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Application
EDIAN*-,-I IDAHO TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN Mayor Tammy de Weerd City Council Members: Keith Bird Brad Hoaglun Charles Rountree David Zaremba To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: Jaycee Holman, City Clerk, by: Transmittal Date: November 29, 2012 File No.: PP 12-016 13 -Dec -12 Hearing Date: December 20, 2012 Request: Public Hearing - Preliminary Plat approval consisting of 296 building lots and 32 common /other lots on 110.54 acres of land in an R-8 zoning district for Fall Creek Subdivision By: Coleman Homes, LLC Location of Property or Project: south of W. Overland Road on the east side of S. Linder Road Joe Marshall (No FP) Scott Freeman (No FP) Steven Yearsley (No FP) Michael Rohm (No FP) Tom O'Brien (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Brad Hoaglun, C/C Keith Bird, C/C David Zaremba C/C Sanitary Services (No VAR, vac, FP) Building Department / Rick Jackson Fire Department Police Department City Attorney City Public Works/Scott Steckline City Planner Parks Department Economic Dev. City Engineer Your Concise Remarks: Meridian School District (No FP) Meridian Post Office (FP/PP/SHP only) Ada County Highway District Ada County Development Services Central District Health COMPASS (Comp Plan only) Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,CUP/SHP only) Qwest (FP/PP/SHP only) Intermountain Gas (FP/PP/SHP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Downtown Projects: Meridian Development Corp. Historical Preservation Comm. South of RR / SW Meridian: NW Pipeline New York Irrigation District Boise -Kung Irrigation District Boise Project Board of Control / Tim Page City Clerk's Office • 33 E. Idaho Avenue, Meridian, ID 83642 Phone 208-888-4433 *Fax 208-888-4218 • www.meridiancity.org CWE1IDIAN Planning Department I D A H 0 COMMISSION & COUNCIL REVIEW APPLICATION Applicant Information Applicant name: Coleman Homes LLC Phone: (208) 939-9135 Fax: (208) 424-0030 Applicant address: 1859 S Topaz Way, Suite 200 Zip: 83642 E-mail: Thomasna.mvcolemanhome.com Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned 0 Other Parent development company Owner name: Bear Creek West Development, LLC Phone: (208) 939-9135 Fax: (208) 424-0030 Owner address: 1859 S. Topaz Way, Suite 200 Zip: 83642 E-mail: Thomas@mvcolemanhome.com Agent name (e.g., architect, engineer, developer, representative): Engineer/Representative Firm name: Enaineerine Solutions LLP Phone: (208) 938-0980 Fax: (208) 938-0941 Address: 1029 N. Rosario Street, Suite 100 Zip: 83642 E-mail: es-beckym(c,.gwestoffice.net Primary contact is: ❑ Applicant ❑ Owner 0 Agent ❑ Other Contact name: Becky McKay Phone: (208) 938-0980 Fax: (208) 938-0941 Contact address: 1029 N. Rosario Street, Suite 100 Zip: 83642 E-mail: es-beckym@gwestoffice.net Subject Property Information Location/street address: See Vicinity Map— South of W Overland Road and East of S. Linder Road Assessor's parcel number(s): S1224223610 S1224244500 S1224223600 51224325820 S1224314525 S1224325627 and 51224314900 Township, range, section: T.3N. R.1 W., Section 24 Total acreage: 110.54 Current land use: Farmland Current zoning district: R-8 33 E. Broadway Avenue • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 1 I WVL Project Description Project/subdivision name: Fall Creek Subdivision General description of proposed project/request: Preliminary plat for 296 single-family residential lots and 32 common/open space lots on 110.54 acres in an existing R-8 zone Proposed zoning district(s): R-8 (Existing) Acres of each zone proposed: 110.54 Acres R-8 (Existing) Type of use proposed (check all that apply): Q Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other Amenities provided with this development (if applicable): Pool facility with playground equipment and picnic shelter, detached 5' sidewalks and 8' local street arkway 4 pocket parks with minor amenities Who will own & maintain the pressurized irrigation system in this development? Nampa -Meridian Irrigation District Which irrigation district does this property lie within? Nampa -Meridian Irrigation District Primary irrigation source: Ridenbau$h Canal Secondary: TBD Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): N/A Residential Project Summary (if applicable) Number of residential units: 296 Number of building lots: 296 Number of common and/or other lots: Proposed number of dwelling units (for multi -family developments only): 1 Bedroom: 2 or more Bedrooms: Minimum square footage of structure(s) (excl. garage): 1,400 Proposed building height: 35' max. Minimum property size (s.f): 6,200 square feet Average property size (s.f.): 10.791 Gross density (DU/acre-total land): 2.68 Net density (DU/acre-excluding roads & alleys): 3.41 Percentage of open space provided: 12.15 Acreage of open space: 13.42 Percentage of useable open space: 10.82 (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): 11.95 acres —Pool facility with playground equipment and 12icnic shelter, detached 5' sidewalks and 8' local street parkwgy. 4 pocket parks with amenities Type of dwelling(s) proposed: O Single-family ❑ Townhomes ❑ Duplexes ❑ Multi -family Non-residential Project Summary (if applicable) Number of building Other lots: Gross floor area proposed: Existing (it appucame): Hours of operation (days and hours): Building height: Percentage of site/project devoted to the following: Landscaping: Building: Paving: Total number of employees: Maximum number of employees at any one time: Number and ages of students/children (if applicable): Seating capacity: Total number of parking spaces provided: Number of compact spaces provided: A nthnri7Atinn Print applicant name Applicant signature: 33 E. Broadway Avenue • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 FALL CREEK SUBDIVISION (Preliminary Plat) Coleman Homes LLC hereby applies for a preliminary plat for 296 single-family residential lots and 32 open space/common lots on 110.54 acres in an existing R-8 zone (Medium -Density Residential). The property is located west of Stoddard Road and south of Overland Road. The subject parcel adjoins the west and south boundaries of the future middle school site owned by Joint School District No. 2. The proposed development is west of the existing Bear Creek Subdivision and Bear Creek Park. The Fall Creek project also wraps around the LDS church. The property was annexed and zoned to R-8 in 2005 as the Bear Creek West project. A development agreement was recorded on the property for 318 single-family lots with a density of 2.72 du/acre. The preliminary plat originally approved as Bear Creek West has since expired. The property was purchased by Coleman Homes LLC (Bear Creek West Development, LLC). A new site plan has been created, incorporating the original continuous collector roadway (Kodiak Drive) from Stoddard Road to Linder Road. A new traffic study has been prepared and submitted to ACHD for their review and approval. The preliminary plat includes three different lot widths and depths to accommodate a variety of home styles and sizes. Coleman Homes plans to construct their Woodland, Countryside and Maybeck Collections of homes. Differing architectural styles will be utilized, including American, Craftsman, Cottage, Prairie, and Pacific Northwest. The developer is proposing detached five -foot -wide sidewalks throughout the project, 20 -foot - wide buffers along the collector, and eight -foot -wide parkways along the local streets. A central park with a pool facility, playground equipment and picnic shelter will be located along the collector. Four pocket parks with minor amenities have been provided in different areas of the project. Pedestrian paths have been provided at mid -blocks, linking the project to its primary amenity and the future middle school site. A total of 13.42 acres of common area is planned within the project. The eligible open space within the development is 11.95 acres, or 10.82 percent of the site. The project will have lots ranging in size from 6,200 square feet to 29,535 square feet with an average lot size of 10,791 square feet. The proposed gross density of the project is 2.68 units per acre with a net density of 3.41 units per acre. The Eggers and Pebble Lane Estates Subdivisions, consisting of one -acre lots, are located south of the Ridenbaugh Canal. The Fall Creek development provides transitional lot sizes along the canal that range from 12,051 to 29,535 square feet. The development is currently serviceable with central sewer and water. A 27 -inch sewer main line (South Black Cat Trunk) was constructed through the parcel along the future alignment of the collector roadway (Kodiak Drive). The proposed development will connect to the existing sewer main line. An existing 12 -inch water main is located in Linder Road at the collector roadway entrance. The water main was installed with the Southridge Subdivision. The Fall Creek developer will extend the 12 -water main line east along the Kodiak collector and connect to the existing 12 -inch water main installed by the LDS church just west of Stoddard Road. This will provide the required redundant source of domestic water. The Ridenbaugh Canal is located along the south boundary of the subject property. Nampa - Meridian Irrigation District has a 60 -foot easement from the centerline of the waterway. A separate lot has been provided to accommodate the NMID facility. An existing maintenance road along the south side of the canal provides access to District. The Meridian Pathway plan delineates a multi -use pathway along the north side of the Ridenbaugh Canal. However, the District will not allow the maintenance road to be jointly utilized as a multi -use pathway. The slope north of the maintenance road is too great to install a pedestrian pathway. We reviewed the topographic survey, and ADA standards cannot be met due to the excessive slope and the inability to connect to the steep bank adjoining Linder Road. We provided this information to the Meridian Parks Department, who indicated the pathway alignments may be. subject to change if topographical features prohibit the installation of the path. The existing pathway east of Stoddard Road is located on the south side of the Ridenbaugh Canal, but it is impossible to extend the path in the alignment due to the existing development on the south side. We propose an extension of the pedestrian access along Stoddard Road and west along the Kodiak collector roadway to Linder Road. The pressurized irrigation system will source from the Ridenbaugh Canal and will be owned and operated by the Nampa & Meridian Irrigation District. The Hardin Drain, located north of the future collector roadway, will be utilized for overflow or bypass for the pressurized irrigation pump station. Storm water will be accommodated on site through the use of underground seepage beds or detention areas with pre -development discharge to the Hardin Drain. The plat complies with City