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ApplicationTRANSMITTALS 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: 29 -Aug -13 Transmittal Date: August 6, 2013 File No.: PP 13-020 Hearing Date: September 5, 2013 Request: Public Hearing - Preliminary Plat approval consisting of 22 single family residential building lots and 4 common/other lots on 7.56 acres of land in the R-4 zoning district for Golden Valley Subdivision By: Providence Properties, LLC Location of Property or Project: 4515 S. Locust Grove Road —Joe Marshall (No FP) _Scott Freeman (No FP) _ Steven Yearsley (No FP) —Michael Rohm (No FP) _ Macy Miller (No FP) _Tammy de Weerd, Mayor _Charlie Rountree, C/C —Brad Hoaglun, C/C _ Keith Bird, C/C David Zaremba C/C —Sanitary Services _ Building Department / Rick Jackson _ Fire Department _ Police Department City Attorney —Community Development —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-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 E IDIA - Planning Division e, COMMISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that ❑ Alternative Compliance ❑ Annexation and Zoning ❑ Comprehensive Plan Map Amendment ❑ Comprehensive Plan Text Amendment ❑ Conditional Use Permit ❑ Conditional Use Permit Modification ❑ Development Agreement Modification ❑ Final Plat ❑ Final Plat Modification ❑ Planned Unit Development ® Preliminary Plat ❑ Private Street ❑ Rezone ❑ Short plat ❑ Time Extension (Commission or Council) ❑ UDC Text Amendment ❑ Vacation (Council) ❑ Variance ❑ Other Applicant Information STAFF USE ONLY: �� Filenumbet(s): ` 10, �3 -/)o7) iN Wul144p. DntP rmmnleii+U Applicantname: Providence Properties, LLC Phone: 570.7575 Fax: Applicant address: PO Box 2648 Eagle Zip: 83616 E-mail:_ Applicant's interest in property: ❑ Own O Rent ® Optioned ❑ Other Ownername: Vaughn James Phone: Fax: Owneraddress: 4515 South Locust Grove Zip: 83642 E-mail:_ Agent name (e.g., architect(engineer developer, representative): Kevin McCarthy, P.E. Firmname: KM Engineering, LLP Phone: 639.6939 Fax: 639.6930 Address: 9233 West State Street Boise Zip: 83714 E-mail: kevin@kmencrllP.com Primary contact is: ❑ Applicant ❑ Owner N Agent ❑ Other Contact name: Contact address: Subject Property Information Location/street address: 4515 South Locust Grove Phone: Fax: Zip: E-mail: Assessor's parcelnumber(s): S1130449600 & S1130449650 Township, range, section: T3N, RIE, Sec. 30 Totalacreage: 7.56 Currentlanduse: 1 existing residence, Current zoning district: R-4 remainder vacant 33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridianeity.org I (Rea 021082013) Project Description Project/subdivision name: Golden leiSubdivision (formerly Ea woodSub) General description of proposed project/request: Subdivide 7.56 acres into 22 buildable and 4 common lots for single-family -rpsidential use Proposed zoningdistrict(s): R-4 (no change) Acres of each zone proposed: 7.56 (no change) Type of use proposed (check all that apply): 0 Residential 0 Commercial 0 Office 0 Industrial 0 Other Who will own & maintain the pressurized irrigation system in this development? HOA Which irrigation district does this property lie within? Nampa & Meridian Irrigation Primary irrigation source: surface water - NMID Secondary: Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Residential Project Summary (if applicable) Number of residential units: 22 (21 new) Number of building lots: 22 (21 new) Number of common lots: 4 Number of other lots: 0 Proposed number of dwelling units (for multi -family developments only): Ibedroom: n/a 2-3 bedrooms: n/a 4 or more bedrooms: n/a Minimum square footage of structure(s) (excl. garage): 1200 Proposed building height: Minimum property size (s.i): 8000 (buildable) Average property size (s.f.): 9697 (buildable) Gross density (DU/acre-total land): 2.91 Net density (DU/acre-excluding roads & alleys): 3.99 Percentage of open space provided: 12 Acreage of open space: 0.86 Percentage of qualified open space acreage: 10.1 (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): 0 . 