAL fN
� y Digitally signed by Matthew
g1STE
Q� � 10 `�c�`� S.Derr,PE
Reason:Document
� � Signature
) I I Date:2017.01.20 14:55:52
F �Q� -0T00'
9T� OF
tiE s.
Project No. 16214
January 20, 2017
Landscape Architecture•Land Planning •Storm Water Management•Erosion Control•Graphic Communication•Water Management•Irrigation Design
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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At Design Point 9, the flows from Design Point 7 and Design Point 8 are combined and conveyed to one (1)
proposed 1,500-gal sand and grease traps used as a pretreatment facility before entering the proposed seepage
bed. Peak flows will not exceed the maximum flow rate of the sand and grease trap; therefore, a bypass will not
be required. Design flows are routed to and disposed in the proposed seepage bed. See Appendix C for sizing
calculations.
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Intensity-Duration-Frequency Curve
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Storm Water Calculations
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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 1A,Design Point 6
2
2 Enter number of Sand/Grease Traps(25 max) 3
Baffle Throat Velocity Is the
Vault Size Number s Peak Flow Spacing width Area(ft2) 0.5 fps Velocity
S/G Traps Q-cfs (inch) (inch) max. ok?
1500 G 1 4.03 20 60 8.33 0.48 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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[ S:\_projects\2016\16214 Movado Phase 1A\Admin\Reports\SW\Calclulations\ACHD_SD_CALCS_4-21-16.xism 1/20/2017,11:48 AM
Version 8.7,April 2016 With New IDF Curves
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ACHD Calculation Sheet for Sizing Seepage Bed With Optional Chambers
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 Engineers methodology must result
in facilities that meet or exceed these calculations in order to be accepted.
Note this spreadsheet pulls information from the"Peak QV"tab
Steps for Seepage Beds
Calculate Post-Development Flows(for pre-development flows,increase number of storage facilities to create new tab)
User input in yellow cells.
nin
1 Project Name Movado Subdivision Phase 1B,Desig nu ,-;,,
2 Enter number of Seepage Beds(25 max) 3
3 Design Storm 100'Q V'
4 Weighted Runoff Coefficient 0.60 Link to:
5 Area A(Acres) 2.84 acres
6 Approved discharge rate(if applicable) 0.07 cis
7 Design Vol W/15%Sediment V 6,772 ft3
8 Set Total Design Width of All Drain Rock W 15.0 it
9 Set Total Design Depth of All Drain Rock D 8.0 it
Rock Only,Do Not Include Filter Sand Depth or Cover
10 Void Ratio of Drain Rock Voids 0.4
0.4 for 1.5"-2"drain rock and 3/4"Chips
11 Design Infiltration Rate(8 in/hr max) Perc 8.00 in/hr
12 Size of WQ Perf Pipe(Perf 180°) Dia pipe 18 in 0.9
13 Size of Overflow Perf Pipe(Perfs 3601),READ if Q100>3.3 cis in
14 Calculate Total Storage per Foot Spf 48.2 ft3/ft
Spf=Apf=WxD-Arm p1,xVoids+1/2 Perf Area
15 Calculate Design Length L 141 ft 140.5736705
Override Value Required for Chambers
16 Variable Infiltration Window L SWL 141 ft
17 Variable Infiltration Window W SWW 15.0 it
18 Time to Drain 4.3 hours '...
90%volume in 48-hours minimum OK
19 Length of WQ&Overflow Perf Pipes 141 ft
20 Perf Pipe Checks.Qperf>=Qpeak; OK
where Qperf=CdxAxJ(2xgxH) d 0.0313 ft
Optional Storage Chambers
Note:This assumes chambers are organized in a rectangular layout.
1-StormTech,
1 Type of Chambers SC740
2 Volume to Store V 0 ft3
3 Installed Chamber Width Cw 4.25 it
Installed Chamber Depth Cd 2.50 ft
Installed Chamber Height Ch 7.12 ft
4 Chamber Void Factor
5 Chamber Storage Volume,Without Rock,Per Manuf 45.90 ft3/Unit
6 Chamber Storage Volume,With Rock,Per Manuf 74.90 ft3/Unit
7 Total Number of Units Required 0 ea
8 Area of Infiltration Aperc ftZ
9 Volume Infiltration Vperc 0 ft3/hr
10 Time to Drain f1DIV/01 hours
90%volume in 48-hours minimum ffDIV/01
5:\_projects\2016\16214 Movado Phase 1A\Admin\Reports\SW\Calclulations\ACHD_SD_CALCS 4-21-16.xlsm 1/20/2017,11:49 AM
Version 8.7,April 2016 With New IDF Curves
ACHD Calculation Sheet for Sizing Seepage Bed With Optional Chambers
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.