standards for dimensional standards, landscaping and design for the R-8 zone, and no variances are required or requested. The applicant is requesting waiver of block length along the Ridenbaugh Canal. No street connections can be made since it is fully developed along the south side of the canal. Pedestrian paths cannot be added to minimize block length along the canal, because the slope on the north side of the canal is very steep. Therefore, we respectfully request a waiver under UDC 11 -6C -3F4. Access to the property is provided from Linder Road via an extension of Kodiak Drive, a collector street. The project will blend in well with the Bear Creek development and has been designed to be compatible. As designed, the site has excellent internal circulation and access to the public road system, which has adequate capacity to accommodate the trips generated by this development. November 15, 2012 DESCRIPTION FOR FALL CREEK SUBDIVISION A parcel of land located in the west %: of Section 24, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at an aluminum cap monument marking the Center % Corner of said Section 24, from which a 5/8" iron pin marking the North % Corner of said Section 24 bears North 00°51'53" East, 2634.95 feet; thence along the north - south centerline of said Section 24 South 00051'53" West, 661.05 feet to a 5/8" iron pin marking the southeast corner of Parcel Five Twelve Subdivision, as filed in Book 103 of Plats at Page 13744, records of Ada County, Idaho, the POINT OF BEGINNING; Thence continuing along said north -south centerline South 00°51'53" West, 336.33 feet to a 5/8" iron pin; Thence leaving said north -south centerline North 89°24'36" West, 661.27 feet to a 5/8" iron pin on the east boundary line of the west %: of the northeast % of the southwest % of said Section 24; Thence along said east boundary line South 00°49'26" West, 331.46 feet to a 5/8" iron pin marking the southeast corner of said west %: of the northeast % of the southwest % of Section 24; Thence along the south boundary line of said west %: of the northeast % of the southwest North 89°21'42" West, 518.26 feet to a point on the northerly boundary line of Eggers Subdivision, as filed in Book 29 of Plats at Page 1804, records of Ada County, Idaho, said point also being on the centerline of the Ridenbaugh Canal and on a non -tangent curve to the left; Thence along said northerly boundary line and said centerline the following 14 courses: Along said curve 295.77 feet, said curve having a radius of 250.00 feet, a central angle of 67°47'06", and a long chord of 278.82 feet which bears North 29°54'34" West to a point of compound curve; Thence along said compound curve 287.11 feet, said curve having a radius of 700.00 feet, a central angle of 23°30'00", and a long chord of 285.10 feet which bears North 75°33'07" West to the point of tangency; Thence North 87°18'07" West, 76.22 feet to the beginning of a curve to the right; Thence along said curve 100.36 feet, said curve having a radius of 250.00 feet, a central angle of 23°00'00", and a long chord of 99.68 feet which bears North 75°48'07" West to the point of tangency; Thence North 64°18'07" West, 164.62 feet; Thence North 53°38'07" West, 183.05 feet to the beginning of a curve to the left; Thence along said curve 104.72 feet, said curve having a radius of 225.00 feet, a central angle of 26°40'00", and a long chord of 103.78 feet which bears North 66058'07" West to a point of compound curve; Thence along said compound curve 128.72 feet, said curve having a radius of 125.00 feet, a central angle of 59°00'00", and a long chord of 123.11 feet which bears South 70°11'53" West to the point of tangency; Thence South 40°41'53" West, 127.21 feet to the beginning of a curve to the right; Thence along said curve 98.03 feet, said curve having a radius of 50.00 feet, a central angle of 112°20'00", and a long chord of 83.07 feet which bears North 83°08'07" West to a point of compound curve; Thence along said compound curve 99.48 feet, said curve having a radius of 300.00 feet, a central angle of 19"00'00", and a long chord of 99.03 feet which bears North 17°28'07" West to the point of tangency; Thence North 07°58'07" West, 234.45 feet to the beginning of a curve to the left; Thence along said curve 32.34 feet, said curve having a radius of 250.00 feet, a central angle of 07°24'45", and a long chord of 32.32 feet which bears North 11°40'30" West; Thence North 89°18'07" West, 101.06 feet to a 5/8" iron pin on the east right-of-way line of South Linder Road; Thence along said east right-of-way line the following 7 courses to a 5/8" iron pin: - Thence North 10°52'43" East, 141.45 feet; Thence North 00°41'53" East, 58.33 feet; Thence North 29°51'57" East, 24.62 feet to the beginning of a non -tangent curve to the left; Thence along said curve 62.53 feet, said curve having a radius of 44.00 feet, a central angle of 81°25'35", and a long chord of 57.40 feet which bears North 17°34'44" West; Thence North 01°41'47" West, 275.19 feet to a point on the east -west centerline of said Section 24; Thence along said east -west centerline South 89°27'14" East, 5.00 feet; Thence leaving said east -west centerline North 03°17'55" West, 179.33 feet; Thence leaving said east right-of-way line North 89°18'06" West, 25.00 feet to a 5/8" iron pin on the west boundary line of said Section 24; Thence along said west boundary line North 00°41'54" East, 1929.21 feet to a 5/8" iron pin; Thence leaving said west boundary line South 52'41'34" East, 201.43 feet to a 5/8" iron pin; Thence South 69°16'34" East, 277.88 feet to a 5/8" iron pin; Thence South 64°55'34" East, 315.97 feet to a 5/8" iron pin; Thence South 60°34'34" East, 351.89 feet to a 5/8" iron pin; Thence South 77°18'34" East, 313.83 feet to a 5/8" iron pin on the east boundary of the west %: of the northwest % of said Section 24; Thence along said east boundary South 00°46'51" West, 789.08 feet to a 5/8" iron pin; Thence leaving said east boundary South 30°37'41" East, 510.19 feet to a 5/8" iron pin marking the beginning of a curve to the left; Thence along said curve 757.56 feet, said curve having a radius of 970.00 feet, a central angle of 44°44'51", and a long chord of 738.45 feet which bears South 53'00'07" East to a 5/8" iron pin marking the northwest corner of the said Parcel Five Twelve Subdivision; Thence along the westerly and southerly boundary of said Parcel Five Twelve Subdivision the following courses: Thence South 14°37'28" West, 93.84 feet to a 5/8" iron pin; Thence South 00°51'52" West, 427.66 feet to a 5/8" iron pin; Thence South 89°08'08" East, 484.40 feet to the POINT OF BEGINNING. EXCEPTING THEREFROM: A parcel of land located in the northwest % of the southwest'/ of Section 24, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the % corner common to Section 23 and the said Section 24, from which the northwest corner of said Section 24 bears North 00°41'54" East, 2650.60 feet; thence along the west boundary of the southwest % of said Section 24 South 00°41'53" West, 23.79 feet; thence South 89°18'07" East, 48.00 feet to the POINT OF BEGINNING; Thence North 89'56'54" East, 269.10 feet; Thence South 01"08'48" West, 85.61 feet; Thence South 09°35'16" West, 70.80 feet; Thence South 18°11'54" West, 34.00 feet; Thence North 71°48'06" West, 259.25 feet; Thence North 00°41'53" East, 106.50 feet to the POINT OF BEGINNING. LAIVp Data and Deed Call Listing of File: Fall Creek Check l.txt Tract 1: 111.314 Acres: 4848822 Sq Feet: Closure = s51.3804e 0.01 Feet: Precision =1/889937: Perimeter = 11105 Feet 001=s00.5153w 336.33 002=n89.2436w 661.27 003=s00.4926w 331.46 004=n89.2142w 518.26 005: Lt, R=250.00, Arc=295.77, Delta=67.4706 Bn N29.5434W, C"d=27882 00 , R=700, Arc=287 it , Delta --23.3000 Bng=N75.3307W 007=n87.1807w 76.22 008: Rt, R=250, Arc=100.36, Delta=23.0000 Bng=N75.4807 W 009=n64.1807w 164.62 010=n53.3807w 183.05 011: Lt, R=225, Arc=104.72, Delta=26.4000 BnN66.5807W OILt, R=125, Arc=128.72, Delta=59.0000 Bng=570.1153 W 013=s40.4153w 127.21 014: Rt, R=50, Arc=98.03, Delta --I 12.2000 Bn-N83.0807W 01�Rt, R=300, Arc=99.48, Delta=19.0000 Bng=N 17.2807W 016=n7.5807w 234.45 017: Lt, R=250, Arc=32.34, Delta --7.2445 Bng=NIL4030W 018=n89.1807w 101.06 019=n10.5243e 141.45 020=n00.4153e 58.33 021=n29.5157e 24.62 022: Lt, R=44, Arc=62.53, Delta=81.2535 Bng=N17.3444W 023=n01.4147w 275.19 024=s89.2714e 5.00 025=n03.1755w 179.33 026=n89.1806w 25.00 027=n00.4154e 1929.21 028=s52.4134e 201.43 029=569.1634e 277.88 030=s64.5534e 315.97 031=s60.3434e 351.89 032=s77.1834e 313.83 033=s00.465lw 789.08 034=s3 0.3 74 1 e 510.19 035: Lt, R=970.00, Arc=757.56, Delta=44.4451 036=s14.3728w 93.84 037=s00.5152w 427.66 038=s89.0808e 484.40 ELECTRONICALLY RECORDED • DO NOT ADA COUNTY RECORDER Christopher D. Rich AMOUNT 19.00 4 REMOVE THE COUNTY STAMPED FIRST BOISE IDAHO 11/19/2012 03:08 PM PAGE AS ET E5 NOWINCORP09ATED AS DEPUTY Bonnie Oberbilligl IIIIII VIII VIII IIIIII IIIIII VIII VIII IIII IIIIII III VIII IIII (III PART OF THE ORIGINAL DOCUMENT SimpliSle Electronic Recording RECORDED -REQUEST OF AFTERRECORDING, RETURN TO: PIONEER TITLE COMPANY OF ADA C 112121611 ff ! t I WARRANTY DEED For vale receiv ed;: u1vSESSINA MEADOWS 18i:: LLC an Idaho limited liaFiility company 'C'Grantor'); does hereby convey to BEAR'CREEK WEST DEVELOPMENT LLC, an Idaho limited liability company {"Grantee'.),whose::address is 1859 South Topaz Way, Suite 200, Meridian,.. Idaho 83642, the following deseribed.property situated in Ada County, Idaho: .SEE Schedule 1 �sttached-hereto. TOGETHER WITH.all and singular the tenements, hereditaments, and appurtenances tliereunto-belonging, or otherwise. appertaining, including without limitation water rights, and all estate,right, title and interest in and to the said property. TOGETHER WITH any right, title and interest of Grantor in.and to all the streets, alleys, and rights -of -:way adjacent thereto.. . SUBJECT TO: General real property taxes for the current year and future years and the matters set forth. on Schedule 2 attached hereto. Grantor does hereby warrant that Grantor is the sole owner in 6e simple absolute of said premises -and that, subject to the matters above set forth, said premises are. free from.all,liens and encumbrances. Further, subject to the matters above.set forth, Grantor covenants to defend the - title to the premises from all lawful claims whatsoever: IN WITNESS WHEREOF, Grantor has executed this Warranty Deed as of the it `Nday of November;1612. GRANTOR:` MESSINA MEADO 8, LLC, an.Idaho3imited He il' m any By: - Joseph Atalla; lager;- � bb 12678946.1'0042597.00013 STATE OF ) )ss. COUNTY OF ) On November L f 012, before me, a Notary Public, personally appeared Joseph Atalla known or identified to me to be the Manager of MESSINA MEADOWS 38, LLC, an Idaho limited liability company, the limited liability company that executed the above instrument or the person who executed the instrument on behalf of said,'mited liability company and ,acknowledged to me that such hmited:liabllity compan a ec ted Siie same. ioe�,ST �euer6earrrg+.rds No u I'to f Q +:,r Priri dName: ©� Q °so`<i Ission Expires: - t A -R Y 6. r` m Josh Stafford commission Expires 6-15-2097 ®0o p L� Residing poise, i® ®s tea® UB L o 0 Q � 12678946.16042597- 00013 SCHEDULE .2 Permitted Encum-brances affecting for of An easement containing c',certain;e�,tondiifbris and.provist.ons i!6ng apdrdolibfsadpreausesand the �d I*r6n -.urposesstate For i3rain h Izs Favorl6f. Nampa 11+IentttanTsngatiok District Recotiied 06wbe 28 1 4 ectulg., portioa o,� and ti Au easemesit contarig centaur terns, On tions andPrOv... a .