ApplicationMayor Tammy de Weerd
City Council Members:
E IDIAN~ Keith Bird
i+ Brad Hoaglun
Charles Rountree
IDAHO David Zaremba
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To ensure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Jaycee Holman, City Clerk, by:
8-Nov-12
Transmittal Date: October 25, 2012 File No.: AZ 12-012 & PP 12-015
Hearing Date: November 15, 2012
Request: Public Hearing -Annexation and Zoning of 10.42 acres of land to the R-8 zoning
district AND Preliminary Plat approval consisting of 39 building lots & 3 common /other
lots on 9.11 acres of land in a proposed R-8 zoning district for Tradewinds Subdivision
By: SDN, LLC
Location of Property or Project: southeast corner of E. Victory Road and S.
Locust Grove Road
Joe Marshall (No FP)
Scott Freeman (No FP)
Steven Yearsley (No FP)
Michael Rohm (No FP)
Tom O'Brien (IVo FP>
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Brad Hoaglun, C/C
Keith Bird, C/C
David Zaremba C/C
Sanitary Services (IVo 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)
QW@St (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-Kuna 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
•
1
Type of Review Requested (check all that s
^ Alternative Compliance
8 Annexation and Zoning
^ Comprehensive Plan Map Amendment
^ Comprehensive Plan Text Amendment
^ Conditional Use Permit
^ Conditional Use Permit Modification
^ Design Review
^ Development Agreement Modification
^ Final Plat
^ Final Plat Modification
^ Planned Unit Development
8 Preliminary Plat
^ Private Street
^ Rezone
^ Short plat
^ Time Extension (Commission or Council)
^ UDC Text Amendment
^ Vacation (Council)
^ Variance
^ Other
STAFF USE ONLY:
File number(s): ~~. -' ~.~- ~~l
PP ~ ~z--o15
Project name: ~~"IX.dtQ(,c1 L.I1G(,[L/
Date filed: 10 -t5 ~n-Date complete: 10-Z`~-tZ
Assigned Planner:. ~o~~y c~ i~.~:Li-1-e rS _
Related files:
Hearing date: ' 15' 12 Lx Commission ^
Council
Applicant Information
Applicant name: SDN, LLC -Don Newell Phone: 208.404.2161 Fax:
Applicant address: PO Box 1939 Eagle, ID Zip: 83616 E-mall: ashton.homesQhotmail.com
Applicant's interest in property: ^ Own ^ Rent ^ Optioned B Other buyer
Owner name: Glacier Bank
Owner address: PO Box 1059 Coeur D'Alene, ID
_ Phone:
zip: 83816
E-mail:
Fax:
Agent name (e.g., architect, engineer, developer, representative): Kevin McCarthy, P.E.
Firm name: KM Engineering, LLP Phone: 208.639.6939 Fax: 208.639.6930
Address: 9233 West State Street Boise, ID Zip; 83714 E-mail: kevin@kmengllp.com
Primary contact is: ^ Applicant ^ Owner 8 Agent ^ Other
Contact name:
Phone: Fax:
Contact address:
Zip: E-mail:
Subject Property Information
Location/street address: SEC Victory & Locust Grove
Assessor's parcel number(s): S1129223505 8~ S1129223530
Township, range, section: 3N, 1 E, 29 Total acreage: 10.42
Current land use: vacant Current zoning district: RUT (County)
•
Planning Department
COMMISSION & COUNCIL REVIEW~~IPLICATION
~t ~~@a
R~
6
PiY) ~~ ~~ ~Q~k i7
-`° Tl~\'
33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 Facsimile: (208) 888-6854 Website: www.meridiancity.org
1 (Rev. I ]/29/11)
• •
Project Description
Project/subdivision name: Tradewinds Subdivision
General description of proposed project/request: annexation, zoning, and subdivision (single-family) of
10.42 acres at the SEC of Victory & Locust Grove
Proposed zoning district(s): R-8
Acres of each zone proposed: 10.42
Type of use proposed (check all that apply):
B Residential ^ Commercial ^ Office ^ Industrial ^ Other
Amenities provided with this development (if applicable): n/a
Who will own & maintain the pressurized irrigation system in this development? Nampa & Meridian Irrigation
Which irrigation district does this property lie within? Nampa & Meridian Irrigation
Primary irrigation source: Tuscany Sub PI System Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is city water): 65,340 Sf
Residential Project Summary (if applicable)
Number of residential units: 39 Number of building lots: 39
Number of common and/or other lots: ~ .3
Proposed number of dwelling units (for multi-family developments only):
1 Bedroom: n/a 2 or more Bedrooms: n/a
Minimum square footage of structure(s) (excl. garage): n/a Proposed building height: n/a
Minimum property size (s.fj: 6,168 Average property size (s.f.): 6,570
Gross density (DU/acre-total land): 3.74
Percentage of open space provided: ~~. ` 3 ' io ~ o
Percentage of useable open space:'~'~
to - 3~°
Net density (DU/acre-excluding roads & alleys): 5'60
Acreage of open space:'~~ ~' ~-~ t!~~ ~ ~ ~ D'9y
(See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc): 1.09 common, 0.44 landscaping
Type of dwelling(s) proposed: BSingle-family ^ Townhomes ^ Duplexes ^Mu1ti-family
Non-residential Project
Number of building lots:_
Gross floor area proposed:
Other lots:
Hours of operation (days and hours
Percentage of site/project devoted to the following:
Landscaping:
Total number of employees:
Number and aces dent
Existing (if applicable)_
height:
Paving:
„~
Maximum number of employees at any one time:
(if applicable):
of parking spaces provided
Seating capacity:
Number of compact spaces provided:
Authorization
Print applicant name: KM~Engineering LLP (ager~) for SDN, LLC
Applicant signature:
33 E. Broadway Avenue, Suite 210 Meridian, Idaho 83642
Phone: (208) 884-5533 Facsimile: (208) 888-6854 Website: www.meridiancity.org
2 (Rev. 11/29/11)
• •
9233 WEST STATE STREET ~ BOISE, ID 83714 ~ 208.639.6939 ~ FAX 208.639.6930
October 15, 2012
Project No.:12-072
Bill Parsons
Community Development
City of Meridian
33 East Broadway Avenue
Meridian, ID 83642
RE: Tradewinds Subdivision -SEC Victory & Locust Grove - Meridian, ID
Annexation, Zoning, & Preliminary Plat Narrative
Dear Bill:
On behalf of SDN, LLC, we are pleased to submit the attached applications and required supplements for the
annexation, zoning, and preliminary plat of Tradewinds Subdivision. Please accept this letter as the required
written narrative regarding the project.
This project encompasses approximately 10.4 acres located at the southeast corner of Victory & Locust Grove in
Ada County. As a part of this application, we are requesting annexation of the project into the City of Meridian
with a zoning designation of R-8, which is consistent with the surrounding area. This single-family residential
project proposes 39 buildable lots and 4 common lots, which will provide over an acre of open space for resident
enjoyment. We are not requesting any variances to the ordinance as a part of this project.
The Ada County Highway District has around-about planned for the intersection of Victory and Locust Grove.
The preliminary plat we have prepared reflects the future dedication of additional right-of--way that will be
required to construct the round-about. In our discussions with ACHD, they have indicated that improvements
along the frontage of Locust Grove and Victory will not be required since any improvements (sidewalk,
pavement widening, etc.) we install would need to be removed when the round-about is constructed. In
addition to the additional right-of--way, we are providing the required 25' buffer along the properly frontage.
The buffer area and a portion of the right-of--way will be improved with landscaping per the preliminary
landscape plan we are submitting with this application.
It is our understanding that the City of Meridian is planning a new water tank on the property directly to the
south of this project. We have spoken with the Meridian Public Works Department about the project and what
options there may be for landscaping along our common boundary line. We would like to see a landscape berm
and buffer that includes a combination of trees and shrubs that would be located on the City's properly. We are
not proposing to install a fence along this line with our project, but would not be opposed to the City installing
one provided that it is aesthetically compatible with other fences in the area.
Should you have questions or require further information in order to process these applications, please let me
know as soon as possible.
Sincerely,
KM E gineering, LLP
,~c/- c,-
Kevin McCarthy, P.E.
Principal Engineer
ENGINEERS ~ SURVEYORS ~ PLANNERS
www.kmengllp.com
•
AFTER RECORDING RETURN TQ:
Mountain West'Bank Division of Glacier Bank
I OI Ironwood Dr, Suite 2I8
Coeur d'Alene,. YD 838't4
attention;
Pioneer Lender Trustee Services, LI,C
S1~I W .Rifleman. St.