Note this spreadsheet pulls information from the"Peak Q,V"tab
Steps for Seepage Beds
Calculate Post-Development Flows(for pre-development flows,increase number of storage facilities to create new tab)
User input in yellow cells.
Qvr
Qvs�
1 Project Name Movado Subdivision Phase 3A,Desig QV4
3
2 Enter number of Seepage Beds(25 max) 3
3 Design Storm 100'Q V3'
4 Weighted Runoff Coefficient C 0.59 Link to:
5 Area A(Acres) 2.49 acres
6 Approved discharge rate(if applicable) 0.00 cfs
7 Design Vol W/15%Sediment V 5,839 ft3
8 Set Total Design Width of All Drain Rock W 15.0 ft
9 Set Total Design Depth of All Drain Rock D 8.0 ft
Rock Only,Do Not Include Filter Sand Depth or Cover
10 Void Ratio of Drain Rock Voids 0.4
0.4 for 1.5"-2"drain rock and 3/4"Chips
11 Design Infiltration Rate(8!n/hr max) Perc 8.00 in/hr
12 Size of WQ Perf Pipe(Perf 180°) Dia pipe 18 in 0.9
13 Size of Overflow Perf Pipe(Perfs 360%REQD if Q100>3.3 cfs in
14 Calculate Total Storage per Foot Spf 48.2 ft3/ft
Spf=Apf=WxD-AP._Pip xVoids+1/2 Perf—Area
15 Calculate Design Length L 221 ft 121.195293
Override Value Required for Chambers
16 Variable Infiltration Window L SWL 121 ft
17 Variable Infiltration Window W SWW 15.0 ft
18 Time to Drain 4.3 hours
90%volume in 48-hours minimum OK
19 Length of WQ&Overflow Perf Pipes 121 ft
20 Perf Pipe Checks.Qperf>=Qpeak; OK
where Qperf=CdxAxJ(2xgxH) d 0.0313 ft
Optional Storage Chambers
Note:This assumes chambers are organized in a rectangular layout.
1-StormTech,
1 Type of Chambers SC740
2 Volume to Store V 0 ft3
3 Installed Chamber Width Cw 4.25 ft
Installed Chamber Depth Cd 2.50 ft
Installed Chamber Height Ch 7.12 ft
4 Chamber Void Factor
5 Chamber Storage Volume,Without Rock,Per Manuf 45.90 ft3/Unit
6 Chamber Storage Volume,With Rock,Per Manuf 74.90 ft3/Unit
7 Total Number of Units Required 0 ea
8 Area of Infiltration Aperc ft2
9 Volume Infiltration Vperc 0 ft3/hr
10 Time to Drain HDIV/01 hours
90%volume in 48-hours minimum HDW/0!
5:\_projects\2016\16214 Movado Phase SA\Admin\Reports\SW\Calclulations\ACHD_SD CALCS_4-21-16.xlsm 1/20/2017,11:49 AM
Version 8.7,April 2016 With New IDF Curves
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r e9},F � April 19, 2016
File: B015477B
Mr, Jim D. Conger
Conger{Management Group
4824 West Fairview Avenue
Boise, Idaho 88706
jconger@congergroup.corn
RE: Geotechnical Engineering Evaluation
Proposed Movado Subdivision
4228 East Overland Road
Meridian Idaho
Dear Jim:
STRATA, A Professional Services Corporation (STRATA) is pleased to present our
authorized Geotechnical Engineering 'Evaluation for the proposed development of the
approximate 99-acre Movado Subdivision located at 4225 East Overland Road in Meridian,
Idaho. Our evaluation's purpose was to explore the subsurface conditions in the proposed
development area and provide geotechncal 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 geotechnicai recommendations for preparing the
site, including 'earthwork activities, stormwater drainage 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, goad'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 Conger Management Group, We look'
forward to our continued involvement on this project throughout construction. Please do net
hesitate to contact us if you have any questions or comments,
Sincerely,
STRATA,
s7 }ihan Darnall
' ff Enhneer' x
/71 }
1y.