72 ( landscaped common) Amenities provided with this development (if applicable): small picnic area Type of dwelling(s) proposed: 0 Single-family Detached 0 Single-family Attached 0 Townhomes 0 Duplexes 0 Multi -family ❑ Other Number of Gross floor area proposed:` Hours of operation (days and Percentage of site/project devoted to the following: Landscaping: Building: Total number of employees: Total number of parking spaces provided: Authorization Print applicant name: Applicant signature: _ Other lots: Existing (if applicable): Building height: Paving: Number and ages of students/children Number of compact spaces provided: Date: 7.31.13 33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 (Rev. 02/082013) km ® 9233 WEST STATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.6930 July 31, 2013 Project No.: 13-047 Sonya Watters City of Meridian 33 East Broadway Avenue, Ste. 102 Meridian, ID 83642 RE: Golden Valley Subdivision -4515 South Locust Grove— Meridian, ID Preliminary Plat Narrative Dear Sonya: On behalf of Providence Properties, LLC, we are pleased to submit the attached application and required supplements for the preliminary plat of Golden Valley Subdivision (formerly Eastwood Subdivision). Please accept this letter as the required written narrative regarding the project. This single-family residential project encompasses approximately 7.56 acres located at 4515 South Locust Grove in Meridian, Idaho. There is an existing residence on the southeast corner of this project, which will remain and will be platted into the development. On February 13, 2007, approval was issued by the City Council for annexation, zoning, preliminary plat, and development agreement for this property (Case Nos. AZ -06-045 & PP -06-047) for 24 residential building lots and 3 common lots. Since that time, the approval of the preliminary plat has expired; however, the annexation, zoning, and development agreement remain in effect. This application proposes to reduce the number of building lots to 22 (21 new buildable and 1 existing residence) and increase the number of common lots to 4, with only slight modifications to the previously -approved layout. While the site carries a Comprehensive Plan designation of Low Density Residential, the City previously approved the current zoning designation of R-4 (Medium Density Residential), which allows for up to 4 units per acre. Our proposed preliminary plat reflects a gross density of 2.91 units per acre, and a net density of 3.99 units per acre, both of which comply with the current zoning regulations. In addition, the 0.72 acres of open space proposed with this project total 10.1%, which meets City requirements. The developer is also proposing to provide a small picnic area, which complies with the City's requirement to provide a site amenity. We are not requesting any variances to the ordinance as apart of this project. The existing development agreement for the project imposes the following building restrictions, which will be upheld by the current proposal: • Lots 10-13, Block 1 will be restricted to single -story structures • Lots 11-13, Block 1 will have a 20' rear setback. ENGINEERS I SURVEYORS I PLANNERS www.kmenglip.com As a part of Reflection Ridge Subdivision directly to the north, S. Carina Avenue is to be stubbed to this project's north project boundary, at which point it will be extended to serve the project. The attached preliminary plat reflects the extension of this street. As required by ACHD, the existing driveway approach to Locust Grove Road will be removed at completion of this project and the existing residence will take future access via S. Carina Avenue. The public utilities providing services to this area have been contacted and none have expressed concerns with serving this project. These include the City of Meridian, Idaho Power, Intermountain Gas, CenturyLink, Cable One, and the Nampa & Meridian Irrigation District. This property has shares within the Nampa & Meridian Irrigation District, which will be utilized to provide pressure irrigation to the project. The Nampa & Meridian Irrigation will own and maintain the irrigation system. There are no concerns in regards to other public services in the area, as the addition of 22 new homes within an existing residential area will not greatly impact available public services. Further, Golden Valley Subdivision will not create excessive additional requirements at public expense for public facilities and services because services will be supported by property taxes and/or fees paid directly to the service providers. At this time, there are no known health, safety, or environmental problems that currently exist or that will exist as a result of this development. Should you have questions or require further information in order to process this application, please let me know as soon as possible. Sincerely, KM Engineering, LLP r Wit. Kevin McCarthy, P.E. 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Said parcel contains 7.56 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or implied. 