� purposes stated herein Forfi I . FAV04- Cit of Meridian Recorded: 2007 jjjjfi�- j No.: 107167638 ADA COUNTY RECORDER Christopher D. Rich AMOUNT 16.00 3 BOISE IDAHO 11/19/2012 03:08 PM DEPUTY Bonnie Oberbilli9III�IIII�III IIIIIIIIIIIIIIIIIIIIIIIII�IIIIIIIIIIIIII 11111111 IN Simplitile Electronic Recording RECORDED -REQUEST OF ELECTRONICALLY RECORDED - DO NOT PIONEER TITLE COMPANY OF ADA C 112121610 REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT. Z SPECIAL WARRANTY DEED For the consideration of ten dollars ($10.00) and other good and valuable consideration, the receipt of which is hereby acknowledged, The Craig & Rebecca Groves Foundation U/T/A Dated December 27, 2005 ("Grantor"), conveys and specially warrants to Messina Meadows 38, LLC, ("Grantee"), whose address is 5300 A. Hayseed Way, Boise, ID 83716, and its successors and assigns forever the following described real property: See Exhibit A attached hereto SUBJECT TO taxes and assessments for the year 2012 and all subsequent years, together with any and all existing easements, rights-of-way, reservations, restrictions and encumbrances of record, to any existing tenancies, to all zoning laws and ordinances, and to any state of facts an accurate survey or inspection of the premises would show. This conveyance shall include any and all estate, right, title, interest, appurtenances, tenements, hereditaments, reversions, remainders, easements, rents, issues, profits, rights-of-way and water rights in anywise appertaining to the property herein described as well in law as in equity. The Grantor covenants to the Grantee that Grantor is the owner in fee simple of said premises; that the premises are free from encumbrances created or suffered by the Grantor, excepting those as may be herein set forth, and excepting those of record, and that Grantor will warrant and defend the same from all lawful claims of or through Grantor, but none other. IN WITNESS WHEREOF, Grantor has executed this Special Warranty Deed as of the 2 day of November, 2012. GRANTOR: THE CRAIG & REBECCA GROVES FOUNDATION U/T/A DATED DECEMBER 27, 2005 1.1 Special Warranty Deed ACKNOWLEDGMENT STATE OF TPA 46 ) ss. County of 41) 4 ) On this ,2 2day of November, 2012, before me, the undersigned, a Notary Public in and for said State, personally appeared Andrew M. Chasan, known or identified to me to be the Trustee of THE CRAIG & REBECCA GROVES FOUNDATION U/T/A DATED DECEMBER 27, 2005, the Trust that executed the instrument or the person who executed the instrument on behalf of said Trust, and acknowledged to me that such Trust executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. 01AR,p ,peep 0181• a PE ov Special Warranty Deed Rko-zc� N Public for TDAµo Residing at 80 /S 6: My commission expires: le �a/aai7 W"ftW-3M4Wft glnBohs +Av Commission F�cpires 0 �. ��? EXHIBIT A LEGAL DESCRIPTION OF THE PREMISES A parcel of land located in the Northwest quarter of Section 24, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho. being more particularly described as follows: commencing at the Southwest corner of the Northwest quarter of Section 24. Township 3 North. Range i nest. Boise Meridian, thence South 89.27'144 East 37.50 feet along the South line of said Northwest quarter to a point on the easterly right-of-way of Linder Road, the REAL POINT 08 BROINNM of this description; thence North 3•17'SS• West 179.33 feet along said right-of-way to a point; thence North 89.18'066 West 25.00 feet to a point on the west line of said Northwest quarter; thence North 0841154• east 1142.82 feet along said west line of the Northwest quarter to a pointe thence South 84.50'000 East 357.57 feet to a point; thence South 55040'000 East 360.00 feet to a point; thence South 72022115• East 699.33 feet to a point on the east line of the west half of said Northwest quarter; thence South 0446151• West 887.38 feet along said East line to the Southeast corner of the West half of said Northwest quarter; thence North 894271144 West 1286.45 feet along the South line of said Northwest quarter to the REAL POINT OF BeOINNING of this description. Exhibit A to Special Warranty Deed ACCOMMODATION ADA COUNTY RECORDER Christopher D. Rich AMOUNT 19.00 4 BOISE IDAHO 08/24/2012 02:11 PM ELEC'T'RONICALLY RECORDED - DO NOT DEPUTY Victoria Bailey I SimpllSle Electronic Recording 11111111111 PIII Pill 1111111111111111 nil 1111111 IIID III IN III III REMOVE THE COUNTY STAMPED FIRST RECORDED -REQUEST OF PAGE AS IT IS NOW INCORPORATED AS PIONEER TITLE COMPANY OF ADAC 112086153 PART OFTHE ORIGINAL DOCUMENT QUITCLAIM DEED FOR VALUE RECEIVED, Bear Creek West, LLC, a Delaware limited liability company does hereby convey, release, remise and forever quit claim unto Bear Creek West Development, LLC, an Idaho Limited liability company whose current address is: 1859 S Topaz Way, Ste 200, Meridian, ID 83642 the following described premises: See attached Exhibit "A", which consists of three (3) pages TO HAVE AND TO HOLD the said premises, unto the said grantees, heirs and assigns forever. Date: August 21, 2012 Bear Creek West, LLC n Thomas M Coleman, Jr. Manager .STATE OF IDA 90 COUNTY OF CANYON On this 40 A day of August, 2012 before me a Notary Public, personally appeared Thomas M. Coleman, Jr, known or identified to me to be the Manager of the limited liability company of Bear Creek West, LLC and the manager who subscribed said limited liability company name to the foregoing instrument, and acknowledged to me that he/she/they executed the same in said limited liability company tlotary Public My comm exp ID residing at: coII�On9:31g®jgs .� OMB r 00*6*0 OVARY �•S • '� G PUB ' ,, . 1 !�0: % .' .• Tq TE Ole ACCOMMODATION ' - LECTRONICAL LY RECORDED - DO NOT REMOVE THE COUN TY STAMPED FIRST ?AGE AS IT iS N0W INCORPORATED AS PART OF T iz ORIGINAL DOCUMENT QUITCLAIM DEED FOR VALUE RECEIVED, Bear Creek West, LLC, a Delaware limited liability company does hereby convey, release, remise and forever quit claim unto Bear Creek West Development, LLC, an Idaho Limited. liability company whose current address is: 1859 S Topaz Way, Ste 200, Meridian, ID 83642 the following described premises: See attached Exhibit "A", which consists of three (3) pages TO HAVE AND TO HOLD the said premises, unto the said grantees, heirs and assigns forever. Date: August 21, 2012 Bear Creek West, Thomas M Coleman, Jr. Manager STATE OF IDA�O COUNTY OF CANYON On this Q-3 day of August, 2012 before me a Notary Public, personally appeared Thomas M. Coleman, Jr, known or identified to me to be the Manager of the limited liability company of Bear Creek West, LLC and the manager who subscribed said limited liability company name to the foregoing instrument, and acknowledged to me that he/she/they executed the same in said limited liability company Llotary Public My comm exp residing at: ••,�a�ua�cr��s�soo , OTAItY 'dOl: .� P U e -o % °•, ��T,� TE, OF �•��. flooataithm". 9� CO➢3HI1@3IS&M 3� ��7 SCHEDULE 1 Description of Land PARCEL A parcel of land located in the West half of Section 24, Township 3 North, Range 1 West. Boise -Meridian, Ada County, Idaho more particularly described as follows: Commencing at an aluminum cap monument marking the Center Quarter corner of said Section 24 from which a 5/8" iron pin marking the North Quarter corner of said Section 24 bears North 00051'53" East, 2634.9S feet; thence along the North-South centerline of said Section 24 South 00°51'53" West, 170.09 feet to a 5l8" iron pin marking the REAL POINT OF BEGINNING: thence continuing along said North-South centerline South 00°51'53" West, 827.30 feet to a 518" iron pin; thence leaving said North-South centerline North 89°24'36" West, 661.27 feet to a 518" iron pin on the East boundary line of the West Half of the Northeast Quarter of the Southwest Quarter of said Section 24; thence along said East boundary line South 00°49'26" West, 331.46 feet to a S/8" iron put on the South boundary line of the West Half of the Northeast Quarter of the Southwest Quarter ofsnid Section 24; thence along said South boundary line North 89°21'42" West, 518.26 feet to a point on the Northerly boundary line of Eggers Subdivision as filed in Book 29 of Plats at Page 1804, records of Ada County, Idaho, said point also being on the centerline of the Ridenbaugh Canal and on a curve to the left; thence along said Northerly boundary line and said centerline the following 14 courses: Along said curve 295.77 feet, said carve having a radius of 250.00 feet, a central angle of 67°47'06" and a long chord of 278.82 feet which bears North 29°54'34" West to a point of compound curve; Thence along said compound curve 287.11 feet, said curve having a radius of 700.00 feet, a central angle of 23°30'00" and a long chord of 285.10 acct which bears North 75033'07" West to the point of t4n9eacy; Tliencc North 87°18'07" West, 76.22 feet to the beginning of a curve to the right; Thence along said curve 100.36 feet, said cum having a radius of 250.00 feet, a central angle of 23°00'00" and a long chord of 99.68 feet which bears North 75048.07" West to the point of tangeney; Thence North 64° 18'07" West, 164.62 feet; Thence North 53°38'07" Weak 183.05 feel to the beginning of a curve to the lett; Thence along said curve 104.72 feet, said curve having a radius of 225.00 foot, a contras angle of 26040'00" and a long chord of 103.78 feet which bears North 66°SB'07" West to a point of compound curve; Thence along said compound curve I28.72 feet, said curve having a radius of 125.00 fbet, a central angle of 59°00'00" and a long chord of 123.11 het which bears South 70011'53" West to the point of tangency; Thence South 4004113" West, 127.21 feet to the beginning of a curve to the right; Thence along said curve 98.03 feet, said curve having a radius of 50.00 fact, a central angle of 112°20'00" and a long chord of 83.07 feet which bears North 83°08'07" West to a point of compound curve; Thence along said compound curve 99AB feet, said curve having a radius of 300.00 feet, a central angle of 19'00'00" and a long chord of 99.03 feet which bears North 17°28'07" West to the point of tangency; Thence North 07058'07" West, 234.45 feet to the beginning of a curve to the left; Thence along said curve 32.34 feet, said curve having a radius of 250.00 feet, a central angle of 07"24145' and a long chord of 32.32 feet which bears North 11040'30" West; Thence North 89'18'07" West, 101.06 feet to a S/8" iron pin on the Bast right-of-way