Boise, ID 83704
Reference: File # 325577
Thorval Howard
•
ADA COUNTY RECORDER Christopher D. Rich AMOUNT 19.00 4
BOISE IDAHO 05/31/2012 10:23 AM
DEPUTY Bonnie Oberbillig
Simplifde Electronic Recording I IIIIII VIII VIII IIIIII IIIIII IIII VIII VIII IIIIII III VIII IIII IIII
RECORDED-REQUEST OF
PIONEER LENDER TRUSTEE SERVICE 112051535
QULTCLAXM DEED
Grantor: Mountain West Bank, an Idaho Corporation
Grantee: Glacier Bank, a Montana banking. corporation
Legal Description: See Fxhilbit "A"
QUIT- CLAIM DEED
Mountain. West .Bank (`'Grantor"), alr Idaho banking corporation, whose address is A.O, Box 1.059; Coeur
d'Alene; 117 838I6, fo.r and in consideration of. giving notice ill the real property records of a change in.
vesting pursuant to a merger, and for no other consideration, conveys and quitclaims unto GLACF.R
BANK ("Grantee"), a Molitana banking corporation, whose address is l'<C7. 13ox 1059, Coeur d'Alene,lP
11381 ~, pursuant to the Articles of Merger tiled with the. Montana Secretary of State an E1pri130, 2012, all
right, title, interest and claim which Grantor has in the following. descrihed real property situated in .Ada
County,. Idaho, ,including all of Grantor's existing right, title and interest and any after-acquired title and
interest in and to the said real property:
`['he Real property Address commonly known as; NNA W Ustick Itd, Meridian, ID 83646
[Sigraatt~res Appear an text Page)
m<i42 5-1734360 2.doc
•
~~
DATED this ~~ day of~ 2012.
GRANTU~:
1Viountain West Bankj,,~
B ....
Rod Colwell `~
..-~ President and Chief Operations Officer
STA'T'! OF ~~a~.0 )
;~
County of A>~,t,Q, ~ )
On thiso~..3~~ day of ~g,~,~ ~ before me; the undersigned Notztly Public in and for the Staxe of
Idaho, personally appeared RUD COL'~ELL, known or identiFed to me to be the President of the
corporation that executed this inst~-umen or the person who executed the inshu~nent: on behalf of said
corporation and acknowledged to me that such corporation executed the same.
'WlTt~t1;SS my hand and official seal hereto afT'ixed the day and year first above written.
-~- Notary Public f ..~-E~w~ ~u~
~, N1U l,V~ j,;-, Residing at ~OQ.R..c.,Y' c~ ` ~
C~rnmission expires tom.. ~-~ l~
P
STATE ~F
m4421S-i?343b0 2.doc
C~
~sc~ib~~ "A"
Parcel 1:
Assessor's Parcel Na. S.l I29223S3fl
A parcel of land located `in the Northwest Quarter of Section ~9, Township 3 North, Range 1 East of the Boise
M~ridiutt; Ada. County, Idaho, being snare particularly described. as follows:
I3egi»ni~ng at a paint on tea V~estern bouttd,~y of the Northwest Quarter afthe North~us+est Quarter,. ~aectaatt 29,
Township 3 North, Raztge I Last, Bane Meridian, .Ada County, Xdaho, which is due South 532.61 feet atom
said Goundttt^y front the 'hCarthvrest carnet of said Nartltwest Quarter cif the ?northwest Qetarter of said Section:
29 and ~cvhctt point will be krtawn as fibs ~L I'Ull~i'T t)p l3ECINi`TIN(.~, thence-
South $9°49' East .5911.66 feet along a tine paratlel to the iV~ortherty boundary of said I+Torthwest Quarter of the
Northwest Qctarter said Section 29 to a point; thence
South tit}°tl2' 2G3.99 feet to a paint; thence
South I'7°45' West 4••78,12 feet (formerly South. l9°47'Wes# 485 feet) to a point; thence
I~arth ,Sb"2Q"UVest 544.24 fist (formexiy S42 feet) to a point on the Western boundary pf said Northwest
Quarter of the Northwest Qctart~sr; #hence due
North 41.9.39 fixes clang the said Westexn boundary to the REAI, POINT +Dta BEt~1NNIriiC.
E~CCEt~` partial recanveyaatce ~ztstrutnent .Na. l l {3t?3926~:
A parcel located in the N'~l~''/, of the NVIr'/ of Sectipn ~9, Township 3 N'ori1t, Mtge 1 Eas#, Bo#se lVieridian,
Adtt Caiutry, Idaho, more particularly described as fotiows:
Cotxtmenczng at a 5!8" diameter-iron pin rnaricing the Southwesterly eorrter of itte NW t/ of said Section 29,
from which a 518" diameter irgn pin mxrlcing the Northwesterly cornier of said N'W t/, of tine N'W la Gears. North
Q° i 4' 19" East a distance of 2645.59 feet; thence
North 0° 14' l9" 'Bast along the Westerly boundary of said. IOW 'la a dis#antce of 1693.54 Fett tq the Pfl.ZNT 4F
l3FGINNiNC;
Thence continuing North 0°i4' 19" East a distance ol` 16(1.30 feat to a paint;
T'hettce leaving said Westerly boundary South 89°34'31" East a distance of 538.42 feet to a S/$°' diameter ixon
1~3~y
Thence 5outhi ~°I4'2Z" 1X~est a distancs of 4.56 feet a 518" iron dianrteter iron pits;
Thence South l.8°pI'22" West a distance of 49'7.83 .feet to a pairAt
Thence North 56°t16'39" Vest a distance of 543.5G #'eetto'the l?4Tl*IT OB BEGINNING.
Parcel 2•
Assessor's I'atcel No. 5l t292235pS:
~ !
~ parcel of land located in the. Northvvea# +pttartar of. ~ectvn29, fiownship 3 North; Range 1 East of the Bt~ise
lVleridis.o, A~1a bounty, Idaho; being. more particularly described as follows:
l3eginoiog at th~n Northvtrest corner of the Northwest Quartex ofthe Northwest Quarter of Sectipr.29,'I'owrishp
3 North; kange l East; Baisc Ivieritlisn, Ada Cn~urtty, Idaho which point will be known a5 the I~AL I'UD~lT OF
BE~fNN:tAT~: thence
South 89°49' .past b2Q.22 feet along the Northern boundary of said Northwest Qtearter afihe Nt~rthwest Quarter
of said Section 2~ to a point; thence due
South a~~:hl feat along a line parallel to the Westerly boundary of said. AYorthwest Quarter of the Northwest
Quarter of saiii Section 29 to a poini; thence
North 89°49' West b2fl.2~ feet alonig a iine parallel to the said Northern boundary to a point on said 1Nestern
boundary; thence
ltivrtherly 5~~.~61 feet slang. said 'W'estern boundary td tlae .l7EAL 1'UINT OF F3EGtNIV'lNG.
EXCEPT' the following parcel:
l3egirenirig at tho Northwest corner of the ttorthvvesi Quarter of the l~TOrtitweat Quarter of Section ~~, 't`ownship
31~1'brth, Rangy i East, Boise Meridian, Ada Cot3rity, Idaho; thence
South 89°49'~st 3~U.z~ feet slang the 1`lortheriz boundary of said Northwest Quarter of the Northwest Quarter
of said SeGtian 29 to a paint, which paint will be known as the READ I'4II~tT aF $ECrtNI~TA~TG ~etx~
Sautl~ 89°49' East 188 feet along the i~lorthern boundary of said Noxhwest Q>~r of the Nortti~Vest Quarter of
$aid Section 29 to a paint; thence due
South l67 feet along a line parallel to the Westerly boundary of said Narl'hwest Quarter of the Northwest
Quarter of said Section 29 to a point; thcnoe
North B9°~9' (Nest 188 feat along a lute parallel to tlxe sai~! Nnrihern boundary to a pointl thence
Nartheriy 1 b'7 feet. along a iine parallel to the Westerly baut}dary of said I~vrthwest Quarter of tl~e Northwest
Quarter i~f said Section 24 tci said Northern boundary of said Northwest Quarter of tha Northwest Q-e~axter of
Bald Section .29 to the RBAL, #'OtN'T t7F VZCTpR'Y RBS1D!~:NGI/ I'it0l~lr>~'IY tiUCrit`iNING,
• •
AFFIDAVIT OF LEGAL INTEREST
STATE OF' IDAHO
COUNTY OF ADA
I, ~Qu,+U7~cFf-tl GyP.S ~ ~Q°+~Ji a of/utJ{o,J e~ to ~C~ C ~ f' 1~P•~ ~ /'D / 1,PoNt~d' ,~t .~v-~~-~/8~
~~ ~~ ~ ~ me) f (address}
~`'~ev
(city} (state}
being first duly sworn upon, oath, depose and. say:
That I am the record owner of the property described on the attached, and I grant my
permission. ta:
FCM Engineering, LLP for
SDN LLC , PO Box 1939 Eagle, ID 83616
(name) {address)
to submit the accompanying application{s) pertaining to that property.