1el,yc:)r5 ENGINEERS I SURVEYORS I PLANNERS " c Grantees Serem Save rest enc annrwe2 the ''n. rnmnnc 'rifle File No.: 1199-64672 p0 FOR VALUE RECEIVED VAUGHN THOMAS JAMES AND GAILL JAMES, husband and wife GRANTOR(s), does(do) hereby GRANT, BARGAIN, SELL and CONVEY unto: VAUGHN T. JAMES AND GAIL J. JAMES, HUSBAND AND WIFE GRANTEES(s), whose current address is: 4515 S. Locust Grove Road , Meridian, D) 93692 the following described real property In Ado County, State of Idaho, more particularly described as follows, to wit: The South 170 feet of the North 500 feet of the East half of die Southeast quarter of the Southeast quarter of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ado County, Idaho. p" pp((�j DD WORM-REOUEST'Or AB9.ORDNOER �� BOISE, I MAO FEE 3 •• DEPUTY 1999 AU 24 PH 4:48 99084775 TRANSNATION TITLE & EW40W TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Gran[ce(s), and Grantee(s) heirs and assigns fomycr. And the said Grantor(s) does(do) hereby covenant to and with the said Grantee(s), that Grantors) hlore the owner(s) in fee simple of said premises; that said premises are free from all encumbrances, EXCEPT those to which this conveyance is expressly mode subject and those made, suffered or done by the Grunlec(s); and subject to reservatiatss, restrictions, dedications, crustaceans, rights of way and agreetnems,(if any) Of record, said general taxes and assessments, (including imlgadon and utility assesaments, If any) for the current year, which are not yet due and payable, and that Grantor(a) will warrant and defend the same from all lawful Claims whatsoever. Dated: 9� Gail J. Jo STATE OF Idaho , County of Ado . as. this t sM•n%�'M1, 1999,On before me, e undeof rsigned. o Notathe ry Public In and d"` 1A.,...e. I., seitl State, personally appeared J`, 4, I ' Vaughn Thomas Jaynes and Gall J. James ;,.Z.�a•' :`POI''; Go taOTARy% e e known or Identified to me a persona whose e are subscribed to the rW ment, ed ea raU6 L(C' ' to me that they execut ` ' �TF Sig um: OF 1�:.•` ''Nnu.wdJ` Na ran M. Wilsan Residing at: Boise, Idaho My commission expires: 05113100 Transnation 'Title & Escrow, Inc. ADRECORDER J. DAVID NAVARRO.� AMOUNT 6.00 2� BOISE IDAHO 01131106 06;44 PM DEPUTY Use Irby RECORDED -REQUEST OF 108011390 ,r` • _ Lawyers Title The Grantees herein have read and approved the following: Title File No.: LTOS-145171/1& T u i T�� FOR VALUE RECEIVED Wirt Edmonds (who acquired title as Wirt Edmond) and Francis Edmonds (who acquired title as Francis Edmond), husband and wife and Strain Urwin and Rhonda Urwin, husband and wife GRANTOR(s), does(do) hereby GRANT, BARGAIN, SELL and CONVEY unto: Vaughn T. James and Gail J. James, husband and wife GRANTEES(sl, whose current address is: PO Box 216 , Cambridge, ID 83610 the following described real property In Ada County, State of Idaho, more particularly described as follows, to wit: PARCELI The South 170 feet of the North 500 feet of the East half of the Southeast quarter of.the Southeast quarter of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. PARCEL II The East halt of the North 330 feet of the Southeast Quarter of the Southeast Quarter of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho. TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee(s), and Grantee(s) heirs and assigns forever. And the said Grantors) does(do) hereby covenant to and with the sold Grantee(s), that Grantorls) Is/are the owners) in fee simple of said premises; that said premises are free from all encumbrances, EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Gramee(s); and subject to reservations, restrictions, dedications, easements, rights of way and agreements,(if any) of record, and general taxes and assessments, (including Irrigation and utility assessments, If any) for the current year, which are not yet due and payable, and that Grantor(s) will warrant and defend the some from all lawful claims whatsoever. Dated: Jen ary 24, 2008 in Edmonds 1 Fran dr}Ionds �y PU0 t.wOr Lawyers Title of Treasure Valley / Page 1 of 2 0 412 512 013 13:20 AM 8 Urwin S1 15ki—Rhon & STATE OF Idaho , County of Ada , 65. On this 241h day of January in the year of 2008 , before me, the undersigned, a Notary Public in and for said State, personally appeared Wirt Edmonds, , Shain Urwin & Rhonda Urwin known of Identified to me to be the person(s) whose name islare subscribed to the within instrument, and acknowledged to the he she/the executed the same. Signature:leJ,/lI /�✓j oBgTFJ�•,•• ^�, Name: Melissa M. Bates Residing Boise, ID •,•`9M° •.t at: S OTARY +0®.