line of South LinderRoad; Thence along said East right-of-way line the following 7 courses to a 5/8" iron pin; 71439289.2 0042597-00013 North 10052143" Last, 141.45 feet;• Thence North 00°41'53" East, 58.33 feet; Thence North 29051'ST' East, 24.62 feet to the beginning of a non tangent curve to the, left; Thence along said curve 62.53 feet, said curve having a radius of 44.00 feet, a central angle of 81°25'35" and a long chord of 57.4 feet which bears North 17°34'44" West; Thence North 01041'47' West, 275.19 feet to a point on the East-West centerline of said Section 24; Thence along said East-West centerline South 89027' 14" East, 5.00 feet; Thence leaving said East-West centerline North 03'17'SS" West, 179.34 feet; Thence leaving said East right-of-way line North 89°18'00' West, 25.00 feel to a 5/8" iron pin an Ore West boundary line of said Section 24; Thence along said Was( boundary line North 00041'54" East, 1929.21 feet to a 5/8" iron pin; Thence leaving said West boundary line South 52°41'34" East, 201,43 feet to it 518" iron pin; Thence South 69°16'34" East, 277.88 feet to a5/8" iron pin; Thence South 64055'34" East, 315.97 fact to a 5/8" iron pin; Thence South 60°34'34" East, 351.89 feet to a 5/8" iron pin; Thence South 77°18'34" East, 313.83 feet to a 5/8" iron pin ou the North-South centerline of the Northwest Quarter of said Section 24; Theme along said North-South centerline South 00046'51" West, 789.08 feet to a 5/8" iron pin; Thence leaving said Norlh-South centerline South 30°37'41" East, 510.19 feet to a 5/8" iron pin maridng the beginning of a curve to the left; Thence along said curve 990.51 feet, said curve having a radius of 970.00 feet a central atrglo of 58030'26" and a long chord of 948.03 feet winch bears South 59°52'54" East to a 5/8" iron pin marling the paint of tangency; Thence South 89008'07" East, 231.37 fact to the REAL POINT OF BLGINNING. EXCEPTING THEREFROM: A parcel of land located in the Northwest Quarter of Section 24, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, being more particularly described as follows: Commencing at the Southwest corner of the Northwest Quarter of Section 24, Township 3 North, Range 1 West, Boise Meridian; thence South 8902714" East 37.50 feet along the South line of said Northwest Quarter to a point on the Easterly right-of-way of Linder Road, the REAL POINT OF BEGIPNII3G of this description; thence North 3'17'55" West 179.33 #ret along said right-of-way to a point; thence North 89018'06" West 25.00 fact to a point on the West line of said Northwest Quarter, thence North 0941'54" East 1142.82 feat along said West line of the Northwest Quarter to a point; thence South 84'SO'00" East 351.S7 feet to a point; thence South 55'40'00" East 360.00 feet to a point; thence South 72'22' 15" East 699.33 feet to a point on the East tine of the West half of said Northwest Quarter; thence South 0'46'51" West 887.38 feet along said East line to the Southeast corner of the West Half of said Northwest Quarter; thence North 89027'14" West 1286.45 feet along the South line of said Northwest Quarter to the REAL POINT OF BEGINNING of this description. 71439289.2 004259700013 FURTHER EXCEPTING THEREFROM: A parcel of land located in the Northwest Quarter of the Southwest quarter of Section 24, Township 3 North, Range 1 West, Boise -Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Quarter comer common to Section 23 and the said Section 24 ofTownship 3 North, Range 1 West, from which the Northwest corner ofsaid Section 24 bears North 00°41'54" East, 2650.60 feet; thence along the West boundary of the Southwest Quarter of said Section 24 South 00041'53" West, 23.79 feet; thence South 89018'07" East, 48.00 feet to the REAL POINT OT BEGINNING; Thence North 89°56'54" East, 269.10 feet; Thence South 01 °08'48" West, 85.61 fact; Thence South 09°35' 16" West, 70.80 feet; Thane South 18°11'54" West, 34.00 fact; Thence North 71 °48'06" West, 259.25 feet; Thence North 00°41'53" East, 1.06.50 fact to the REAL. POINT OF BEGINNING. AND TKURTHER EXCEPTING TEBUFROM: Parcel Five Twelve Subdivision, more particularly described as a parcel of land located in the East Half of the Northeast Quarter of the Southwest Quarter of Section 24, Township TNorth, Range t West, Boise, Meridian, Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Quarter Section comer common to Sections 13 and 24 of said Township 3 North, Range 1 West; thence South 00°51'53" West, 2634.95 feel on the North-South Mid -Section line ofsaid Section 24 to the Center Quarter comer ofsaid Section 24, said point being marked by a brass cap monument. (from which point the Quarter Section Comer common to Sections 24 and 25 ofsaid Township 3 North, Range 1 West, bears South 00051'53" West, 2655.94 fact distant); thence from said Center Quarter comer, South 00°51'53" West, 170.09 feet. on the North-South Mid -Section line ofsaid Section 24 to the Southeast comer of that parcel of land as described in Warranty Deed Instrument Number 104164621 of Ada County records, said point being the PEAT. POINT OF BEGINAINiG; thence continuing South 00051'53" West, 490.96 feet (formerly described as South) on the North-South Mid -Section lime ofsaid Section 24;thence North 89008'08" West, 484.40 feet; thence North 00°51'52' East, 427.66 feet; thence North 14-37'28" East, 93.84 feet to a point on a curve on the Southerly boundary line ofsaid Warranty Deed Instrument Number 104164621 Parcel; thence 232.95 feet on the aro of a curve to the left, said curve having a radius of 970.00 feet, a central angle of 13°45'35" and a chord distance of 232.39 fact which beats South 82015'19" East on said Southerly boundary line; thence South 89008'07" East, 231.37 feet on said Southerly boundary line to the REAL POINT OF BEGINNING. 71439289.2 0042597.00013 AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO COUNTY OF ADA I, Thomas M. Coleman, Jr., Manager of Coleman Homes LLC, Manager of Bear Creek West Development, LLC, 1859 S. Topaz Way, Suite 200, Meridian, Idaho 83642, being first duly sworn, upon oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). o *\, i1/0 I/ 2'U" �C f Dated this � day of (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. ��jr,`►' (Not Public for Idaho) �` ,,�iQ`T'A�► Residing at: My Commission Expires: � J ee 2012. CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES d i -F ,� >�ar (�eK- 11jest i Date: Project/Subdivision Name: Fd-// �re�f� 1� Applicants)/Contact(s): 13eC-614 niiCY, City Staff: a Pe epereu Location: i " I. Li ncgr kd. S. d,4 QV-Prl a^ Comprehensive Plan Future Land Use Map Designation: iii D)Z Size of Property: f t o. 5 q Design Guidelines Development Context: Proposed Use: , �r-f,_ _ Proposed Zoning: Existing Use: y/i ca n t land Existing Zoning: R -� Street Buffer(s) and/or Land Use Buffer(s): Open Space/Amenities/Pathways: (;/z Access/Stub Streets/Street System: Sewer & Water Service: Topography/Hydrology/Floodplain Issues: Canals/Ditches/Irrigation/Hazards: Ric/ History: fIZ-off -io q44.,9 Additional Meeting Notes` l z d' Jiff Qm Pn �- ocic- (-en off4-A -,,J( � Pro vi d -e an a_C-CeSS -A-) ovf - pa.r� 1 on Lthd,P.- 0 rf ink Iirte / ,�l�pe, 'rtl 6or6l w l ULL 11-367-3 Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment- Map ❑ jj Planned Unit Development Preliminary Plat ❑ Vacation ® Variance la ❑ Comprehensive Plan Amendment - Text ❑ Other ❑ Conditional Use Permit ❑ Private Street Other Agencies/Departments to Contact: FO Ada County Highway District M Idaho Transportation Department ❑ Sanitary Services Company ❑ Central District Health Department ❑ ❑ ❑ ❑ Nampa Meridian Irrigation District Settler's Irrigation District Police Department Fire Department ❑ Public Works Department ❑ Building Department Parks Departmeennty� Ly ElOther: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment- Map ❑ jj Planned Unit Development Preliminary Plat ❑ Vacation ® Variance la ❑ Comprehensive Plan Amendment - Text ❑ Other ❑ Conditional Use Permit ❑ Private Street Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants forpermits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. Nei 6,,ho� COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. Applicant/agent signature Date Shari Stiles From: Jerry Hastings <jhastings@adaweb.net> Sent: Thursday, August 09, 2012 3:45 PM To: Shari Stiles; Becky es-becky@qwestoffice.net Cc: Clint Hansen Subject: RE: Reservation of Subdivision Name - Fall Creek August 9, 2012 Shari Stiles Engineering Solutions RE: Subdivision Name Reservation: "Fall Creek Subdivision" Dear Shari, At your request I have reserved the name of "Fall Creek Subdivision" for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the next ten (10) years unless the project is terminated by the client or the jurisdiction or the conditions of approval have not been met. In which case the name can be re -used by someone else. Sincerely, Jerry Hastings, P.L.S. County Surveyor Ada County, Idaho 208-287-7912 208-287-7909 Fax !hastingsCa�adaweb. net From: Shari Stiles Lmailto•es-sharisNwestoffice.netl Sent: Wednesday, August 08, 2012 1:28 PM To: Jerry Hastings Subject: Reservation of Subdivision Name - Fall Creek Jerry I believe you talked with Becky McKay regarding this name yesterday. Attached is a vicinity map showing the parcels to be included in a new project, parcels which previously were approved as a preliminary plat under the name Bearwood in the West 1/2 of Section 24 T3N, R1W, 13M. The property is under new ownership and we would like to reserve the name of Fall Creek for this subdivision. 