2. I agree to indemnify, defend and hold the City of Meridian and i[s employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein oc as to the ownership of the property which is the subject of the application.
3. I hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related. to processing said application(s).
Dated this l~~ day of September , Zp 12
jr s~~ s~
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
-_,w.,'
.f
,;
`,~,ti~t~~1\tltfli' (Notary Public for Idaho)
'~~.~Q""~A ~~~~+r',~~~/~~, Residing at; ~ -i~_... ~r ~~ .~..~.
„, , ~, ,, My Commission Expires: ~ -
i ~ s~ .'~.
,, ~~~3 ~,.lC,,' ~
fJ'~ ~ ~'`'._
..~
PROJECT
LOCATION
a
ENGINEERS. SURVEYORS. PLANNERS
9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208)639-6939
EAX(208)639-6930
DATE: 10/15/11
PROTECT: 12-072
SHEET:
1 OF 1
TRADEWINDS SUBDIVISION
MERIDIAN IDAHO
VICINITY MAP
October 15, 2012
Project No.: 12-072
• •
9233 WEST STATE STREET ~ BOISE, ID 83714 ~ 208.639.6939 ~ FAX 208.639.6930
EXHIBIT "A"
ANNEXATION BOUNDARY LEGAL DESCRIPTION
A parcel of land situated in the NW1/4 of the NW1/4 of Section 29, Township 3 North, Range 1 East,
Boise Meridian, Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/8 inch rebar marking the northwest corner of said Section 29, from which an
aluminum cap monument marking the northeast corner of the NW1/4 (N1/4 corner) of said Section
29 bears S89°34'31"E a distance of 2680.68 feet, thence along the north line of said Section 29
S89°34'31"E a distance of 390.26 feet to a pk nail, from which a 5/8 inch rebar witness corner bears
S00°16'48"W a distance of 25.00 feet;
Thence 800°16'48"W a distance of 167.02 feet to a 5/8 inch rebar;
Thence 889°34'31"E a distance of 188.08 feet to a 5/8 inch rebar;
Thence N00°16'02"E a distance of 167.02 feet to a pk nail on said north line, from which a 5/8 inch
witness corner bears S00°16'02"W a distance of 25.00 feet;
Thence along said north line S89°34'31"E a distance of 42.00 feet to a pk nail;
Thence leaving said north line 800°16'02"W a distance of 532.55 feet to a 5/8 inch rebar;
Thence N89°41'54"W a distance of 21.50 feet to a 5/8 inch rebar;
Thence 800°15'45"W a distance of 259.19 feet to a 5/8 inch rebar;
Thence N89°34'31"W a distance of 598.42 feet to a point on the west line of said NW1/4 of the
NW1/4, from which a 5/8 inch witness corner bears 889°34'31"E a distance of 25.00 feet;
Thence along said west line N00°14'19"E a distance of 791.79 feet to the POINT OF BEGINNING;
Said parcel contains 10.423 acres or 454,006 square feet, more or less and is subject to all existing
easements and rights-of--ways of record or implied.
Attached hereto is Exhibit "B" and bythis reference made a part hereof.
~Npt LAlyps
REVI P VAL ~~~ ~~cEN~FO G,
OCT 1 ~ 2012 a. ~ 1 ~ 2~
MERIDIAN PUBLIC *'~
WORKS DEPT. ~ '~~ of gip,
~,
ENGINEERS ~ SURVEYORS ~ PLANNERS
www.kmengllp.com
19
POB -
20 • 589°34'31 "E 390.26'
30 129
188.04'
20 1/4 COR.
29
25' WC J
MERIDIAN PUBLIC
WORKS DEPT.
25 WC _ _ _ _ _ o
° ° N89'34'31 "W 598.42' ° N
LEGEND
- - ~ BOUNDARY LINE N
S89°34'31 "E 188.08' '~
N00' 16'02"E ~
167.02' 3
~I N
~ ~
,. I tD
I~ I O
w I°
of N89'41'S4"W
z I 21.50' ,
00
I I
I I ~~
~n ~;
~~
O N
I S00°16'48"W 167.02' BYRE W P OVAL
° - ° I ~ T 1 1 2012
IN
ENGINEERS. SURVEYORS. PLANNERS
9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE (208)639-6939
FAX (208)639-6930
DATE: 10-15-12
PROJECT: 12-072
SHEET:
1 OF 1
- - - - SECTION LINE
. ............ TlE LINE
CALCULATED POINT
QO FOUND 5/8 /NCH REBAR
~K FOUND PAK NAIL MONUMENT
® FOUND ALUMINUM CAP MONUMENT
POB POINT OF BEGINNING
0 75 15 =~ 0
Plan Scale
TRADEWINDS SUBDIVISION
A PORTION OF THE NW1/4 OF THE NW1/4 OF SECTION 29, T. 3 N.,R. 1 E. B.M., ADA COUNTY, IDAHO
EXHIBIT "B"
ANNEXATION BOUNDARY DESCRIPTION
• S89'34'31 "E 2680.68' • ,
S89°34'31 "E 42.00'--~
•
~9n zF
598.42
N
M
h
Title:
Date: 10-15-2012
I Scale: finch = 150 feet I File: i
Tract 1: 10.423 Acres: 454006 Sq Feet: Closure = s73.4056w 0.01 Feet: Precision =1/349940: Perimeter = 3158 Feet
001=s89.3431e 390.26 005=s89.3431e 42.00 009=n89.3431w 598.42
002=s00.1648w 167.02 006=s00.1602w 532.55 010-n00.1419e 791.79
003=s89.3431e 188.08 007=n89.4154w 21.50
004~00.1602e 167.02 008=s00.1545w 259.19
9233 WEST STATE STREET ~ BOISE, ID 83714 ~ 208.639.6939 ~ FAX 208.639.6930
October 15, 2012
Project No.: 12-072
EXHIBIT "A"
BOUNDARY LEGAL DESCRIPTION
A parcel of land situated in the NW1/4 of the NW1/4 of Section 29, Township 3 North, Range 1 East,
Boise Meridian, Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/8 inch rebar marking the northwest corner of said Section 29, from which an
aluminum cap monument marking the northeast corner of the NW1/4 (N1/4 corner) of said Section
29 bears 889°34'31"E a distance of 2680.68 feet, thence along the north line of said Section 29
889°34'31"E a distance of 390.26 feet to a pk nail, from which a 5/8 inch rebar witness corner bears
800°16'48"W a distance of 25.00 feet;
Thence S00°16'48"W a distance of 167.02 feet to a 5/8 inch rebar;
Thence S89°34'31"E a distance of 188.08 feet to a 5/8 inch rebar;
Thence N00°16'02"E a distance of 167.02 feet to a pk nail on said north line, from which a 5/8 inch
witness corner bears 800°16'02"W a distance of 25.00 feet;
Thence along said north line S89°34'31"E a distance of 42.00 feet to a pk nail;
Thence leaving said north line 800°16'02"W a distance of 532.55 feet to a 5/8 inch rebar;
Thence N89°41'54"W a distance of 21.50 feet to a 5/8 inch rebar;
Thence 800°15'45"W a distance of 259.19 feet to a 5/8 inch rebar;
Thence N89°34'31"W a distance of 598.42 feet to a point on the west line of said NW1/4 of the
NW1/4, from which a 5/8 inch witness corner bears S89°34'31"E a distance of 25.00 feet;
Thence along said west line N00°14'19"E a distance of 791.79 feet to the POINT OF BEGINNING;
Said parcel contains 10.423 acres or 454,006 square feet, more or less and is subject to all existing
easements and rights-of--ways of record or implied.
ENGINEERS ~ SURVEYORS ( PLANNERS
www.kmengllp.com
•
Lo
Print Name •
g oo ti
a e .~
io C a -
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ignature
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• •
COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC) 11-5A-SD, 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-SA-5.
~~ !V" ~~ "~~ ~Z
Applicant/agent signature Date
Kirsti Allphin
From: Jerry Hastings [jastings@adaweb.net]
Sent: Wednesday, September 19, 2012 10:59 AM
To: Kirsti Allphin
Subject: Tradewinds Sub Name Reservation
September 19, 2012
Kirsti Allphin
KM Engineering, LLP
RE: Subdivision Name Reservation: "Tradewinds Subdivision"
Dear Kirsti,
At your request, I will reserve the name "Tradewinds 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
ihastingsCc~adaweb.net
From: Kirsti Allphin [mailto:kallphin@kmengllp.com]
Sent: Wednesday, September 19, 2012 9:26 AM
To: Jerry Hastings
Subject: Sub Name Reservation Request
Hello Jerry -
We are working with SDN, LLC, on a project located at the southeast corner of Victory & Locust Grove in Meridian. The parcel
numbers for the project are S1129223505 and S1129223530.