® My commission expires:05/24/11 �y PU0 t.wOr Lawyers Title of Treasure Valley / Page 1 of 2 0 412 512 013 13:20 AM J� State of Idaho , Ada County, ss. i On this 25th day of January, in the year of 2008, before me the undersigned Notary Public in and for said State, personally appeared Wirt Edmonds, known or identified to me to be the person whose name is subscribed to the within instrument at the attorney in fact of Francis Edmonds, and acknowledged to me that he/she subscribed the name of Francis Edmonds thereto as principal, and his/her own name at attorney in fact. Melissa M. Bates Residing at: Boise, ID —. — My Commission Expires: 05/24/2011 SA OTAR� PU®tt� :• nA'% •�``oTF°Op tOP�o °• Fuge 2 of 2 00/2512019 8:20 AM AFFIDAVIT OF LEGAL INTEREST .TE OF tDAHO ) l :tNTY OF ADA) (nan?a) (address) (City) (suite) --'_-- being first duly sreorn upon.. oath, depose and say: ',. I. 'That we are the record os?'neis of the property desctibed on the attached, and we grant our permission to: _ providence Pi opartics 70] S„ 4LIen Ct., Ste. 104 Meridian. ID 83 54_ (nanx) (address) to submit the accompanying application(s) pertaining to that property. 2. ) agree to indenmifN. defend and hold the City of Mer idiat and itc employoes harmless from any alaho or liability resulting frau any dispute as to the statements contained herein or as to the nwncrship of the property which is the Subject of the appfiraticn. _. I hereby grant perinission to City of Meridian staff to enter the subject property for the purpose of site inspections/related to proces>ing said application(s). Dated this /rL,.� "r -,day of 7 AND S14cORN to betive me the Gay and germ• first abn towrtttuit. DUSTi KINDALL Notary Public State of Idaho (�aaq public for 1 719113 5:40 PM Page 1 of 2 W—*,D ,AND SWORN to befon: me the day anti Ntiar first abok'e written. 7DUSTIDALLblicatra { Residm@at.�`ir :. ^ MY commission Espirea. 719113 5:43 PM Page 1 of 2 ENGINEERS. SURVEYORS. PLANNERS I 9233 WEST STATE STREET BOISE, IDAHO 83714 PHONE FAX (208)8 9 639-6930GOLDEN VALLEY SUBDIVISION GATE: 7/31/13 MERIDIAN, ID PROJECT: 13-047 SHEET: 1 OF 1 VICINITY MAP 0 CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES ZPn� Tlnurs. ProjecUSubdivision Name: S„b. Date: 5 - 13 Applicant(s)/Contact(s) rtvin mCar-Hi Q' +8v Ctcu-na City Staff: �rY� Location: x{ m S. Lorca si- G.rova= Pvf Comprehensive Plan Future Land Use Map Designation: I_ D rk Size of Property: I.35 Design Guidelines Development Context: Proposed Use: SFR. Proposed Zoning: — ExistingUse: ii;urQI Existing Zoning: R --,F Surrounding Uses: rzurat res;dent OJrooer+'-es Street Buffer(s) and/or Land Use B Open Space/Amenities/Pathways: Access/Stub Streets/Street Systen Sewer & Water Service: Topography/Hydrology/Floodplain Issues: Canals/Ditches/Irrigation/Hazards: History: Az-o(,-o,tSi IDA ±' lo1c) a3lca' PP-ota-o4-1j FF -c) -i-02_-1 �.Oa+ Additional Meeting Notes: v<A 0 [c. 7Q ."Uo In.iL£rr d'i. ni prove. w Note: A Traffic Impact Study (TIS) will be required by ACHD forlarge commercial projects and any residential development with over 100 units. It is the applicant's responsibility to contact & transmit the TiS to ACHD. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TiS to ACHD prior to submitting their appffcation to the Cily. Not having ACHD comments and/or cond'Nons on large projects may delay hearing(s) at the Co. Please contact Mindy Wallace at 387-6178 or Chdsty Little at 387-6144 at ACHD to determine if a TIS is required or for any questions in regard to ACHD conditions, impact fees and process. Other Agencies/Departments to Contact: [ Ada County Highway District ❑ Nampa Meridian Irrigation District ❑ Public Works Department ❑ Idaho Transportation Department ❑ Settler's Irrigation District ❑ Building Department ❑ Sanitary Services Company ❑ Police Department ❑ Parks Department ❑ Central District Health Department ❑ Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑. Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment - Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment - Text Preliminary Plat ❑ Variance ❑ Conditional Use Permit ❑ Private Street ❑ 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 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 andlor Comp Plan may affect yoursubmifial andlor application. This pre -application meeting shall be valid for four (4) months. 