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M 311 M OWJOI 1Vld AFJnHN WII[3"H(d� x S§' _ p \ � - 0 011 'p3WOb —3100 OOL '31S 'AVM Nd01 'S Ss81 AbNOW AN03B .w/7 VNOI�I, 10� O I S I/ I a s ]ll '1M3ANOIWO LS3M N33tl0 tl 8 53Wdi NYW3100 10VA00 / d3NNVld 9NUMN19N3 �N \ O 3 � 3 -17 d I k 4 "a I (ii 080038 d0 Sd3NM0 d3d013A30 baa n ----- ----------- V-okr-G- 91" 0-I} H s N ulO z < Of � k �m° I\ I l I II J! u ��* ����o� ��t� � I �•� o II I i I 1 � � � 11 e S2 ��> 3����� 3�M��� 1 I I� I � � �� •JS 01 O til 9II 1 ` I /I II / �I\ I�I z ° r -- b ftlgXgI I I I I r W o , m/ / AR, II(I//I Al X �HY oo I I 9p /litI %I• I / / //� iii'=' We IF In ASSOCIATED EARTH SCIENCES, Inc. SEPTIC SOILS EVALUATIONS - STORM DRAIN SOILS DATA - SOIL SURVEYS - SOIL WETLAND INVESTIGATIONS R -VALUE SAMPLING — GEOLOGY INVESTIGATIONS - SITE INVESTIGATION Glen H. Logan 6238 Edgewater Drive Boise, Idaho 83709 Phone: (208) 672-9213 FAX: (208) 672-9214 Cell: (208) 941-7284 Harley R. Noe 5740 N. Applebrook Way Boise, Idaho, 83713 Phone & FAX: (208) 939-8602 Cell: (208) 850-4926 Mark E. Johnson 1886 N. Greenfield Avenue Meridian, Idaho, 83642 Phone & FAX: (208) 898-9541 Cell: (208) 869-9099 October 14, 2006 Becky McKay Engineering Solutions 150 E. Aikens St., Suite B Eagle, ID 83616 RE: Final groundwater monitor report — Bear Creek west part Groundwater measurements have been completed for the 2006 irrigation season on the five test holes on the above referenced project location. Readings have been taken on a biweekly basis since April 24th and the measurements are displayed in the attached table. I have also included a map of the site showing the monitor site locations. Test holes 1, 2 and 5 have remained dry on all reading dates. Groundwater has been present on three occasions in the monitor pipe at TH3-04. On those occasions irrigation tailwater was ponded around the pipe. Once the ponding was removed, dry hole readings of 13.5 feet below ground level were observed. I feel this is the true condition at this location and this value should be used for design purposes. Free water was present at a peak level of 91 inches below ground level in TH4-04. The trend of the rise and fall of the level in this pipe indicates it is likely a true reading. I would suggest you utilize this value for design. The reading is supported by the 2005 readings. This test hole is located in about the lowest position on the site. It is safe to assume that the level should rise no higher than 7.5 feet below ground level. The observed peak will likely be deeper once development occurs, but the degree is unknown. Water table levels here are impacted by activity on surrounding parcels. If you need anything additional or have questions, please contact me by e-mail at harleynoegcableone.net or by phone at 850-4926. transmitted via e-mail HARLEY R. NOE Professional Soil Scientist cc w/ attachments: Bear Creek, LLC, Box 344, Meridian, ID 83680 w to M M� N O CO O O O� M.0 +' N r � U a) c ca Lo N Co m CO �Z 7 > Q N I— t[) G C Co a) c (p N ) LF c Co .o o w f` to M Mm vi3 c CC (D o N co >, C O CD .-� += a) a) Nm N �o Q3� D ooE°�C c U 0 I— C 0 O O 7 a) N a) c0 c O(Dp N m o o= U a) c tm m = a .C- L ,a) ` . cm E- a c O t o c U 'y C C O c O c C Co I— to co to I% - 0� O C U 'o O co O N CD c(L)a)oo3c� CD ti 3 � � a)t= .0) Cy) a?c co I,- 'o I 00 � to co O do (D N N ti ti U') I` N Co N co N CO wr r r T- T- tt') M M PI- �N N co v CSO N N c(o N CO d CO W T- co T- LD � N� to M M I— N co N (O IT co co N to M M I� r' co N Co rP co Mr r r O o o CSO N Co V' 0 m y as v o v O 1 v O v o r N 1 co � to Z H F M 2 H c O O c_ M.0 +' N a) � O � U a) c ca o �Z 7 > Q c Q C co a) c (D m 'o ) LF c Co .o o 00 -U, � cm c aa`a) CL vi3 c CC (D 0 N O 0 O " O Mn N >, C O c - m .-� += a) a) Nm N �o Q3� D ooE°�C c U 0 O% O' C 0 O O 7 a) m Q '�' a) c0 c O(Dp N m o o= U a) c tm m = a .C- L ,a) ` . cm E- a c O t o c U 'y C C O c O c C 'C3 O O -0 o O N y E 0� y UO m O 2, o N C O 0� O C U 'o O `= m x N a) c o m O U c(L)a)oo3c� v p m C3 3 � � a)t= .0) Cy) a?c �i:. Eo c# 3*k aa CN I DooN�N�N�N to co O do oD ao O) Of ASSOCIATED EARTH SCIENCES, Inc. SEPTIC SOILS EVALUATIONS - STORiNI DRAIN SOILS DATA - SOIL SURVEYS - SOIL WETLAND INVESTIGATIONS R -VALUE SANIPLING — GEOLOGY INVESTIGATIONS - SITE INVESTIGATION Glen H. Logan 6238 Edgewater Drive Boise, Idaho 83709 Phone: (208) 672-9213 FAX: (208) 672-9214 Cell: (208) 941-7284 Harley R. Noe 5740 N. Applebrook Way Boise, Idaho, 83713 Phone & FAX: (208) 939-8602 Cell: (208) 850-4926 Mark E. Johnson 1886 N. Greenfield Avenue Meridian, Idaho, 83642 Phone & FAX: (208) 898-9541 Cell: (208) 869-9099 July 8, 2006 Becky McKay Engineering Solutions 150 E. Aikens St., Suite B Eagle, ID 83616 RE: Mid-season groundwater monitor report — Bear Creek west part Groundwater measurements have been completed on the five test holes on the above referenced project location. Readings have been taken on a biweekly basis since the test holes were installed and the measurements to date are displayed in the attached table. I have also included a map of the site showing the monitor site locations. Test holes 1, 2 and 5 have remained dry on all reading dates. Groundwater has been present on the past two readings in the monitor pipes at numbers 3 and 4 at a depth of 10 feet below ground level. The level in #4 is nearly identical to the reading on the same date last year. If this trend continues, the level should not rise above a depth of 8 feet during the season. There is water present in hole #3 which was dry at this time last year. If that trend continues, it should rise no higher than about 9 feet below ground level. There are ditches carrying water across the property but it is not being cropped or irrigated this year. Since the property is not being irrigated, the monitor data from this year should give a very good indication of the "normal" groundwater conditions. We will continue to gather measurements through the remainder of the irrigation season. At that time we will provide you with a comprehensive report of activity on the site. If you need any interim data, please contact me by e-mail at harleynoe(2cableone.net or by phone at 850- 4926. transmitted via e-mail HARLEY R. NOE Professional Soil Scientist cc w/ attachments: Bear Creek, LLC, Box 344, Meridian, ID 83680 ASSOCIATED EARTH SCIENCES, Inc. SEPTIC SOILS EVALUATIONS - STORM DRAIN SOILS DATA - SOIL SURVEYS - SOIL WETLAND INVESTIGATIONS - R -VALUE SAMPLING 6238 Edgewater Drive Boise, Idaho 83709 Phone: (208) 672-9213 FAX: (208) 672-9214 Glen H. Logan - Cell: (208) 941-7284 Harley R. Noe Cell: (208) 850-4926 FAX: (208) 939-8602 Mark E. Johnson Cell: (208) 869-9099 FAX: (208) 898-9541 September 30, 2005 Kathy Stroschein Becky McKay Engineering Solutions 150 E. Aikens St., Suite B Eagle, ID 83616 RE: Final 2005 groundwater monitor report - Bear Creek West Subdivision Measurements of the five test holes on the Bear Creek West project site have been completed for the 2005 irrigation season. Attached is a table displaying all readings and a map showing all test hole locations. All monitor pipes remained dry to more than 10 feet below ground levels on all readings except for TH3 and TH4. The highest recorded water table levels were 105 inches below ground level in TH3 and 95 inches in TH4 on August 31 St. Both of these test holes are located at the lower end of the grain field and are near waste ditches. I am confident that the rise at these two locations is due to local irrigation activity. Once irrigation of the grain was concluded levels began to drop. Once irrigation is removed from this and adjoining parcels and development continues, I would expect groundwater levels at all sites to remain below 120 inches at all times. You should be able to design on the basis of 8 feet below ground level as a conservative figure. If you have questions or need anything additional, please call me at 850-4926. transmitted via e-mail HARLEY R. NOE Professional Soil Scientist cc w/ attachments: Bear Creek, LLC, Meridian, ID \O 0o rl- O v 00 r - N CO 0 O co O> Cl) O O O r - co N O CD M r r r r r O M O N CD Go r r r r to r• O O co I - Z O O 00 (D O ( N CS O Go 01 O O co M I -- O N � CO LO ~D CCD N CCD M p- O M fl - N O N O M CD t0 r co N CD V O to r- CV (D N CMO � C~O r O N O 14 O V- r r r r Nti O M M ti cm O N CO (D to � O C'7 C) P- (0 N CD a (D t 7 r r r r r O h O O 00 r - NCD N N r- O r r O d I, O M M I- 0 = CD r N r O r � r CD r Mo W d d O O O O IT O ,p N M Iq O _.= Z F - N Q .Q C CI) E C N CU 7 N CD E > O N U = � O Q E cn O Z c O � N � Q- O O a� N � � C) 0 0 N O c Z .� 2 L >. ." CM C C' m C Co cn T O co N OO U Co CII C N N 'C' C Q O i" t C) (M . -E O `n °c = O 06 LO 0 O = M U C cn M Q 7 N = Q~ O- OL C ~ a - O N •N = 3 Q C 3: CI) O CL O N O O N O O Q ++ N U = Q N CO O ._ rn 'O O C N .� _ co 0 O C Qf L N «= O a) L N N Q� L CCU m ?i O Z r co N_ N I� M r �lt��CDooco0) ASSOCIATED EARTH SCIENCES, Inc. SEPTIC SOILS EVALUATIONS - STORM DRAIN SOILS DATA - SOIL SURVEYS - SOIL WETLAND INVESTIGATIONS R -VALUE SAMPLING — GEOLOGY INVESTIGATIONS - SITE INVESTIGATION Glen H. Logan 6238 Edgewater Drive Boise, Idaho 83709 Phone: (208) 672-9213 FAX: (208) 672-9214 Harley R. Noe 5740 N. Applebrook Way Boise, Idaho, 83713 Phone & FAX: (208) 939-8602 Cell: (208) 850-4926 November 26, 2004 Becky McKay Engineering Solutions 150 E. Aikens St., Suite B Eagle, ID 83616 RE: Soil test holes on future Bear Creek parcel. On November 23rd I observed and described five test holes on approximately 140 acres in the west half of Section 24, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho. The parcel is on the west side of Stoddard Road across from the existing Bear Creek Subdivision. The test holes were excavated to a depth of 15 feet for the purpose of evaluating the site for location and design of storm drain facilities. Detailed profile descriptions were made and copies are attached. I have also included a map showing the GPS locations of the test holes. Four -inch PVC pipes were installed in each pit prior to backfilling to allow for measurement of groundwater levels. We will measure and record levels on a bi-weekly basis from April through October of 2005. Three of the test holes (TH1, TH2 & TH5) were dry to 15 feet when excavated. Free water was observed in TH3 at 134 inches below ground level and in TH4 at 119 inches. I returned to the site the following day and obtained readings of 129 inches and 118 inches respectively in the monitor pipes. Because of the variegated colors in the lower part of the profiles, it is difficult to predict how high the water table will rise during the irrigation season. If you have questions or need anything additional, please call me at 850-4926. transmitted via e-mail HARLEY R. NOE Professional Soil Scientist attachments cc w/attachments: Bear Creek, LLC, Meridian, ID Associated Earth Storm Drain Test Hole Description &Evaluation Sciences, Inc. Date Of Evaluation: 11/23/2004 Evaluated by: Harley Noe, Professional soil Scientist Requested By: Bear Creek, LLC Address: P.O. Box 344 Phone: 888-9946 City: Meridian State: ID Zip: 83680 Legal Desc: part of 1 1/2 Section 24, Township 3 North, Range 1 West, Boise Meridian, Ada County, Id General Desc: Bear Creek Subdivision, new portion to west Tui _r) A 4654 nose ivumjJer 0 to 11 « wSaLwIA. 10YR 3/3 silty clay loam I I . , — . 30 to 32 common very fine, fine & medium none Est. slightly firm moist Depth Color Texture Clay % Roots Mottles Permeability Comments (inches) 1 10YR 4/3 sandy clay loam 22 to 24 few very fine& fine none (in/hr) slightly firm moist Tui _r) A 4654 nose ivumjJer 0 to 11 « wSaLwIA. 10YR 3/3 silty clay loam I I . , — . 30 to 32 common very fine, fine & medium none 0.2 to 0.6 slightly firm moist 11 to 21 10YR 3/3 silty clay loam 27 to 30 few very fine, fine & medium none 0.2 to 0.6 very friable moist 21 to 28 1 10YR 4/3 sandy clay loam 22 to 24 few very fine& fine none 1 to 2 slightly firm moist 28 to 81 10YR 4/4 very gravelly loam 10 to 12 few very fine & fine none 1 to 2 moderately dense in place, firm moist 81 to 128 10YR 4/4 sandy loam 10 to 12 none none <0.2 difficult to texture, very dense in place, hard moist 128 to 160+ 10YR 4/6 sandy loam 8 to 10 none none 4 to 6 nearly loose in place General Notes: Slobe 0 to 1 percent. No free water in pit or evidence of wetness. The marenai morn 9R to 19A inches is very difficult to dia TU O n A 4655 nose rvumUer 0 to 11 ac wlauvIN. 10YR 3/3 silt loam . 