y ✓' , , hael G, v!loodwrth
ngineering Manager
MGWIjs Vic)
vAvw.stratageotech.com
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TABLE OF CONTENTS
INTRODUCTION^ ------------------------------------` 1
PROJECT UNDERSTANDING..........................................................................................1
SUBSURFACE EVALUATION PROCEDURES ...............................................................2
SUBSURFACECONDITIONS..........................................................................................2
LABORATORY TESTING.................................................................................................3
GE{}TECHN|CAL OPINIONS AND RECOMMENDATIONS............................................3
Earthwork....................................................................................................................... 3
Excavation Characteristics......................................................................................... 3
Establishing 8Uboradeo..............................................................................................4
StructuralFill ..............................................................................................................5
RequiredCompaction.................................................................................................0
Wet VVe8theD0Wet Soil Construction...........................................................................7
Utility Trench Construction .........................................................................................7
G90texdheo ................................................................................................................. D
FoundationFeasibility ................................................................................................ 8
Pavement Guborade Preparation and Design Section .................................................. 9
General....................................................................................................................... 9
Trafficand 8uborade.................................................................................................. S
Asphalt, Aggregate Base Course and Subbase Materials......................................... 0
Pavement Section Thickness................................................................................... 10
PavementMaintenance............................................................................................ 10
SiteDrainage............................................................................................................... 11
Gtnrnnwato[ [} -------------------------------- 11
ADDITIONAL RECOMMENDED SERVICES ................................................................. 11
GeoteChnioa| Design Continuity................................................................................... 11 |
Plan and Specification Review.................................................................................... 11
Geotachnioa| Observation During Construction........................................................... 11
EVALUATION LIMITATIONS.......................................................................................... 12
REPORT TABLES
� Table 2: Required Compaction for Designated Project Areas.................................7
� Table 3: GeDt9xtile Specifications...........................................................................B
� T8ble,4: Pavement Design Parameters....................................................................9
Table 5: Asphalt Pavement Design S8CtiOD ----.--------------- 1O
REPORT PLATES &APPEyADICES
Plate 1: Exploration Location Plan
Appendix A: Exploration Logs & Unified Soil Classification System (USCS)
AppeDdixB: Summary Report
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 2
the northern portion of the site, and an irrigation drain flows from east to west through the
central portion of the site.
At this time, grading plans have not been finalized; however, we anticipate grading
for the parcel will be limited to roadways, with structural fill not anticipated in the lot areas.
We anticipate infrastructure for the project will consist of grading and construction of public
asphalt roadways, installation of dry and wet utilities, and construction of stormwater
drainage facilities. 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 1 to 2
feet.
SUBSURFACE EVALUATION PROCEDURES
STRATA accomplished subsurface exploration on January 22, 2016, via 9
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.
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 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, poorly graded sand and poorly graded gravel with depth.
We observed limited vegetation and organics in the exploratory test pit up to approximately
6 inches below the ground surface. Beneath the surficial vegetation and organics, we
encountered 3 subsurface soil units:
Lean Clay with sand (CL): We observed lean clay at the ground surface across the
site. We noted clay to be brown to dark brown, firm to very stiff, and moist. We
observed lean clay soil to approximately 1 to 3 feet in the test pits.
040
www.stratageotech.com
Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 4
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 1.51-1:1V (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.
Establishing Sub
grades
We provide the following recommendations for site preparation:
Excavate loose backfill from existing test pit locations and replace as structural fill for
all test pits located below proposed buildings, flatwork or pavements.
' 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 6 inches during exploration.
1 Proof-roll the finished native subgrade below pavement areas with loaded
construction equipment. Areas exhibiting pumping or rutting must be over-excavated
and replaced with granular structural fill.
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 6
Table 1: Structural Fill Specifications and Allowable Use
Soil Fill Allowable Use Material Specifications
Product
• Soil must be classified as silt, sand, or gravel
(GP, GM, GW, SP, SM, SW, or ML) according
to the USCS.
General • Site grading, temporary • Soil may not contain particles larger than 6-
Structural Fill haul/access roads inches in median diameter.
• Soil must consist of inert earth materials with
less than 3 percent organics or other
deleterious substances (wood, metal, plastic,
waste, etc).