74� Subdivision -4515 South Locust Grove Neighborhood Meeting Sign -in Sheet July 1, 2013, 6:30 p.m. - Meridian City Hall Naive- / Address S�' natute, 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. a y nj A Ii ' Applica t/agent si ature Date 33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org WEEIIAN-- Community Development Parcel Verification Date: 7/2/13 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Eastwood Subdivision Parcel Numbers: 51130449600 (2.47 Acres) 51130449650 (4.88 Acres) T/R/S: 3N 1E 30 Owner: Vaughn James P.O. Box 215 Cambridge, ID 83610 Address Verification Rev: 04/23/12 Christen Haisty From: Jerry Hastings ijhastings@adaweb.net] Sent: Monday, July 15, 2013 5:35 PM To: Kirsti Allphin; Aaron Ballard (aballard@kmengllp.com) Subject: Golden Valley Sub Name Reservation July 15, 2013 Kirsti Allphin KM Engineering, LLP RE: Subdivision Name Reservation: "Golden valley Subdivision" Dear Kirsti, At your request I have reserved the name of "Golden Valley 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 Ihastingadaweb.net From: Shari Stiles [mailto:es-sharis@qwestoffice.net] Sent: Monday, July 15, 2013 5:04 PM To: Jerry Hastings Subject: RE: Sub Name Reservation Request Jerry: Since we are no longer involved in the project, the name of Eastwood is no longer needed. From: Jerry Hastings [mailto:jhastings(cbadaweb.net] Sent: Tuesday, July 09, 2013 9:48 AM To: Shari es-sharis(algwestoffice.net; Kirsti Allphin Subject: RE: Sub Name Reservation Request Hi Shari, you had previously reserved the name Eastwood Subdivision back in 2006. Are you still involved in the project? If not, will you send me an email releasing the name? Since the project was not recorded, I won't need a recorded name release, just an email is fine. Thanks, hope you had a good Fourth of July, Jerry. Jerry Hastings, P.L.S. County Surveyor Ada County, Idaho 208-287-7912 208-287-7909 Fax ihastinas(a7u adaweb.net From: Kirsti Allphin [mailto:kallphiriftmenglIp.com] Sent: Tuesday, July 09, 2013 9:14 AM To: Jerry Hastings Subject: Sub Name Reservation Request Hi Jerry— We are working on a new residential subdivision project located at 4515 South Locust Grove in Meridian. The parcel numbers are S1130449600 & S1130449650. This project was previously approved under the name "Eastwood Subdivision". As the project is now under new ownership, the development group (Providence Properties, LLC) has asked that we request the name "Golden Valley Subdivision" for this project. Please let me know if this name is acceptable. Thanks, Kirsti Allphin Development Assistant Office Manager KM Engineering, LLP 9233 West State Street Boise, ID 83714 e 208.639.6939 Fax 208.639.6930 kaliphin(@kmenello.com No virus found in this message. Checked by AVG - www.ayg.co Version: 2012.0.2242 / Virus Database: 3204/5995 - Release Date: 07/16/13 Kirsti Allphin From: Mindy Wallace [Mwallace@achdidaho.org] Sent: Wednesday, June 26, 2013 12:29 PM To: Kirsti Allphin Subject: RE: Eastwood Sub Kristi, A traffic impact study will not be required for this application. Thank you, 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: Wednesday, June 26, 2013 10:26 AM To: Mindy Wallace Subject: Eastwood Sub Hi Mindy— You met with Kevin McCarthy a couple of weeks ago in regards to the Eastwood Subdivision projectjust south of Reflection Ridge. The property address is 4515 South Locust Grove in Meridian and the project consists of +/- 24 buildable single-family residential lots on 7.35 acres. The original approvals forthis project have expired, and we are in the process of submitting a new preliminary plat to the City of Meridian. The plat will be very similar to the previously -approved layout with only minor changes as we try to accommodate the new open space requirements. The City of Meridian requires that we submit documentation from ACHD that a TIS will not be required for the project. If this is the case, can you please reply to this e-mail and state as much? Then I will append your message to our application for submittal. Please feel free to call if you have any questions or need anything further in order to issue your determination. Thanks, Kirsti Allphin Development Assistant Office Manager kim'KM Engineering, LLP 9,2,33 West State Street mn Golden Valley Subdivision Conceptual Building Elevations by a, Architectural Shingles Board & Batten and Lap Siding r�'`,- "_,� • Cultured Stone Wainscot Y y .rh-Yc�ri:Fy Fro A[ 4-/i C1Vcwkd Up Providence Properties, LLC Attn: Randy Clarno PO Box 2648 Eagle, ID 83616 Dear Mr. Clarno: July 9, 2013 File: B013253A RE: Geotechnical Engineering Evaluation Eastwood Subdivision Meridian, Idaho Strata, A Professional Services Corporation (STRATA) is pleased to present our authorized Geotechnical Engineering Evaluation for the proposed residential development located to the southwest of the intersection of East Wrightwood Drive and South Locust Grove Road, at 4515 South Locust Grove Road 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 following report provides specific geotechnical recommendations for preparing