24 to 26 common very fine, fine & medium none 0.5 to 1.0 very friable moist 11 to 30 10YR 4/4 silt loam 22 to 24 few very fine & fine none 0.5 to 1.0 very friable moist 30 to 38 10YR 3/4 & 7/4 loam 18 to 20 few very fine & fine none 1 to 2 weakly cemented but highly fractured 38 to 63 10YR 4/4 very gravelly loamy coarse sand 3 to 5 none none 10 to 15 slightly dense in place, friable when broken out 63 to 180+ variegated extremely gravelly coarse sand 0 none none 15 to 20 15% cobbles, loose in place General Notes: Slone 0 to 1 percent. No free water or wetness evidence observed In prorne. Associated Earth Storm Drain Test Hole Description &Evaluation Sciences, Inc. Continuation Sheet Date Of Evaluation: 11/23/2004 Project: Bear Creek western addition Depth Color Texture Clay % Roots Mottles Est. Perm. (in/hr) Comments (inches) 10YR 4/3 silt loam 24 to 26 few very fine & fine none 0.5 to 1.0 very friable moist Tu"a_n.t 4656 Hula. 111U111 0 to 10 WN R VVYi.�V•I. 10YR 3/3 silty clay loam 35 to 40 common very fine & fine none 0.2 to 0.6 firm moist 10 to 31 10YR 4/3 silt loam 24 to 26 few very fine & fine none 0.5 to 1.0 very friable moist 31 to 40 10YR 4/3 loam 15 to 18 none none 1 to 2 slightly firm moist, 10% hard nodules, not cemented 40 to 6010YR 4/4 sandy clay loam 20 to 24 none none 1 to 2 friable moist 60 to 118 10YR 4/4 gravelly coarse sandy loam 6 to 8 none none 4 to 10 friable moist 118 to 180+ variegated very gravelly loamy coarse sand 3 to 5 none none readable 10 to 15 5 to 10% cobbles, loose in place 26 to 42 10YR 4/3 silt loam 24 to 26 few very fine & fine 7.5YR 5/6 0.5 to 1.0 friable moist General Notes: Slope 0 to 1 percent. tree water stanaing in noie ui 1 134 11 mottling readable in profile. Groundwater measured in pipe at 129 after 24 hours. Tun rn A 4657 nulu IMUMUC1 a a.vUCI %fig. common very fine, 0 to 11 10YR 3/3 silty, clay loam 32 to 35 fine & medium none 0.2 to 0.6 friable moist common very fine & 11 to 26 10YR 3/4 silty clay loam 35 to 40 fine none 0.06 to 0.2 very firm moist 5% faint 26 to 42 10YR 4/3 silt loam 24 to 26 few very fine & fine 7.5YR 5/6 0.5 to 1.0 friable moist 5% faint 42 to 48 10YR 4/4 loam 18 to 20 few very fine & fine 7.5YR 5/6 0.5 to 1.0 friable moist 48 to 78 10YR 7/2 & 7.5YR 4/4 loam 12 to 15 few very fine & fine none 1 to 2 slightly dense in place, very friable moist 78 to 158 10YR 4/4 sandy loam 8 to 10 none none 2 to 8 10% gravel, very friable moist 158 to 180+ variegated gravelly loamy coarse sand 2 to 3 none none readable 10 to 15 II loose General Notes: Slope 0 to 1 percent. Mottles in 26 to 4ts incn zone may Qe aue iu Nc, �-,[ 11i ly ui 1 u- — laver at 48 inches or may be relic. Free water in pit at 119 inches after 1/2 hour. Groundwater measured in pipe at 118 inches after 24 hours Associated Earth Sciences, Inc. Storm Drain Test Hole Description & Evaluation Continuation Sheet Date Of Evaluation: 11/23/2004 Project: Bear Creek western addition DepthEst. Color Texture Clay % Roots Mottles er Perm. Comments (inches) 10YR 4/3 loam 12 to 15 few very fine, fine & medium none 1 to 2 very friable moist L1..1.. Ll 9. 4. 1 i.w4inn• TH.S-nd 4658 wc �unwc. 0 to 12 w wvwa.v... 10YR 3/3 silty clay loam 32 to 35 common very fine & fine none 0.2 to 0.6 firm moist 12 to 28 10YR 4/3 loam 12 to 15 few very fine, fine & medium none 1 to 2 very friable moist 28 to 50 10YR 5/3 sandy loam 10 to 12 few very fine & fine none 2 to 6 5% gravel, very friable moist 50 to 102 7.5YR 5/6 & 10YR 7/4 moderately strongly cemented hardpan none none 0.5 to 1.0 highly fractured 102 to 160+ 10YR 6/4 sandy loam 8 to 0 none none 2 to 8 brittle moist General Notes: Slope 0 to 1 percent. No free water or evidence of wetness in protile. 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FALL CREEK SUBDIVISION TRAFFIC IMPACT ANALYSIS Prepared by Engineering Solutions 1029 North Rosario Street Meridian, Idaho 83642 November 12, 2012 Prepared by: David Szplett Reviewed by: TABLE OF CONTENTS EXECUTIVESUMMARY..............................................................................................................................1 INTRODUCTION..........................................................................................................................................3 PROPOSEDDEVELOPMENT......................................................................................................................3 STUDYAREA CONDITIONS......................................................................................................................6 StudyArea...........................................................................................................................................6 LandUse...............................................................................................................................................6 EXISTINGCONDITIONS............................................................................................................................6 TrafficVolumes...................................................................................................................................6 RoadSystem.......................................................................................................................................6 StudyPeriod........................................................................................................................................7 PROJECTEDTRAFFIC.................................................................................................................................8 TRAFFICANALYSIS..................................................................................................................................13 Capacity Analysis and Level-of-Service...................................................................................13 TRANSPORTATIONIMPACT FEES.......................................................................................................... 10 CONCLUSIONS........................................................................................................................................16 EXECUTIVE SUMMARY The proposed Fall Creek subdivision is a residential development located south of Overland Road and between Stoddard Road and Linder Road in Meridian, Idaho. This project is planned to include 296 single family homes on 110.5 acres. A development application on the subject property was submitted in 2005, as Bear Creek West Subdivision. The original preliminary plat expired and the project was not constructed. The new site plan has a revised number of lots and this traffic analysis is an update of that original analysis. The following are the principal conclusions of the traffic analysis for the Fall Creek development. 1) The proposed development is projected to generate an average daily traffic (ADT) volume of 2,833 vehicles of which the a.m. and p.m. peak hour traffic is 222 and 299 vehicles per hour respectively. 2) As a result of the site build -out, traffic on the area roadways is expected to increase in the vicinity. Traffic on Overland Road may increase by 1,332 trips per day west of Linder Road and 1,077 trips per day east of Stoddard Road. Traffic on Linder Road may increase by 1,700 trips per day south of Overland Road. Traffic on Stoddard Road may increase by 708 trips per day south of Overland Road. 3) The intersection of Overland Road and Linder Road is currently a two-way stop controlled intersection. The stop control is on the Linder Road approach. Overland Road provides four travel lanes plus an added left turn lane. Linder Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. This intersection currently operates at LOS B and A during the a.m. and p.m. peak hours respectively. For the Year 2017 background condition (i.e. regional growth but without the site -generated traffic), the intersection is forecast to operate at LOS B during the a.m. and p.m. peak hours. No improvements are needed to accommodate the existing or background traffic volumes. For the Year 2017 build out condition (i.e. background regional growth plus the site - generated traffic), the intersection is forecast to operate at LOS B during the a.m. and p.m. peak hours. No additional improvements are needed to accommodate the build out traffic volumes. 4) The intersection of Overland Road and Stoddard Road is currently a signal controlled intersection. Overland Road provides four travel lanes plus an added left turn lane. Stoddard Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. This intersection currently operates at LOS C during the a.m. and p.m. peak hours. For the Year 2017 background condition (i.e. regional growth but without the site -generated traffic), the intersection is forecast to operate at LOS C during the a.m. and p.m. peak hours. No improvements are needed to accommodate the existing or background traffic volumes. For the Year 2017 build out condition (i.e. background regional growth plus the site - generated traffic), the intersection is forecast to operate at LOS C during the a.m. and p.m. peak hours. No additional improvements are needed to accommodate the build out traffic volumes. 5) The site plan shows that Kodiak Drive is a planned collector roadway and will create a new site access on Linder Road. The intersection does not exist but will be created with the Fall Creek Subdivision. The west approach to the intersection was constructed by the Southridge project. Under build out conditions the intersection will operate at LOS B and A during the a.m. and p.m. peak hours respectively. This intersection meets current ACHD policy for an added southbound left turn lane (see Appendix). This intersection does not meet current ACHD policy for an added northbound right turn lane (see Appendix). 6) The site plan shows that Kodiak Drive is a planned collector roadway and will create a new site access on Stoddard Road. The east approach to this intersection was created with the adjacent Bear Creek Subdivision. The LDS church has installed a short portion of the west leg of the Kodiak Drive collector. The church improvements included one-half plus 12 -feet for the collector. Fall Creek Subdivision will complete the fourth (eastbound) approach. Under build out conditions the intersection will operate at LOS A and B during the a.m. and p.m. peak hours respectively. This intersection does not meet current ACHD policy for an added northbound left turn lane (see Appendix). This intersection does not meet current ACHD policy for an added southbound right turn lane (see Appendix). 7) The forecast peak hour build -out volumes (Year 2017) for Overland Road, Linder Road and Stoddard Road are all lower than the planning development thresholds in the vicinity of the project. None of the study area roadways require further expansion to accommodate the site generated traffic volumes. 8) Kodiak Drive is planned as a residential collector. Traffic volumes exceed 1,000 ADT but there is no front -on housing. None of the internal residential streets exceed 1,000 ADT in areas with front -on housing. 