Granular • Over-excavations, soil
Structural Fill improvements, temporary • 6-inch minus granular subbase meeting the
(Granular haul roads, temporary latest requirements in ISPWC Section 801-
Subbase) platforms,Granular subbase, Uncrushed Aggregates.
general structural fill
Aggregate • Foundation and slab support, * Type 1 Crushed Aggregate meeting the latest
Base Course soil improvements, asphalt requirements in ISPWC' Section 802—
pavement section aggregate, Crushed Aggregates.
eneral structural fill
• Utility pipe bedding within 6 • Soil meeting requirements for Type I bedding
Pipe Bedding inches of the pipe invert as stated in the latest edition of the ISPWC ,
Section 305—Pipe Bedding.
g • Aggregate meeting the latest requirements for
Draina
j Aggregate • Infiltration features 3-inch 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 conditioning (i.e. wetting or drying)
Unsatisfactory prior to soil disposal. However, soil not
Soil • NONE moisture conditioned to within 3% of optimum
during compaction is unsatisfactory soil and
requires additional moisture conditioning.
j • Any soil containing more than 3 percent (by
€ weight) of organics, vegetation, wood, metal,
lastic or other deleterious substances.
Idaho Standards for Public Works Construction
4
Other than topsoil 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.
i
Required Compaction
Place structural fill only over subgrades reviewed and approved by STRATA. Never
E
place structural fill over frozen, saturated, or soft subgrades. Fill placed exclusively in
i
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: BO15477B
Page 8
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.
Geotextiles
Non-woven geosynthetics are required for drainage facility construction. Additionally,
geosynthetic fabrics can facilitate constructability over soft, wet subgrades. Geogrid
reinforcement is not expected to be required unless extremely soft subgrades are
encountered during construction. If or where required, geotextiles shall meet the minimum
properties shown in Table 3 below:
Table 3: Geotextile Specifications
Geosynthetic Use Minimum Material Specifications
Type
• Grab tensile strength: 120 pounds (ASTM D4632)
• Non-Woven • Surrounding drain • Puncture resistance: 3100 pounds (ASTM D6241)
Geosynthetic rock in infiltration • Apparent opening size: US Sieve#70 (ASTM
facilities D4751)
• Permittivity: 1.7 seconds' ASTM D4491
• Grab tensile strength: 350 pounds (ASTM D4632)
• Woven • Soft subgrade 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.
Foundation Feasibility
As noted above, subsurface conditions are consistent with the region, and generally
comprise near-surface lean clay, cemented sandy silt and poorly graded gravel. Assuming
residential construction is accomplished in accordance with the local standard of practice
and applicable codes, it is our opinion shallow foundation construction is feasible at the
project site.
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: BO15477B
Page 10
Asphalt concrete must be compacted to 92 percent of the maximum density for a
Hveem or Superpave mix design. The final traveling surface of asphalt concrete shall meet
ISPWC 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 ISPWC 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 ITD pavement design
methodology, soil-engineering parameters from laboratory testing and the estimated traffic-
loading conditions. Based on subgrades prepared as recommended and the traffic criteria
provided, Table 5 provides the recommended asphalt section for the anticipated pavement
application. If subgrade conditions change as design is finalized or during construction, or
traffic loading is different than we have assumed, STRATA must review our pavement
analyses and resulting sections.
Table 5: Asphalt Pavement Design Section
Asphalt Granular
Aggregate
Asphalt Pavement Application Concrete Subbase
(inches) Base (inches) (inches)
Local Roads TI = 6 2.5 4.0 14.0
Pavement Maintenance
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. Surface and subgrade drainage are extremely important to the
performance of the pavement section. Therefore, we recommend the subgrade, base and
asphalt surfaces slope at no less than 2 percent to an appropriate stormwater disposal
system or other appropriate location that does not impact adjacent buildings or properties.
The pavement's lifespan is dependent on achieving adequate drainage throughout the
section, especially at the subgrade elevation. Ponding water at the pavement subgrade
surface can induce heaving during the freeze-thaw process.
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Geotechnical Engineering Evaluation
Proposed Movado Subdivision—Meridian ID
File: B015477B
Page 12
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 Movado Subdivision located at 4225 East
Overland Road in Meridian, Idaho. Our scope does not include an engineering evaluation
for deep, shallow or slab on grade foundations, concrete section design, or shoring design.
Additionally, STRATA is not assuming the role of engineer of record for any residential
structure. 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 infiltration facility 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 exploration. If subsurface variations exist, they may impact the
opinions and recommendations presented in this report, as well as construction timing and
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costs.
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CL
2.5
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ML
a
a
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co POORLY GRADED GRAVEL WITH SAND, 5'0 Infiltration test at 6 feet BGS.