The owners would like to request the name Tradewinds Subdivision for their project.
Thanks,
Kirsti Allphin
Development Assistant
Office Manager
KM Engineering, LLP
9233 West State Street
Boise, ID 83714
208.639.6939 Fax 208.639.6930
kallohin@kmen~llg.com
Kirsti Allphin
From: Mindy Wallace [Mwallace@achdidaho.org]
Sent: Wednesday, September 19, 2012 9:02 AM
To: Kirsti Allphin
Subject: RE: Roundabout -Victory and Locust Grove
Kirsti,
A traffic impact study will not be required for this application.
Please let me know if you have any questions.
Mindy
Mindy Wallace
Planning Review Supervisor
Ada County Highway District
(208) 387-6178
"We drive quality transportation for all Ada County -- Anytime...Anywhere!"
From: Kirsti Allphin [mailto:kallphin@kmengllp.com]
Sent: Tuesday, September 18, 2012 4:36 PM
To: Mindy Wallace
Subject: RE: Roundabout -Victory and Locust Grove
Hi Mindy-
We are anticipating approximately 40 single-family residential lots.
Thanks,
Kirsti
From: Mindy Wallace [mailto:MwallaceCalachdidaho.orq]
Sent: Tuesday, September 18, 2012 4:32 PM
To: Kirsti Allphin
Subject: RE: Roundabout -Victory and Locust Grove
Kirsti,
Can you tell me what the application will be for? For example the number of building lots or apartment units proposed?
Thanks,
Mindy
From: Kirsti Allphin [mailto:kallphinCa~kmengllp.com]
Sent: Tuesday, September 18, 2012 3:34 PM
1
• •
To: Mindy Wallace
Subject: RE: Roundabout -Victory and Locust Grove
Hi Mindy-
Kevin suggested that I contact you regarding this project. Part of our submittal requirement to Meridian for the preliminary
plat is a Traffic Impact Study, if it is applicable. Kevin didn't think one was necessary, but I need to submit documentation to
the City that it won't be required. Could you please respond to this a-mail and confirm for me one way or the other?
Thank you!
Kirsti
Kirsti Allphin
Development Assistant
Office Manager
KM Engineering, LLP
9233 West State Street
Boise, ID 83714
208.639.6939 Fax 208.639.6930
kallphin@kmenellp.com
** PLEASE NOTE OUR NEW ADDRESS **
From: Kevin McCarthy fmailto:kevinCa~kmengp.com]
Sent: Tuesday, September 18, 2012 3:02 PM
To: 'Kirsti Allphin'
Subject: F1N: Roundabout -Victory and Locust Grove
Here is Mindy's a-mail.
Thanks,
Kevin McCarthy
208.639.6939
From: Mindy Wallace [mailto:Mwallace(a~achdidaho.org]
Sent: Thursday, September 13, 2012 10:23 AM
To: Kevin McCarthy
Subject: RE: Roundabout -Victory and Locust Grove
Kevin,
As with all projects scheduled in the CIP, The District will purchase the right-of-way which is in addition to existing right-
of-way from available Corridor Preservation Funds.
Mindy
Mindy Wallace
Planning Review Supervisor
Ada County Highway District
2
• •
CITY OF MERIDIAN
PRE-APPLICATION MEETING NOTES
C Z~M)
ProjectlSubdivisionName: SAC a~ L~~HS-/ G~o~~ ~ ~~~~o, Date: 9 ~0-~2
Applicant(s)/Contact(s): Ke~;~ //1~C0.~-~-i ~ Y~o.-~ /yz~~e 11 .~,1. ~ow~
City Staff: r°e,~ ; l) ~ S~ o ~
Location: s~ o -F' Goy u s~ G ~.~-e d y: ~ ~~~
Comprehensive Plan Future Land Use Map Designation: NtrOlz~ Size of Property: t /a ass
Design Guidelines Development Context: d~-
ProposedUse: s .~5 ~ ,~,,~ . /~ Proposed Zoning: /2-~3
Existing Use: V ~_.~~ Existing Zoning: /Z r~ -r
Surrounding Uses: ('fl ~~ ~ C ; ,~..~ ~Q s , ~ r
Street Buffer(s) and/or Land Use Buffer(s): ~ 2 s ! ~ lam, //, ~ ~ ~ ~-~ ~ k s ~ G ~~~E
Open Space/Amenities/Pathways: /a7o ~,~~,. s~~ ~ e r~s u;,e.-/
Access/Stub Streets/Street System:
Sewer & Water Service:
Topography/Hydrology/Floodplain Issues: ~r/~4
Canals/Ditches/Irrigation/Hazards: ~/o ~; ~ -~.~,`/'-~'o s
Histnrv~ ~
S/ -~ r,
~ Sr /~ u ~ G~/~ e ~,/ ~/~ y ~7 S~ 2 GcJ4. ~j ~u aw < <tJo~ t ~'
ti c r r 0 i L7' fifJ (mil v/ (' ~ /- 'S A ~ ~ I .
Other Agencies/Departments to Contact: S `
®Ada County Highway District f-~r~es ~ ^
^ Idaho Transportation Department ^
^ Sanitary Services Company ^
^ Central District Health Department ^
Application(s) Required:
^ Administrative Design Review
^ Alternative Compliance
® Annexation ~ i g2~ , o~
^ City Council Review
^ Comprehensive Plan Amendment -Map
^ Comprehensive Plan Amendment -Text
^ Conditional Use Permit
. /` 2~ It ~ /,[.-R-!"'~nr~f .
zs ~~ ~ s~ ~`,,~~-~ y ~-s
Nampa Meridian Irrigation District
Settler's Irrigation District
Police Department
Fire Department
6/a v P ~ 1~.~ /'y GD rcy~ T ///~~
~'~~,i n 'rye
^ Public Works Department
^ Building Department
^ Parks Depaitment
^ Other.
^ Conditional Use Permit Modification/Transfer
^ Development Agreement Modification
^ Final Plat
^ Final Plat Modification
^ Planned Unit Development
~ Preliminary Plat ~z l d `~ oo + ~2~1, oo p.~- ~~
^ Private Street FP - ~~~6,d~ ~ ~ i uv~,,~.. l~-~
^ Short Plat
^ Time Extension -Council
^ UDC Text Amendment
^ Vacation
^ Variance
^ Other
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 for permits requiring a public hearing shall post the
site with a public hearing notice in accord w~fh 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.
• •
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STRaTa
.-,4~< . .~ 5:;,. fie, ~'~:~~~a~ar~a~
~K~Fsz~rrry fror.~ d-haer ~~u~ UP
October 12, 2012
File: BO12423A
Kevin McCarthy, P.E.
KM Engineering, LLP
9233 West State Street
Boise, ID 83714
kevin@kmengllp.com
Dear Mr. McCarthy:
RE: Preliminary Geotechnical Engineering
Evaluation
Tradewinds Subdivision
Victory and Locust Grove Roads
Meridian, Idaho
Strata, A Pro fessional Services Corporation (STRATA) has performed our
authorized preliminary geotechnical engineering evaluation for the proposed development
located southeast of the intersection of Victory and Locust Grove Roads in Meridian, Idaho.
Our geotechnical engineering evaluation's purpose was to explore the subsurface
conditions in the proposed development area and provide geotechnical recommendations to
assist project planning, design and construction. The attached report summarizes our field
and laboratory test results and presents our geotechnical engineering opinions and
recommendations.
The northwestern corner of the property is covered by recently placed
undocumented fill, up to approximately 4 feet. Below the recently placed fill and at the
ground surface on the remainder of the project, native silt was encountered. Any future fill
placement will be p laced on-site as tested structural fill to the proposed project grading
requirements. The following report provides specific geotechnical recommendations for
preparing the site, over-excavating undocumented fill, earthwork recommendations,
stormwater disposal and pavement design. It is our opinion that geotechnical continuity with
the project team throughout construction will help identify undocumented fill during
earthwork to allow its excavation and/or re-compaction as structural fill below the proposed
infrastructure and building footprint.