9) This project is expected to generate approximately $902,000 in impact fee revenues to the Ada County Highway District under the requirements of Ordinance 218. 10) The conclusions of this report are consistent with the recent traffic study submitted for the adjacent Wal-Mart site. Following are the transportation -related improvements needed to accommodate the traffic volumes generated by the Fall Creek development: • Construct a southbound left turn lane for Linder Road at the new Kodiak Drive intersection. • No other traffic -related improvements have been identified with this analysis. INTRODUCTION The proposed Fall Creek subdivision is a residential development located south of Overland Road and between Stoddard Road and Linder Road in Meridian, Idaho. This project is planned to include 296 single family homes on 110.5 acres. This project was originally submitted as a preliminary plat as the Bear Creek West Subdivision. The original project was never constructed. The new site plan has a revised number of lots and this traffic analysis is an update of that original analysis. Figure 1 shows the location of the project and its vicinity. The purpose of this report is to evaluate the traffic impacts resulting from the proposed development in the vicinity of the project. This study will make recommendations for improvements to the transportation system which will mitigate any potentially adverse impacts of the development. This report is prepared in conformance with the Ada County Highway District's requirements of a major traffic impact study. In particular, the scope of the study includes the following: • Trip generation of the proposed development; • Trip distribution and traffic assignment of the site generated traffic; • Roadway capacity impacts on arterial roads in the project vicinity; • Impacts of the site generated traffic on the existing Overland Road intersections with Linder Road and Stoddard Road plus two new site access intersection with Linder Road and Stoddard Road; and • Any potential transportation mitigation measures. PROPOSED DEVELOPMENT The proposed Fall Creek subdivision is a residential development site located south of the Overland Road between Linder Road and Stoddard Road in Meridian, Idaho. The proposed site plan for the project is shown in Figure 2. This transportation analysis assumes the development will be completed by the Year 2017. I Figure 1: Project Location Figure 2: Site Plan STUDY AREA CONDITIONS Study Area The area of influence will be the western region of Meridian. The area of primary impact has been determined according to ACHD policy and includes segments of Overland Road, Linder Road and Stoddard Road in the project vicinity. The intersections considered for impacts are the existing Overland Road / Linder Road intersection and the new site access intersections (Kodiak Drive) with Linder Road and Stoddard Road. Land Use The project area is currently in agricultural production. The site is proposed for residential use in accordance with the Meridian Comprehensive Plan. EXISTING CONDITIONS Trac Volumes Existing average daily traffic (ADT) volumes and a.m. and p.m. peak hour turning movement volumes were obtained from Walmart Traffic Analysis (see Appendix). The existing daily and peak hour traffic counts near the site are summarized in Figure 3. Road System The road system in the site vicinity is described below: Overland Road is an east -west, four -lane facility classified as an arterial by COMPASS. The roadway width is sufficient to allow for a continuous center turn lane or a separate turn lane at the major intersections. The roadway is fully improved with curb, gutter and sidewalk. The posted speed limit is 45 MPH in the project area. Linder Road is a north -south, two-lane facility classified as a minor arterial by COMPASS. Linder Road has minimal improvements near the project site. The posted speed limit is 45 MPH. Stoddard Road is a north -south, two-lane facility classified as a minor arterial by COMPASS. Stoddard Road has curb, gutter and sidewalk improvements adjacent to the commercial and residential developments east and north of the project site. The posted speed limit is 45 MPH. The intersections in the site vicinity are described below: The intersection of Overland Road and Linder Road is currently a two-way stop controlled intersection. The stop control is on the Linder Road approaches. Overland Road provides four travel lanes plus an added left turn lane. Linder Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. The intersection of Overland Road and Stoddard Road is currently a signal controlled intersection. Overland Road provides four travel lanes plus an added left turn lane. Stoddard Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. Figure 3: Existing Traffic Volumes Study Period The build -out year for this study will be 2017. This date was selected to allow for project approval, engineering, construction, and full development of the site. The weekday a.m. and p.m. peak hour periods were analyzed for site impacts. Typically the a.m. peak hour occurs between 6:00 a.m. and 8:00 a.m. The p.m. peak hour occurs between 4:00 p.m. and 6:00 p.m. PROJECTED TRAFFIC Site Traffic Trip Generation Site traffic generation is normally estimated by procedures recommended in the latest edition of the Trip Generation Manual (9th Ed) published by the Institute of Transportation Engineers (ITE). Trip rates estimated in the manual are based on actual driveway traffic measurements performed on different land uses nationwide, particularly in metropolitan areas. The site trip generation is obtained by applying the trip rates from the Trip Generation Manual to each of the uses of the site development. Table 1 presents the summary of the site trip generation used in this report. The pool facility is restricted to subdivision residents and does not generate any external trips. The 296 Table 1: Trip Generation Summary Pool Facility Total Tri Single Familyps Category 9 .io.88 acres) ITE Land Use Category 210 498 Number of Lots 296 0.00 Trip Generation Rate 24 -hr daily rate 9.57 0.00 am peak hour rate 0.75 0.00 pm peak hour rate 1.01 0.00 Total External Trips Generated 24 -hr daily rate 2833 0 2,833 am peak hour trips 222 0 222 pm peak hour rate 299 0 299 homes in the proposed development is projected to generate an ADT of 2,833 vehicles per day, of which the a.m. and p.m. peak hour traffic is 222 and 299 vehicles per hour respectively. Trip Distribution Once the generated trips are estimated, they are distributed to their geographic origins or destinations and assigned to particular segments of the encompassed transportation network. The trip distribution along the roadway network and turning movement percentages were based on the COMPASS Regional Model. The distribution of the site traffic along the roadway network is given in Figure 4 in the form of percentages of total generated traffic for the site. Figure 5 illustrates the rounded internal site traffic distribution. Figure 6 presents the forecast site traffic on the external network. RAFF InIAN Figure 4: Site Trip Distribution . � S >^� P, . m° a 750 ADT - r -- 2,000 ADT N 850 ADT f ------------ Ate;.:• 900 ADT d S 1,200 ADT- Aor _ ��flN - ,aGµ , \ t• `TR�.�NI',�/1.�7Y�C9f1 EI fOneA4 A�nOm.�ON G nn • �•� /%/ I _ ----------------- 1 T � l A ' 1 Figure 5: Internal Site Trip Distribution PM f0 2 20 AM 8 1 4 n ht thm eR AM PPA AM PM 0 0 IeR ri ht 14 12 548 171 thru t 110 6 22 18 h ht Iewt 103 1 944 left thN r' ht AM 26 3 137 PM 15 0 87 .— PM 0 0 0 AM 0 0 0 d t thN eR AM PM AM PM p 0 IeR r' ht 0 0 45 28 thru thN 15 52 8 27 ht IeR 8 22 left thN n ht AM 23 0 19 PM id 0 12 M E rA IAN PM 0 0 117 AM 0 0 33 li t thru IeR AM PM AM PM 0 0 IeR E'21# I 100 83 p 0 tlru thN 0 0 0 0 ht let 17 f0 left thru ri ht AM 0 0 8 PM 0 0 19 NIE19 PM 1 49 00 AM 14 0 0 F- Hoht I thru I feR I AM RN AM PM 42 26 IeR r fd 0 0 0 0 MWu thN 0 0 8 5 d ht IeR 0 0 felt thru r' M AM 3 0 0 PM 10 0 0 Figure 6: Peak Hour Site Traffic PM 0 0 0 AM 0 0 0 AM n t thN IeR PM AM PM 0 0 left ri ht 0 0 536 304 thu thru 145 785 35 72 ti ht /at 113 297 left MN ri tt AM 66 0 262 PM 45 0 189 ME 3N 1 PM 0 252 117 AM 0 115 33 � t IhN IeR AM PM AM PM 0 0 IeR r' ht 100 63 0 1 0 thru fhN 0 0 0 1 0 light left 17 10 left thN fi N AM 1 0 1 228 6 PM 0 172 19 PM 1 12 2 24 AM 7 1 5 ri t thN IeR AM PlLf AM PM 8 IeR r' K 17 14 �fWO 479 tMu thN 05 979 48 ' ht let 129 134 IeR thN Hatt AM 83 1 4 1 162 PM 1 113 1 0 I 92 NIE19 PM I 49 110 7 AM 14 53 1 8 L I rl0hl 1 thN 1 left I AM PM AM PM 42 26 left fight 61 30 0 0 thru thN 0 0 8 5 ' ht left 7 4 left thfu rt2j AM 3 63 PM 10 102 Figure 7: Peak Hour Build Out Traffic Background Traffic The background (no -build) traffic volumes are calculated to account for the increase in traffic on the vicinity roadways due to development and the natural growth in traffic. The background traffic volumes were assumed to increase by 3% per year. The traffic generated from the adjacent Wal-Mart project is also included in the peak hour and daily background traffic numbers. The background traffic numbers are used for the Background Year 2017 analysis. Total Traffic The site traffic is added to the background traffic to obtain the total build -out traffic for the Year 2017. The combined volumes for the 2017 background a.m. and p.m. peak hours were added to the forecast a.m. and p.m. peak hour traffic volumes generated by the project site and are shown in Figure 7. TRAFFIC ANALYSIS Capacity Analysis and Level -of -Service An intersection capacity analysis was performed existing, 2017 background, and 2017 build -out conditions using the Highway Capacity Software (HCS+) based on the 2000 edition of the Highway Capacity Manual. The existing traffic control was assumed to be in place for Year 2017 conditions. The results of the area's capacity analysis are summarized below in Table 2. Table 2• Intersection Ca acit Analysis Summar Intersections Peak Hour Traffic Control 2012 Existing LOS Dela (s) 2017 Background. LOS Dela "(§) 2017 Build Out :- LOS Dela s Overland at Stoddard AM Signal C 20.7 C 24.5 C 26.8 PM C 17 C 21.2 C 23.9 Overland at Linder AM Two-way STOP 8 10.3 B 11.6 8 13.0 PM A 9.6 B 10.5 B 13.5 Kodiak (collector) at Stoddard AM Two-way STOP A 8.7 A 8.9 A 9.9 PM A 8.5 A 9 B 10.3 Kodiak (collector) at Linder AM Two-way STOP B 10.2 PM A 9.9 The LOS for a two-way stop references the minor street approach. The major street does not stop. The intersection of Overland Road and Linder Road is currently a two-way stop controlled intersection. The stop control is on the Linder Road approaches. Overland Road provides four travel lanes plus an added left turn lane. Linder Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. This intersection currently operates at LOS B and A during the a.m. and p.m. peak hours respectively. For the Year 2017 background condition (i.e. regional growth but without the site - generated traffic), the intersection is forecast to operate at LOS B during the a.m. and p.m. peak hours. No improvements are needed to accommodate the