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LEAN CLAY,(CL)dark brown,stiff, moist
Significant vegetation and
organics to 6 inches BGS.
CL
SILT,With Sand And Gravel,(ML)light tan,
hard,moist,moderate cementation
2.5
ML
Test Pit Terminated at 3.5 Feet.
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I
E
APPENDIX B
Summary Report
Appendix E
NRCS Soils Report
Preface
Soil surveys contain information that affects land use planning in survey areas.
They highlight soil limitations that affect various land uses and provide information
about the properties of the soils in the survey areas. Soil surveys are designed for
many different users, including farmers, ranchers, foresters, agronomists, urban
planners, community officials, engineers, developers, builders, and home buyers.
Also, conservationists, teachers, students, and specialists in recreation, waste
disposal, and pollution control can use the surveys to help them understand,
protect, or enhance the environment.
Various land use regulations of Federal, State, and local governments may impose
special restrictions on land use or land treatment. Soil surveys identify soil
properties that are used in making various land use or land treatment decisions.
The information is intended to help the land users identify and reduce the effects of
soil limitations on various land uses. The landowner or user is responsible for
identifying and complying with existing laws and regulations.
Although soil survey information can be used for general farm, local, and wider area
planning, onsite investigation is needed to supplement this information in some
cases. Examples include soil quality assessments (http://vuww,nres.usda.gov/wpsl
portal/arcs/main/soils/healthy) and certain conservation and engineering
applications. For more,detailed information, contact your local USDA Service Center
(https://otfices,sc,egov,usda.gov/locator/app'?agency=nres) or your NRCS State Soil
Scientist (http://www.nres.Lisda.gov/sips/portal/nres/detail/soils/contactus/?
cid=nresl42p2�O53951).
Great differences in soil properties can occur within short distances. Some soils are
seasonally wet or subject to flooding. Some are too unstable to be used as a
foundation for buildings or roads. Clayey or wet soils are poorly suited to use as
septic tank absorption fields.A high water table makes a soil poorly suited to
basements or underground installations.
The National Cooperative Soil Survey is a joint effort of the United States
Department of Agriculture and other Federal agencies, State agencies including the
Agricultural Experiment Stations, and local agencies. The Natural Resources
Conservation Service (NRCS) has leadership for the Federal part of the National
Cooperative Soil Survey.
Information about soils is updated periodically. Updated information is available
through the NRCS Web Soil Survey, the site for official soil survey information.
The U.S. Department of Agriculture(USDA) prohibits discrimination in all its
programs and activities on the basis of race, color, national origin, age, disability,
and where applicable, sex, marital status, familial status, parental status, religion,
sexual orientation, genetic information, political beliefs, reprisal, or because all or a
part of an individual's income is derived from any public assistance program. (Not
all prohibited bases apply to all programs.) Persons with disabilities who require
2
Contents
Preface....................................................................................................................2
HowSoil Surveys Are Made..................................................................................5
SoilMap.................................................................................................................. 8
SoilMap................................................................................................................9
Legend................................................................................................................10
MapUnit Legend................................................................................................ 11
MapUnit Descriptions.........................................................................................11
AdaCounty, Idaho.......................................................................................... 13
5—Aquic Torriorthents, 0 to 3 percent slopes............................................. 13
48—Elijah silt loam, 0 to 2 percent slopes.................................................. 14
Soil Information for All Uses...............................................................................16
SoilReports........................................................................................................16
WaterFeatures............................................................................................... 16
Hydrologic Soil Group and Surface Runoff................................................. 16
References............................................................................................................18
4
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Custom Soil Resource Report
scientists classified and named the soils in the survey area, they compared the
individual soils with similar soils in the same taxonomic class in other areas so that
they could confirm data and assemble additional data based on experience and
research.
The objective of soil mapping is not to delineate pure map unit components; the
objective is to separate the landscape into landforms or landform segments that
have similar use and management requirements. Each map unit is defined by a
unique combination of soil components and/or miscellaneous areas in predictable
proportions. Some components may be highly contrasting to the other components
of the map unit. The presence of minor components in a map unit in no way
diminishes the usefulness or accuracy of the data. The delineation of such
landforms and landform segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, onsite
investigation is needed to define and locate the soils and miscellaneous areas.
Soil scientists make many field observations in the process of producing a soil map.