The project design and construction team must read, understand and implement this
report in its entirety. Portions of the report cannot be relied upon individually without the
supporting text of remaining sections, appendices and plates. Our opinion is the success of
the proposed construction will depend on following the report recommendations, good
construction practices, and providing the necessary construction monitoring, testing and
consultation to verify that work has been constructed as recommended. We recommend
STRATA be retained to provide construction observation, monitoring, testing and
consultation services to verify our report recommendations are being followed.
8653 W. Hackamore Dr. Boise, Idaho 83709 P.208.376.8200 F.208.376.8201
www.stratageotech.com
L~
•
Victory and Locust Grove
File: B012423A
Page 2
We appreciate the opportunity to work with KM Engineering and the project design
and construction team. We look forward to our continued involvement on this project
throughout construction. Please do not hesitate to contact us if you have any questions or
comments.
BDN/MGW/nm
www.stratageotech.com
Engineering Manager
•
REPORT
Limited Geotechnical Engineering Evaluation
Tradewinds Subdivision
Victory and Locust Grove Roads
Meridian, Idaho
Prepared For:
Kevin McCarthy, P.E.
KM Engineering, LLP
9233 W. State St.
Boise, ID 83714
Prepared By:
STRATA, Inc.
8653 W. Hackamore Dr.
Boise, Idaho 83709
P. 208.376.8200
F. 208.376.8201
October 12, 2012
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TABLE OF CONTENTS
Page
INTRODUCTION ............................................................................................................1
PROJECT UNDERSTANDING .......................................................................................2
Existing Site Conditions ............................................................................................... 2
Proposed Construction (Preliminary) ........................................................................... 2
SUBSURFACE EVALUATION PROCEDURES .............................................................. 2
SUBSURFACE CONDITIONS ........................................................................................ 3
LABORATORY TESTING ...............................................................................................4
GEOTECHNICAL CONSTRAINTS .................................................................................4
GEOTECHNICAL OPINIONS AND RECOMMENDATIONS ........................................... 5
Earthwork .................................................................................................................... 5
Site Preparation ........................................................................................................5
Excavation Characteristics .......................................................................................6
Wet Weather Construction ....................................................................................... 6
Structural Fill Criteria ................................................................................................7
Geosynthetics ........................................................................................................... 9
Exterior Grading ..........................................................................................................9
Stormwater Disposal ....................................................................................................9
Pavement Section Design ..........................................................................................10
ADDITIONAL RECOMMENDED SERVICES ................................................................11
Groundwater Monitoring ............................................................................................11
Geotechnical Design Continuity .................................................................................12
Construction Observation Monitoring .........................................................................12
EVALUATION LIMITATIONS ........................................................................................12
8653 W. Hackamore Dr. Boise, Idaho 83709 P.208.376.8200 F.208.376.8201
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Limited Geotechnical Engineering Evaluation
Tradewinds Subdivision
Meridian, Idaho
INTRODUCTION
Our limited geotechnical engineering evaluation's purpose was to explore the
subsurtace soil conditions within the proposed development area located on the southeast
corner of the intersection of Locust Grove and Victory Roads in Meridian, Idaho and provide
recommendations for earthwork, stormwater disposal and pavement design. We accomplished
our services referencing our authorized Proposal dated December 7, 2011. To accomplish our
evaluation, STRATA performed the following services:
1. Coordinated exploration with the local Digline Utility Notification Center to help reduce
the potential for damage to existing utilities.
2. Observed 4 exploratory test pits in the proposed development area extending 7 to 11
feet below existing grade. A professional engineer visually described, classified and
logged soil encountered referencing the Unified Soil Classification System (USCS). Test
pit locations were loosely backfilled with excavated soil after individual test pit
exploration.
3. Performed laboratory tests with reference to ASTM International (ASTM) procedures
including in-situ moisture, gradation (Minus No. 200 wash) and Atterberg Limit testing.
We utilized these laboratory results to help characterize engineering parameters and to
correlate soil engineering characteristics used in our design and recommendations. Lab
testing results was not complete at the time of this report and w ill be issued as an
addendum to this report.
4. Performed engineering analyses in order to provide earthwork construction
recommendations. We communicated with KM Engineers to coordinate necessary
elements of design and c onstruction into a s pecific discussion of the related soil and
geologic conditions. Our engineering analyses provides geotechnical recommendations
for:
Earthwork
^ Site preparation
^ Excavation characteristics
^ Wet weather construction
^ Structural fill criteria
^ Geotextile applications
8653 W. Hackamore Dr. Boise, Idaho 83709 P.208.376.8200 F.208.376.8201
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'fir Exterior grading
~i Stormwater disposal
Pavement section design
^ Design parameters
^ Pavement section thicknesses
~+ Additional recommended services
^ Groundwater monitoring
^ Geotechnical design continuity
^ Construction observation monitoring
5. We provide 2 hard and 1 electronic copy of our final report of geotechnical findings,
opinions and recommendations including exploration logs and a test pit location plan.
PROJECT UNDERSTANDING
Existing Site Conditions
The proposed development site is located southeast of the Victory and Locust Grove
intersection in Meridian, Idaho. The project site occupies approximately 10.4 acres and
presently exists as vacant pasture land surrounded by Locust Grove Road on the west, Victory
Road on the north, undeveloped property to the south and residential property to the east. A
drain bisects the property from near the southeast property corner to the northwest property
corner. The site appears to have had two ponds near the southeast property corner and the
northern-most pond was filled around 2006.
Proposed Construction (Preliminary)
We understand the development will consist of up to 39 residential lots with 4 common
lots. The proposed development will utilize asphalt paved streets that will be s ubjected
primarily to passenger vehicles and occasional truck traffic. Stormwater will be retained on-site
and disposed of via stormwater swales.
SUBSURFACE EVALUATION PROCEDURES
STRATA observed the excavation of 4 exploratory test pits on October 3, 2012. Test
pits were advanced 7 to 11 feet below existing grades. We provide test pit locations on Plate 1,
Test Pit Location Plan with exploration logs in Appendix A. STRATA observed exploration
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utilizing a New Holland excavator with a 2-foot-wide bucket. A professional engineer logged and
visually classified soil encountered in each test pit location referencing the USCS. A brief
explanation of the USCS is included in Appendix A and s hould be used to interpret terms
presented on the test pit logs in this report. We obtained disturbed soil samples for
classification and laboratory testing at select depths and locations. At the conclusion of our
subsurface investigation, test pits were loosely backfilled with excavated soil level with the
ground surface. A standpipe piezometer was installed in each test pit, for future groundwater
monitoring. Test pit locations are labeled by the standpipe piezometer for future location during
site survey and/or construction.
SUBSURFACE CONDITIONS
Generally, we encountered near surface recently placed undocumented fill in the
northwestern corner of the site and anticipate fill near the southeastern property corner
(reference Plate 1 for anticipated fill limits). Below fill (northwestern corner) and at the ground
surface (majority of site), we encountered native silt, lean clay and silty sand underlain by gravel
soil with depth. It does not appear that the contractor stripped the site of the upper vegetative
layer prior to placing the fill near the northwest corner of the site. Significant vegetation and
organics were observed at the fill to native interface in TP-3 and TP-4 for 1 to 1.5 feet. TP-1
and TP-2 exposed significant vegetation and organics at the ground surface to approximately 1
foot below existing grade.
Underlying recently placed fill in TP-3 and TP-4 and at the ground surface in TP-1 and
TP-2 approximately 3 to 4 feet of silt and lean clay was observed. Recently placed fill consisted
of brown, medium dense silty gravel in TP-3 and TP-4. Brown, stiff and moist to wet silt and
lean clay extended to tan silty sand at 3 to 8 feet below existing grade. Silty sand described as
tan and wet to saturated extended to poorly-graded gravel with sand in each test pit. Poorly-
graded gravel with sand and cobbles described as tan, dense and saturated extended to test pit
termination depths of 7 to 11 feet. We provide specific soil descriptions and contacts on
individual test pit logs in Appendix A.
We observed groundwater in each test pit at depths ranging from 2.6 to 8.3 feet below
existing grade. Groundwater in TP-3 and TP-4 is significantly deeper due to the 4 feet of fill
placed in the northwest corner of the property. In the project vicinity, groundwater is a function
of site development, precipitation and irrigation in the project vicinity. STRATA installed an
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observation well/piezometer in each test pit, to monitor groundwater level. We recommend the
wells be m onitored from June through September 2013 to corroborate the seasonal high
groundwater level for subsurface stormwater disposal design.
Subsurface variations may exist between exploration locations and may not be apparent
until construction. Test pits only allow us to observe a portion of the site subsurface conditions.
Where such variations exist, they may impact opinions and recommendations presented in this
report, as well as construction timing and costs.