existing or background traffic volumes. For the Year 2017 build out condition (i.e. background regional growth plus the site -generated traffic), the intersection is forecast to operate at LOS B during the a.m. and p.m. peak hours. No additional improvements are needed to accommodate the build out traffic volumes. The intersection of Overland Road and Stoddard Road is currently a signal controlled intersection. Overland Road provides four travel lanes plus an added left turn lane. Stoddard Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. This intersection currently operates at LOS C during the a.m. and p.m. peak hours. For the Year 2017 background condition (i.e. regional growth but without the site -generated traffic), the intersection is forecast to operate at LOS C during the a.m. and p.m. peak hours. No improvements are needed to accommodate the existing or background traffic volumes. For the Year 2017 build out condition (i.e. background regional growth plus the site -generated traffic), the intersection is forecast to operate at LOS C during the a.m. and p.m. peak hours. No additional improvements are needed to accommodate the build out traffic volumes. The site plan shows that Kodiak Drive is a planned collector roadway and will create a new site access on Linder Road. The intersection does not exist but will be created with the Fall Creek Subdivision. Under build out conditions the intersection will operate at LOS B and A during the a.m. and p.m. peak hours respectively. This intersection meets current ACHD policy for an added southbound left turn lane (see Appendix). This intersection does not meet current ACHD policy for an added northbound right turn lane (see Appendix). The site plan shows that Kodiak Drive is a planned collector roadway and will create a new site access on Stoddard Road. The east approach to this intersection was created with the adjacent subdivision. The Fall Creek Subdivision will complete the fourth (eastbound) approach. Under build out conditions the intersection will operate at LOS A and B during the a.m. and p.m. peak hours respectively. This intersection does not meet current ACHD policy for an added northbound right turn lane (see Appendix). This intersection does not meet current ACHD policy for an added southbound right turn lane (see Appendix). The forecast peak hour build -out volumes (Year 2017) for Overland Road, Linder Road and Stoddard Road are all lower than the planning development thresholds in the vicinity of the project. None of the study area roadways require further expansion to accommodate the site generated traffic volumes. This is consistent with the recent traffic study submitted for the adjacent Wal-Mart site. Roadway Capacity The peak hour planning development thresholds for arterial and collector streets are as follows: A 4 -lane arterial road Overland Road) is 1600 vehicles per hour at LOS D and 17000 at LOS E. A 2 -lane arterial road (Linder Road) is 750 vehicles per hour at LOS D and 880 at LOS E. A 2 -lane collector road (Stoddard Road) is 550 vehicles per hour at LOS D and 690 at LOS E. Table 3 summarizes the existing and future peak hour traffic projections and daily capacity requirements on roadways within the vicinity of the site. The forecast peak hour build -out volumes on the study area roadways (two-way volumes) are all less than the planning development thresholds (one-way volumes). None of the study area roadways require expansion to accommodate the site generated traffic volumes. This is consistent with the recent traffic study submitted for the adjacent Wal-Mart site. _ n. __A e..a...e T..fflr Orniar-finne nn Vicinity ROadWaVs 1 dole J: GRRlunay a:w :., aa.. ` .......... ..,J......_.._ _.. ' •------, 2017 Walmart Planning Threshold - Planning Threshold - Peak Existing Volume Background Traffic Site Traffic 2017 Build Each Direction Each Direction Roadway Hour Location (2012) Volume Volume Volume Out Volume (LOS D - 2 Lane) (LOS E - 2 Lane) O*r1and AM EB w/Under 419 486 45 26 556 1,600 1,770 WB 74 86 44 78 208 1,600 1,770 PM ES 135157 123 91 371 1,600 1,770 WB 552 i4 0 122 49 811 1,600 1,770 AM EB e/ Under 549 636 89 52 778 1,600 1, 770 1,770 WB 209 242 89 68 399 1,600 PM EB 160 185 247 55 487 1,600 1,770 pOwdand WB 646 749 244 67 1,059 1,600 1,770 AM EB a/ Stoddard 690 800 118 63 982 1,600 1.770 1,770 WB 227 263 98 21 382 1,600 PM EB 258 299 308 40 647 1,600 1,770 WS 746 865 234 74 1,173 1,600 1,770 Under AM NB s/ O:edand 153 177 45 100 322 550 690 SB 59 68 44 33 146 550 690 PM NB 40 46 124 63 233 550 690 SB 109 126 1 122 117 365 550 690 Stoddard AM NB s/ O:edand166 192 29 42 263 550 690 SB 126 146 39 14 199 550 690 PM NS 82 95 142 26 263 550 690 SB 114 132 71 49 252 1 550 690 Site Access and Infernal Circulation Two new site accesses are planned for the project. A new east -west collector (Kodiak Drive) extends through the project site and connects to both Stoddard Road (east) and to Linder Road (west). The Kodiak Drive connection with Stoddard Road expands an existing intersection. The Kodiak Drive connection to Linder Road is a new intersection. Kodiak Drive is planned as a residential collector. Traffic volumes exceed 1,000 ADT but there is no front -on housing. None of the internal residential streets exceed 1,000 ADT in areas with front -on housing. TRANSPORTATION IMPACT FEES This project is E approximately I revenues to the District under Ordinance 218. Table 4: Estimation of ACHD Impact Fees Land Use Amount I Fee Rate I Impact Fn expected to generate Single-family 296 1 $3,047 1 $902,000 902,000 in impact fee $902,000 Ada County Highway ;Based upon Ordinance 218 the requirements of Table 4 illustrates the impact fee calculation. CONCLUSIONS These are the principal conclusions of the traffic analysis for the Fall Creek development. 1) The proposed development is projected to generate an average daily traffic (ADT) volume of 2,833 vehicles of which the a.m. and p.m. peak hour traffic is 222 and 299 vehicles per hour respectively. 2) As a result of the site build -out, traffic on the area roadways is expected to increase in the vicinity. Traffic on Overland Road may increase by 1,332 trips per day between west or Linder Road and 1,077 trips per day east of Stoddard Road. Traffic on Linder Road may increase by 1,700 trips per day south of Overland Road. Traffic on Stoddard Road may increase by 708 trips per day south of Overland Road. 3) The intersection of Overland Road and Linder Road is currently a two-way stop controlled intersection. The stop control is on the Linder Road approaches. Overland Road provides four travel lanes plus an added left turn lane. Linder Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. This intersection currently operates at LOS B and A during the a.m. and p.m. peak hours respectively. For the Year 2017 background condition (i.e. regional growth but without the site -generated traffic), the intersection is forecast to operate at LOS B during the a.m. and p.m. peak hours. No improvements are needed to accommodate the existing or background traffic volumes. For the Year 2017 build out condition (i.e. background regional growth plus the site - generated traffic), the intersection is forecast to operate at LOS B during the a.m. and p.m. peak hours. No additional improvements are needed to accommodate the build out traffic volumes. 4) The intersection of Overland Road and Stoddard Road is currently a signal controlled intersection. Overland Road provides four travel lanes plus an added left turn lane. Stoddard Road is a two lane roadway that adds a left turn lane at the Overland Road intersection. This intersection currently operates at LOS C during the a.m. and p.m. peak hours. For the Year 2017 background condition (i.e. regional growth but without the site -generated traffic), the intersection is forecast to operate at LOS C during the a.m. and p.m. peak hours. No improvements are needed to accommodate the existing or background traffic volumes. For the Year 2017 build out condition (i.e. background regional growth plus the site - generated traffic), the intersection is forecast to operate at LOS C during the a.m. and p.m. peak hours. No additional improvements are needed to accommodate the build out traffic volumes. 5) The site plan shows that Kodiak Drive is a planned collector roadway and will create a new site access on Linder Road. The intersection does not exist but will be created with the Fall Creek Subdivision. Under build out conditions the intersection will operate at LOS B and A during the a.m. and p.m. peak hours respectively. This intersection meets current ACHD policy for an added southbound left turn lane (see Appendix). This intersection does not meet current ACHD policy for an added northbound right turn lane (see Appendix). 6) The site plan shows that Kodiak Drive is a planned collector roadway and will create a new site access on Stoddard Road. The east approach to this intersection was created with the adjacent subdivision. The Fall Creek Subdivision will add the fourth (eastbound) approach. Under build out conditions the intersection will operate at LOS A and B during the a.m. and p.m. peak hours respectively. This intersection does not meet current ACHD policy for an added northbound right turn lane (see Appendix). This intersection does not meet current ACHD policy for an added southbound right turn lane (see Appendix). 7) The forecast peak hour build -out volumes (Year 2017) for Overland Road, Linder Road and Stoddard Road are all lower than the planning development thresholds in the vicinity of the project. None of the study area roadways require further expansion to accommodate the site generated traffic volumes. Kodiak Drive is planned as a residential collector. Traffic volumes exceed 1,000 ADT but there is no front -on housing. None of the internal residential streets exceed 1,000 ADT in areas with front -on housing. 8) This project is expected to generate approximately $902,000 in impact fee revenues to the Ada County Highway District under the requirements of Ordinance 218. Following are the transportation -related improvements needed to accommodate the traffic volumes generated by the Fall Creek development: • Construct a southbound left turn lane for Linder Road at the new Kodiak Drive intersection. • No other traffic -related improvements have been identified with this analysis. REFERENCES "Trip Generation 9th Edition," by Institute of Transportation Engineers, Washington D.C., 2003. "Highway Capacity Manual" Transportation Research Board, Washington D.C. "Development Policy Manual," City of Meridian. "Development Policy Manual," Ada County Highway District. "NCHRP 279, Intersection Channelization Guide," Transportation Research Board. 2002 T r-� z W CL IL 2-1 m Q m CL m V 0 O 00 O N M O P z O O o n o 0 Oo a) - N 0 N M 0 M 0 O 0 O 0 0 Z p " 11 O v II t U Z F=- M N o N N Cl) CO,j O p M LO O M CV) o J � a) O L ll^^ c0 vJ II o II '{ •� ry J J (p N N p a O N O c\! 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