The frequency of observation is dependent upon several factors, including scale of
mapping, intensity of mapping, design of map units, complexity of the landscape,
and experience of the soil scientist. Observations are made to test and refine the
soil-landscape model and predictions and to verify the classification of the soils at
specific locations. Once the soil-landscape model is refined, a significantly smaller
number of measurements of individual soil properties are made and recorded.
These measurements may include field measurements, such as those for color;
depth to bedrock, and texture, and laboratory measurements, such as those for
content of sand, silt, clay, salt, and other components. Properties of each soil
typically vary from one point to another across the landscape.
Observations for map unit components are aggregated to develop ranges of
characteristics for the components. The aggregated values are presented. Direct
measurements do not exist for every property presented for every map unit
component. Values for some properties are estimated from combinations of other
properties.
While a soil survey is in progress, samples of some of the soils in the area generally
are collected for laboratory analyses and for engineering tests. Soil scientists
interpret the data from these analyses and tests as well as the field-observed
characteristics and the soil properties to determine the expected behavior of the
soils under different uses. Interpretations for all of the soils are field tested through
observation of the soils in different uses and under different levels of management.
Some interpretations are modified to fit local conditions, and some new
interpretations are developed to meet local needs. Data are assembled from other
sources, such as research information, production records, and field experience of
specialists. For example, data on crop yields under defined levels of management
are assembled from farm records and from field or plot experiments on the same
kinds of soil.
Predictions about soil behavior are based not only on soil properties but also on
such variables as climate and biological activity. Soil conditions are predictable over
long periods of time, but they are not predictable from year to year. For example,
soil scientists can predict with a fairly high degree of accuracy that a given soil will
have a high water table within certain depths in most years, but they cannot predict
that a high water table will always be at a specific level in the soil on a specific date.
After soil scientists located and identified the significant natural bodies of soil in the
survey area, they drew the boundaries of these bodies on aerial photographs and
6
Soil Map
The soil map section includes the soil map for the defined area of interest, a list of
soil map units on the map and extent of each map unit, and cartographic symbols
displayed on the map.Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
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development of resource plans. If intensive use of small areas is planned, however,
onsite investigation is needed to define and locate the soils and miscellaneous
areas.
An identifying symbol precedes the map unit name in the map unit descriptions.
Each description includes general facts about the unit and gives important soil
properties and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major
horizons that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness,
salinity, degree of erosion, and other characteristics that affect their use. On the
basis of such differences, a soil series is divided into soil phases. Most of the areas
shown on the detailed soil maps are phases of soil series. The name of a soil phase
commonly indicates a feature that affects use or management. For example,Alpha
silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps.
The pattern and proportion of the soils or miscellaneous areas are somewhat similar
in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present
or anticipated uses of the map units in the survey area, it was not considered
practical or necessary to map the soils or miscellaneous areas separately. The
pattern and relative proportion of the soils or miscellaneous areas are somewhat
similar.Alpha-Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas
that could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion
of the soils or miscellaneous areas in a mapped area are not uniform.An area can
be made up of only one of the major soils or miscellaneous areas, or it can be made
up of all of them.Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil
material and support little or no vegetation. Rock outcrop is an example.
12
Custom Soil Resource Report
48—Elijah silt loam, 0 to 2 percent slopes
Map Unit Setting
National map unit symbol: 2gb2
Elevation: 2,300 to 5,200 feet
Mean annual precipitation: 8 to 12 inches
Mean annual air temperature: 45 to 54 degrees F
Frost-free period: 100 to 160 days
Farmland classification: Prime farmland if irrigated
Map Unit Composition
Elijah, plowed, and similar soils: 85 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Elijah, Plowed
Setting
Landform: Stream terraces
Down-slope shape: Linear
Across-slope shape: Linear
Parent material. Lacustrine deposits and/or loess and/or alluvium
Typical profile
A -0 to 11 inches: silt loam
Bt- 11 to 26 inches: silty clay loam
Bk-26 to 31 inches: loam
2Bkgm-31 to 43 inches: cemented material
2Bk-43 to 96 inches: extremely gravelly sand
Properties and qualities
Slope: 0 to 2 percent
Depth to restrictive feature: 20 to 40 inches to duripan
Natural drainage class: Well drained
Capacity of the most limiting layer to transmit water(Ksat): Very low to moderately
low(0.00 to 0.06 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 30 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
Available water storage in profile: Moderate (about 6.2 inches)
Interpretive groups
Land capability classification (irrigated): 3s
Land capability classification (nonirrigated): 6c
Hydrologic Soil Group: C
Ecological site: LOAMY 8-12-Provisional (R011XY0011D)
! Hydric soil rating: No
I
j
14
i
Soil Information for All Uses
Soil Reports
The Soil Reports section includes various formatted tabular and narrative reports
(tables) containing data for each selected soil map unit and each component of
each unit. No aggregation of data has occurred as is done in reports in the Soil
Properties and Qualities and Suitabilities and Limitations sections.