LABORATORY TESTING
We tested select soil samples obtained during subsurface exploration to assess soil
profile physical and engineering characteristics. Laboratory tests included in-situ moisture,
gradation (Minus No. 200 w ash) and Atterberg Limit testing. We accomplished laboratory
testing in reference to ASTM testing procedures and present these results on individual test pit
logs. Lab testing results were not available at the time of this report and we be issued as an
addendum to this report.
GEOTECHNICAL CONSTRAINTS
From the field exploration results, laboratory testing and engineering analysis, in our
opinion, the primary geotechnical issues associated with the planned development are:
~i Presence of undocumented fill.
~i Shallow groundwater in the project vicinity.
The text below specifically outlines our opinions and recommendations regarding these
soil conditions and relies on geotechnical continuity, communication between project team
members specific to risk and cost-based decisions, and good construction practices to achieve
the desired project outcome for the development.
Any undocumented fill that will be located within roadways or residential lots, should be
over-excavated to undisturbed native soils. Structural fill for final site grading may then be
placed and compacted to structural fill criteria over native soil. Excavated undocumented fill soil
not containing vegetation or significant organics, may be processed and used on-site as
structural fill. Additionally, earthwork contractors should anticipate substantial moisture
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conditioning in order to achieve uniform moisture to reuse on-site silty and clayey soil. It is
critical STRATA work in conjunction with the contractor to help verify the quality and
consistency of the undocumented fill, over-excavation requirement, and/or anomalies in the fill
during construction. Specific recommendations concerning existing fill are discussed below in
the Earthwork section.
GEOTECHNICAL OPINIONS AND RECOMMENDATIONS
We present the following geotechnical recommendations to assist planning, design and
construction of the proposed development to be located southeast of the intersection of Victory
and Locust Grove Roads in Meridian, Idaho as illustrated on Plate 1, attached to this report.
This report also provides specific geotechnical design criteria for the preliminary development,
which the civil design and c onstruction teams must review to verify the applicability to the
planned structure. We base our recommendations on the results of our field evaluation,
laboratory testing, our experience with similar soil conditions and our understanding of the
preliminary proposed construction. If design plans change or if the subsurface conditions
encountered during construction vary from those observed during our field evaluation, we must
be notified to review the report recommendations and make necessary revisions.
Earthwork
Site Preparation
Underlying undocumented fill and at the ground surface in the majority of the site
significant vegetation and organics was observed to depths of 12 to 18 inches. Soil containing
significant vegetation and organics is not suitable for use as structural fill or to bear structures
over. As such, it must be excavated, removed and stockpiled for reuse as landscape fill, or
removed from the site.
As previously discussed, we observed recently placed undocumented fill up to 4-feet-
thick at the ground surface near the northwestern corner of the site. Undocumented fill is also
anticipated near the southeastern corner of the site associated with the backfilling of a pond
around 2006, see Plate 1 for estimated fill limits. Prior to placing structural fill for site grading or
constructing residences or pavements, the following should be accomplished:
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!fir Within areas consisting of undocumented fill, remove all recently placed fill. If
soil containing significant vegetation and organics is observed underlying fill
remove to sufficient depth undisturbed native soils.
'~ Place and compact general structural fill (per Table 1, below) to final site grading
requirements to structural fill criteria described in the Structural Fill section
below.
If recently placed fill is not over-excavated there are risks associated with movement of
foundations, pavements and flatwork areas above acceptable tolerances. This movement may
be observed as differential settlement and i ncreases the risk of foundation issues along with
pavement and flatwork cracking.
Excavation Characteristics
Based on exploration results, near-surface soil encountered in exploratory test pits may
be excavated with conventional equipment. Excavations can cave and slough and must be
sloped back in accordance with Occupational Health and Safety Act (OSHA) guidelines. Silty
gravel with sand fill and native clays and silty sands are expected to be exposed in excavations
throughout the development area and should be temporarily sloped at 1.5H:1V (horizontal to
vertical) for excavations greater than 4 f eet in depth. Due to the potential for varying soil
conditions at the time of construction, we recommend earthwork contractors evaluate each
excavation configuration specific to OSHA guidelines and t o seek appropriate professional
guidance to ensure excavation safety and stability. From exploration results, we do not expect
groundwater will be encountered within the depths anticipated for the planned construction.
However, surface grading should preclude stormwater from infiltrating excavations and
contractors should have contingencies to rapidly remove water that accumulates in excavations.
Recommendations to reduce infiltration at the subgrade are included in subsequent report text.
Wet Weather Construction
We strongly recommend earthwork construction take place during dry weather
conditions. The on-site clayey and silty soils will be susceptible to pumping or rutting from heavy
loads such as rubber-tired equipment or vehicles any time of the year. If construction
commences before soil can dry after precipitation or during wet periods of the year (November
through May), complete earthwork with low pressure, track-mounted equipment that will spread
and reduce vehicle load. In addition, accomplishing earthwork with fine-grained soil at the site
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may be economically impractical or impossible at certain times of the year, especially during
winter or spring months.
Contractors should also anticipate isolated zones of wet soil during inclement weather
that may require removal and r eplacement with granular structural fill in foundation or slab
areas. Therefore, the contractor and developer should plan contingencies to remove and
replace wet and disturbed soil with granular structural fill. If significant soft/wet soil conditions
are encountered, the use of a woven geotextile fabric may be nec essary. These material
requirements are presented in the Geosynthetics report section.
Allowing time for proper moisture-conditioning during dry weather is critical to reducing
excessive over-excavations and importing granular structural fill. However, depending on t he
weather and m oisture conditions during construction, drying of fine-grained soil may not be
practical, and over-excavation in conjunction with the use of geosynthetics, may be necessary
to help maintain project schedule. In short, using site soil may be i mpractical during certain
weather or soil conditions and we recommend you consider necessary contingencies to remove
and replace wet soil. During construction, intersect and divert surface runoff from rainfall or
snowmelt to help reduce water ponding on the project site. Subgrades must always slope and
be exposed to daylight to help direct water away from subgrades after the end of each
construction day or before precipitation.
Structural Fill Criteria
All fill placed for the development must be placed as structural fill. The structural fill
requirements described in Table 1 below, in general correlate to Idaho Standards for Public
Works and Construction (ISPWC) material specifications.
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Tahlp 1_ Structural Fill Specifications and Allowable Use
Structural Allowable Use Material Specifications
Fill Product
• Soil must be classified as silt, sand or gravel (GP,
GM, GW, SP, SM, SW or ML) according to the USCS
General General site grading, • Soil may not contain particles larger than 6-inches in
Structural Fill utilities and fill placement median diameter
• Soil must consist of inert earth materials with less
than 3 percent organics or other deleterious
substances wood, metal, lastic, waste, etc .
• Soil must be classified as sand or gravel (GP, GW,
SP, or SW) according to the USCS
Granular Granular subbase • Soil may not contain particles larger than 6 inches in
Structural Fill ,
general structural fill diameter and must have less than 10 percent passing
the No. 200 sieve.
• Soil meeting the latest requirements in ISPWC'
Section 801 -A re ate for Granular Subbase
• Soil must meet granular structural fill requirements
Aggregate Asphalt pavement section .Soil meeting the latest requirements in ISPWC~
Base Course aggregate, general Section 802 -Crushed Aggregate % inch minus
structural fill gravel with sand with less than 9% passing the No.
200 sieve.
ISPWC (Idaho Standards for Nublic Woncs and construction)
All structural fill must be compacted to a minimum of 95 percent of the maximum dry
density of the soil referencing ASTM D1557 (Modified Proctor). Fill placed outside any building
or pavement envelope can be placed as non-structural fill (i.e. landscape fill) providing there are
no structures (sidewalk, curbs, signs, etc.) planned directly above the landscape fill. We
recommend landscape fill be compacted to a minimum of 85 per cent of the maximum dry
density of the soil according to ASTM D1557.
Any structural fill soil must be m oisture-conditioned to near optimum moisture content
and placed in maximum 10-inch-thick, loose lifts. The above assumes large, appropriate
compaction equipment with drum energy of at least 10 tons or greater is used to attempt
compaction. If smaller or lighter compaction equipment is provided, the lift thickness may have
to be reduced to meet the compaction requirements presented herein. Site soil and adjacent
road widening project soil is expected to be suitable for reuse as general structural fill, providing
it can meet the criteria presented in Table 1 above and can be properly moisture conditioned for
compaction.
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Geosynthetics
Geosynthetic fabrics may be used to improve subgrade support when constructing on
soft or wet soil and for soil improvement applications. Woven geosynthetics are required at all
soil subgrades where moisture-conditioning and re-compaction, as recommended in the Site
Preparation section of this report, is not practical due to wet soil conditions. A woven geotextile
may only be required in localized areas, depending on time of construction. Where required,
apply geosynthetics directly on approved subgrade, taut, free of wrinkles and over-lapped at
least 12 inches. Woven geosynthetic fabrics for subgrade stabilization and soil improvements
shall have the minimum properties of 700 pounds (CBR Puncture, ASTM D6241) and 200
pounds (Grab Tensile Strength ASTM D4632) such as a Contech C200. Non-woven separation
geosynthetic fabrics are applicable for soil separation and for stormwater facilities and should
have a maximum apparent opening size equivalent to the U.S. No. 70 sieve (ASTM D4751), a
minimum weight of 3.5 ounces per square yard and minimum CBR puncture resistance of 200
pounds (ASTM D6241).
Exterior Grading
We recommend the ground surface outside of any structure be sloped a minimum of 5
percent away from the building for 10 feet to rapidly convey surtace water or roof runoff away
from foundations. Remaining landscapes should slope at least 2 percent away from structures.
Roof downspouts must be provided and connected to a solid pipe placed away from structures
and not allowed to infiltrate into the soil underlying the structure. stormwater should be routed
away from disturbed soil areas and should be disposed of in a suitable location as determined
by the site civil engineer. Irrigation adjacent to or within 5 feet of the buildings is discouraged.
Civil site grading and stormwater design must minimize water introduction into the site
soil near structures. The site soil settlement potential will significantly increase upon changing
moisture conditions. Therefore, selecting appropriate stormwater disposal techniques and
positioning them down-gradient and away from structures is an important site design process.
Additionally, careful consideration with respect to the landscape theme and irrigation locations
must be considered.
stormwater Disposal
We performed a percolation test within the native poorly-graded gravel with sand
encountered at depth in each test pit. We measured a field infiltration rate of greater than 30
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inches per hour (in/hr) within the gravel. We recommend all infiltration facilities be extended a
minimum of 1 foot into native poorly-graded gravel with sand. Once final grading is
accomplished, excavation depths of up to approximately 4 to 8 feet should be anticipated to
expose gravel with sand. We recommend an allowable infiltration rate of 8 i n/hr be used for
gravel with sand.
We observed groundwater levels at the time of our investigation to be approximately 2.5
to 3 feet below existing grade in areas not elevated by recent fill. The groundwater in the site
vicinity is heavily influenced by irrigation practices. Based on our experience at adjacent sites,
we anticipate groundwater levels at the project site will drop significantly once surface flood
irrigation ends following development. Therefore, we recommend a seasonal high groundwater
level of 2.5 feet (below non fill areas) be utilized for civil design. The appropriate separation
between seasonal high groundwater and the base of the stormwater disposal facilities should
be maintained.
STRATA installed an obs ervation well/piezometer in each test pit to monitor
groundwater level. We recommend STRATA or the project team monitor this piezometer from
June through September 2013 to confirm the seasonal high groundwater level for subsurface
stormwater disposal design.
Pavement Section Design
We recommend all soil containing vegetation and r oot matter be removed from
proposed pavement areas. The stripped subgrade should be prepared as described in the
Site Preparation section of this report prior to placement of subbase or base for the
pavement section. Provided the site preparation procedures are accomplished as
described above, the following minimum pavement section is recommended for roadway
construction:
Local Roadways -Flexible Pavement (TI = 6.0)
2.5" -Asphalt concrete top course
5.0" - 3/<-inch-minus, crushed sand and gravel base course
12.0" -Pit-run sand and gravel subbase
Alternatively, the following minimum pavement section is recommended for roadway
construction:
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Local Roadways -Flexible Pavement (TI = 6.0)
2.5" -Asphalt concrete top course
16.0" - $/-inch-minus, crushed sand and gravel base course
The above-recommended flexible pavement sections are based on a m aximum 20-
year design life and assumed traffic index (TI) of 6.0 for local subdivision roadway. The
subgrade soil is anticipated to be either silt or lean clay. Based on our experience with lean
clay in the Treasure Valley, we have utilized an R-value of 5 for design based on a lean clay
subgrade. The design team should review these assumptions to ensure the assumed traffic
index will meet the intended use of the pavement areas. If the subgrade is wet at the time
of construction, we recommend a woven geotextile such as Contech C200 be considered
over subgrade prior to placing the subbase course.
The subbase and base course should be consistent with the Structural Fill criteria
above and should be compacted in accordance with the Structural Fill section of this report.
The asphalt concrete for the flexible pavement area should have material properties as
specified in ASTM D-3515 and have a mix design with a maximum aggregate size between
3/4-inch and 3/8-inch. The asphalt concrete should be compacted as required by ISPWC
Sections 809 and 810.
Timely maintenance will help reduce the potential for surface water infiltration
through the pavement section and into the underlying subgrade. Poor maintenance and
absence of crack repair of the new pavement may allow saturated conditions to occur in the
section and in the underlying subgrade. The native soil may soften if saturated and
experience a reduction of load bearing capacity. In addition to a reduction in subgrade
strength, saturation of the subgrade soil may also create conditions where frost expansion
or heaving can occur. Either or both of these occurrences would result in higher
maintenance requirements and a pot entially shortened service life of the pavement.
Therefore, we strongly recommend crack maintenance and slurry sealing be accomplished
in all pavement areas as needed and at least once every 3 to 5 years.
ADDITIONAL RECOMMENDED SERVICES
Groundwater Monitoring
The groundwater level should be monitored during upcoming irrigation season to verify
the seasonal high groundwater level beneath the site. A piezometer was installed in each test
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pit to monitor groundwater level. Monitoring should be ac complished on a monthly basis
between June and September 2013. STRATA remains available to pertorm groundwater
monitoring at your request.
Geotechnical Design Continuity
The information contained in this report is based on static loading conditions, preliminary
structural loads and development plans. It is critical STRATA provide geotechnical continuity
through final planning and design for the planned construction as individual aspects become
available during design development phases of the project. It has been our experience that
having consultants from the design team review the construction documents prior to bidding
helps reduce the potential for errors, and also reduces costly changes to the contract during
construction. If we are not provided such opportunities, we cannot be r esponsible for soil-
related design or construction-related errors, omissions, delays or increased costs that are
identified during construction.
Construction Observation Monitoring
We recommend STRATA be retained to provide construction monitoring to verify the
soil conditions and that report recommendations are incorporated into the actual construction.
Such observation is an important part of the geotechnical design process and can help reduce
the potential for soil engineering- or construction-related errors or omissions. For this project it
is especially important to maintain this geotechnical continuity during uncontrolled fill
identification and over-excavation, undocumented fill scarification and c ompaction, and
structural fill placement, as well as during the subgrading process. If we are not retained to
provide the recommended plan review and c onstruction monitoring services, we cannot be
responsible for soil engineering-related construction errors or omissions. Further, the selected
firm must be required to document in writing to the design team that they have read and will
implement this report and its recommendations in their entirety as the geotechnical engineer of
record.
EVALUATION LIMITATIONS
This report has been prepared to assist project planning design and construction of the
proposed Tradewinds Subdivision to be located on southeast of Victory and Locust Grove
Roads in Meridian, Idaho. STRATA is not providing geotechnical recommendations for specific
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lots and are not assuming the role of geotechnical engineer of record for residential structures.
We recommend individual builders and owners retain a geotechnical engineer to evaluate
foundation subgrade requirements, and observe foundation subgrade excavation. Our
geotechnical findings and opinions have been developed based on the authorized subsurface
exploration and laboratory testing, as well as our understanding of the project at this time. Our
geotechnical design recommendations are specific to the planned design and infrastructure
construction and should not be extrapolated to other future site developments without allowing
adequate geotechnical consultation by STRATA.
Our services consist of professional opinions and f indings made in accordance with
generally accepted geotechnical engineering principles and practices in southwest Idaho at the
time of this report. The geotechnical recommendations provided herein are based on the
premise that appropriate geotechnical consultation during subsequent design phases is
implemented and an adequate program of tests and observations will be conducted by
STRATA during construction to verify compliance with our recommendations and to confirm
conditions between exploration locations. This acknowledgment is in lieu of all warranties either
express or implied.
The following plates accompany this report:
Plate 1: Test Pit Location Plan
Appendix A: Unified Soil Classification System (USCS) &
Exploration Logs
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APPENDIX A
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GRAPH
SYMBOL LETTER
SYMBOL TYPICAL NAMES
'•: Q•:ti~.; GW Well-Graded Gravel,
CLEAN - Gravel-Sand Mixtures.
GRAVELS ~
O GP Poorly-Graded Gravel,
Gravel-Sand Mixtures.
GRAVELS
Silty Gravel, Gravel-
GRAVELS GM Sand-Silt Mixtures.