The reports contain soil interpretive information as well as basic soil properties and
qualities.A description of each report(table) is included.
Water Features
This folder contains tabular reports that present soil hydrology information. The
reports(tables) include all selected map units and components for each map unit.
Water Features include ponding frequency, flooding frequency, and depth to water
table.
Hydrologic Soil Group and Surface Runoff
This table gives estimates of various soil water features. The estimates are used in
land use planning that involves engineering considerations.
Hydrologic soil groups are based on estimates of runoff potential. Soils are
assigned to one of four groups according to the rate of water infiltration when the
soils are not protected by vegetation, are thoroughly wet, and receive precipitation
from long-duration storms.
The four hydrologic soil groups are:
Group A. Soils having a high infiltration rate (low runoff potential)when thoroughly
wet. These consist mainly of deep,well drained to excessively drained sands or
gravelly sands. These soils have a high rate of water transmission.
Group B. Soils having a moderate infiltration rate when thoroughly wet. These
consist chiefly of moderately deep or deep, moderately well drained or well drained
soils that have moderately fine texture to moderately coarse texture. These soils
have a moderate rate of water transmission.
Group C. Soils having a slow infiltration rate when thoroughly wet. These consist
chiefly of soils having a layer that impedes the downward movement of water or
16
References
American Association of State Highway and Transportation Officials (AASHTO).
2004. Standard specifications for transportation materials and methods of sampling
and testing. 24th edition.
American Society for Testing and Materials(ASTM). 2005. Standard classification of
soils for engineering purposes.ASTM Standard D2487-00.
Cowardin, L.M.,V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of
wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife
Service FWS/OBS-79/31,
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the United States.
Hurt, G.W., and L.M.Vasilas, editors.Version 6.0, 2006. Field indicators of hydric
soils in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service.
U.S. Department of Agriculture Handbook 18. http://w�,vnr.nrcs.usda,govlwps/portal/
arcs/detail/national/soils/?cid=nres142p2_054262
Soil Survey Staff. 1999. Soil taxonomy:A basic system of soil classification for
making and interpreting soil surveys. 2nd edition. Natural Resources Conservation
Service, U.S. Department of Agriculture Handbook 436. http://
+rvl. ,v,nrCS.Lisda.gov/v,tps/portal/nres/detail/iiatiorial/sails/?Cid=nrCS142_p2_053577
Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. http://
www,nres.usda.gov/wps/portal/nres/detail/national/soils/?cid=nresl42p2_053580
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station Technical
Report Y 87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. http://www,nres.usda.gov/wps;`portal/nres/detail/soils/
home/?cid=nres 142 p2_053374
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. http:,/�R, nr,.ni,cs.usda.gov/wps/l)ortal/iires/
detail/national/lariduse/ratlgepasture/?cid=stelprdb1043084
18
Breckon Land Design Inc.
Post Office Box 44465
Boise, Idaho 83711
p : 208-376-5153
f: 208-376-6528
FP
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 1A
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 .
�S,svk A L r*0
Q�o� % STf,gFo 'yF�� Digitally signed by Matthew S .
Derr, PE
Reason : Document Signature
Date : 2017 .01 . 18 11 : 14: 08 - 07 ' 00 '
�,9 qTF 0
rTHEw S o�
Matthew Derr , PE
Cc : File
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E IDIANMeridian City Hall, Suite 102
33 E. Broadway Avenue
` Meridian, Idaho 83642
Community Development 208.887.2211
Department
Parcel Verification
Date: 2/8/17
The parcel information below has been researched and verified as correct by the City of Meridian
Community Development Department.
Project Name: Movado Estates #3 Subdivision
Parcel Number: S1121131500
Acres: 71.24
T/R/S: 3N 1E 21
Property Owner: Bienapfl Family Limited Partnership
2674 S. Andros Way
Meridian, ID 83642
Address Verification Rev:04/23/12