WITH Clayey Gravel, Gravel-
COARSE FINES GC Sand-Clay Mixtures.
GRAINED o ~ ~ o ~ ~ Well-Graded Sand,
SOILS
CLEAN ° ° ~ ° ° °
ooo~oo
W Gravelly Sand.
SANDS ; s ®; ~ ~ Poorly-Graded Sand,
SP Gravelly Sand.
• • • • • •
SANDS
SANDS
~
• ~
•
~ SM Silty Sand,
Sand-Silt Mixtures
.
WITH
FINES
•; • '.
SC Clayey Sand,
.
•
. Sand-Clay Mixtures.
®
Inorganic Silt, Sandy
ML or Clayey Silt.
SILTS AND CLAYS
°
~ Inorganic Clay of Low
~ CL to Medium Plasticity,
LIQUID LIMIT \~ Sandy or Silty Clay.
LESS THAN 50%
I I I Organic Silt and Clay
I I I I I
I OL of Low Plasticity.
FINE Inorganic Silt, Mica-
GRAINED MH ceous Silt, Plastic
SOILS Silt.
SILTS AND CLAYS Inorganic Clay of High
CH Plasticity, Fat Clay.
LIQUID LIMIT
GREATER THAN 50% ~ \
~ ~
OH Organic Clay of Medium
~
~ to High Plasticity.
Peat, Muck and Other
PT Highly Organic Soils.
BORING LOG SYMBOLS GROUNDWATER SYMBOLS TEST PIT LOG SYMBOLS
Standard 2-Inch OD
Split-Spoon Sample
a California Modified 3-Inch
OD Split-Spoon Sample
I) Rock Core
Shelby Tube 3-Inch OD
Undisturbed Sample
- Groundwater
After 24 Hours
(~-3-0~) Indicates Date of
Reading
0 Groundwater
at Time of Drilling
BG Baggie Sample
BK Bulk Sample
RG Ring Sample
Shorthand Notation:
BGS = Below Existing Ground Surface
N.E. = None Encountered
• •
J
N
~ °
~
°'
MO N
N
~
C
mo
7w
d
0_
REMARKS
USCS Description a~
-- ~ g ~ E a
~ Q X~ o
~
o
° ~ o a y~ d Y3
--
Note: BG
w Ground
o j v ~ ~ ~ ~ ~ _ z
~ ~ ~ o o Surtace
~ v o v a
SILT WITH SAND, (native), (ML)
brown, stiff, moist Significant vegetation and
organics observed to 6" BGS
ML
~
LEAN CLAY, (CL) brown, stiff, BG
moist
2.5 CL
SILTY SAND, (SM) tan, medium + '
dense, moist to wet SM ~ '
~
,
,
t ''.
POORLY GRADED GRAVEL WITH
~p'
SAND, (GP) tan, dense, saturated °
~
Qfl~•
Qfl•
s.o
o~~• .
o..a.: .
GP O.Q.
Q Qb'.
d •D . '
o •~.
oa~~.~
D •.~.
Test Pit Terminated at 7.0 Feet.
Client: KM Engineering Test Pit Number: TP-1 EXPLORATOR
Project: B012423A Date Excavated: 10-03-2012 , ~~ TEST PIT LOG
~ ~ ~
Backhoe: Bucket Width: 2'
k'.~5'1Vti.fb°~ $.'1.Yx* L~3 ~i'~.S'41Y
Depth to Groundwater: 2.9' Logged By: BN "r"`"'"''r ""~' "''"'"~""~''~" Sheet 1 Of 1
•
C~
H.-.
V~ ~
m
N
as J °-
~ f`6 '.•
~ ~ O1
C O
NN ~
Ul
y V m =
N C aoi
0- N REMARKS
USCS Description w E; ui g ~ ~ ~ ~
o ~ •N ~
a d ~ o g .o ~ Y = Note: BGS =Below Ground
o ~ U ~ ~ to ~ m Z
° Z' ~ o o Surface
7 U ~ U d.
SILT WITH SAND, (native), (ML)
brown, stiff, moist Significant vegetation and
organics observed to S" BGS
ML ~ '
BG
LEAN CLAY, (CL) brown, stiff,
moist
2.5
CL
SILTY SAND, (SM) tan, medium ~ •',•
dense, moist to wet .~ ',.
•
ri
•
•
5.0 SM ~
•
o .',
'
.
.'
. '.
POORLY GRADED GRAVEL WITH
~~"~
SAND, (GP) tan, dense, saturated °
00•.
Q. ~~
GP o~~:.
i
o..~•: .
i 7.5 Q•.O.
I
I
9 Qb',
Test Pit Terminated at 8.0 Feet.
i
i
i
i
i
i
i
i
i
e
i
0
0
V_
L
i
n
Client: KM Engineering Test Pit Number: TP-2 EXPLORATOR
i Project: B012423A Date Excavated: 10-03-2012 ~ T ~ •,~ TEST PIT LOG
i Backhoe: Bucket Width: 2' ~,,.,~,.,,I,, ~~~,e,~,,~,,,$,,AZ~
Depth to Groundwater: 2.(i' Logged By: BN Sheet 1 Of 1
•
_ ui ~ w d p ~ ° c o '~ d ° ~ REMARKS
USCS Description a iK
v ~ `~
rn g ~ E ;'; a x `_'
N ~ N~
d o a N~
-- m~
Y ~-
Note: BGS =Below Ground
w
o ~v ~ m ~
m ~ ~,
j~v ~
a
= Z o o
~
° ° Surtace
U a
SILTY GRAVEL, (fill), (GM) brown,
medium dense, moist
GM BK
2.5
SILT, With Organics (native), (ML)
black, firm, moist to wet ML
SILT WITH SAND, (ML) brown, 5.0
~
BG
stiff, moist
ML
i
LEAN CLAY, (CL) brown, stiff,
moist
CL
7.5
SILTY SAND, (SM) tan, medium '•
~
dense, saturated t .
SM t
• ~•
.'
'
.
s
a
i ,
•'.
''.•
•'":
!•
POORLY GRADED GRAVEL WITH 10.0
° ~°'~ .
SAND, (GP) tan, dense, saturated GP
a fl
Q~•
Test Pit Terminated at 11.0 Feet.
Client: KM Engineering Test Pit Number: TP-3
~'
EXPLORATOR
Project: B012423A Date Excavated: 10-03-2012 ~~~ TEST PIT LOG
~ ~
Backhoe: Bucket Width: 2'
Depth to Groundwater: 8.2' Logged By: BN '~"`°`'`"''~~"°" `''"""~"'~~`~" Sheet 1 Of 1
•
_
vi y
~
O
y
m J O
p~ ~
> ~ 01
c o
•y o m ~'
m
c
~°
~
o_ ~,
REMARKS
USCS Description w ~ ~ g ~ ~ ~ o ~ y a o ~ o n o ~ ;~ ~ Note: BGS =Below Ground
o ~ U ~ to U ~ ~ z
~ ~ ~ o o Surface
~ U O U o_
SILTY GRAVEL, (fill), (GM) tan,
medium dense, moist
1
GM
2.5
1
t
SILT WITH SAND, With Organics,
(ML) brown, stiff, moist
5.0
ML
'',
BG
I,
SILTY SAND, (SM) tan, medium ~ ~ ~ •
dense, moist to wet
~ 7,5 SM "I •'
« '
,.
•'.
POORLY GRADED GRAVEL WITH '
° ~p'
SAND, (GP) tan, dense, saturated
Q p~.
Q. ~.
i GP aQo.. ~
o..p~:
" ^
BG
O
.Q
Q Qb'.
1
Test Pit Terminated at 10.0 Feet.
i
i
i
i
d
V
J
L
LL
C
4
J
J
Client: KM Engineering Test Pit Number: TP-4 EXPLORATOR
L Project: 6012423A Date Excavated: 10-03-2012 ~ ~~.~ TEST PIT LOG
i Backhoe: Bucket Width: 2' _ , ~ ;
Depth to Groundwater: 8.3' Logged By: BN "f ~`' "`" ~ ~` `~~ Sheet 1 Of 1
~ ~
Hearing Date: November 15, 2012
File No.: AZ-12-012
Project Name: Tradewinds Subdivision
Request: Request for annexation & zoning of 10.42 acres of land to the R-8 zoning district, by
SDN, LLC.
Location: The site is located on the southeast corner of E. Victory Road and S. Locust Grove Road,
in the NW '/4 of Section 29, Township 3N., Range 1 E.
File No.: PP-12-015
Request: Request for preliminary plat consisting of 39 building lots and 3 common/other
lots on 9.11 acres of land in a proposed R-8 zoning district.