the site, including earthwork activities, pavement design and stormwater design recommendations. It is our opinion that geotechnical continuity with the project team throughout construction will lessen the potential for errors and omissions related to our geotechnical recommendations. The project design, owner, and construction team must read, understand and implement this report in its entirety. Portions of the report cannot be relied upon individually without the supporting text of remaining sections, appendices and plates. Our opinion is the success of the proposed construction will depend on following the report recommendations, good construction practices, and providing the necessary construction monitoring, testing and consultation to verify that work has been constructed as recommended. We recommend STRATA be retained to provide monitoring, testing, and consultation services to verify our report recommendations are being followed. We appreciate the opportunity to work with involvement on this project throughout construction. have any questions or comments. Sincerely, STRATA, Inc. 4 Steve Worsley, Geologist P.G.(Vtlashington) you and we look forward to our continued Please do not hesitate to contact us if you Cc: Mr. Kevin McCarthy/KM Engineering SW/MGW/nm www.stratageotech.co m E. REPORT Geotechnical Engineering Evaluation Eastwood Subdivision Meridian, Idaho Prepared For: Providence Properties, LLC Randy Clarno PO Box 2648 Eagle, ID 83616 Prepared By: STRATA, Inc. 8653 W. Hackamore Dr. Boise, Idaho 83709 P. 208.376.8200 F. 208.376.8201 July 9, 2013 TABLE OF CONTENTS .................................................................................. PROJECT UNDERSTANDING........................................................... Existing Site Conditions...................................................................... Proposed Construction....................................................................... SUBSURFACE EVALUATION PROCEDURES .................................. RI IRRI IRFAr..P Cor\in1T10NR LABORATORY TESTING............................................................. GEOTECHNICAL OPINIONS AND RECOMMENDATIONS .......... Earthwork.................................................................................. Site and Subgrade Preparation ............................................... Wet Weather/Soil Construction ............................................... Excavation Characteristics...................................................... Utility Trench Construction....................................................... Structural Fill and Compaction ................................................. Table 1. Structural Fill Specifications and Allowable Use............ Geosynthetics.......................................................................... Pavement Section Design........................................................... General................................................................................... Traffic and Subgrade............................................................... Table 2. Pavement Design Parameters ...................................... Asphalt, Aggregate Base Course and Subbase Materials ....... Pavement Section Thickness .................................................. Table 3. Asphalt Pavement Design Section ................................ Pnuamnnf Mainfonanro ....................1 .................... 2 .................... 2 .............. 2 .............. 2 .................... 3 .................... 3 ...............4 A ......4 ............15 ............. 6 ............. 6 ............6 ............ 7 ............8 ............ 8 ............ 8 ............ 9 ............ 9 ..... I...... 9 ..........10 ..........10 ..........10 ..........10 ..........10 ..........12 ..........12 Geotechnical Engineering Evaluation Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho INTRODUCTION Strata, A Professional Services Corporation (STRATA) has performed our geotechnical engineering evaluation for the proposed development planned at 4515 South Locust Grove Road in Meridian, Idaho. Our evaluation's purpose was to explore the subsurface soil conditions at the project site and to prepare geotechnical recommendations to assist project planning, design and construction. We accomplished our services referencing our authorized geotechnical proposal dated May 23, 2013. To accomplish our evaluation, STRATA performed the following services: 1. Coordinated exploration with the Idaho Digline Utility Notification Center to help reduce the potential for damage to existing utilities. 2. Observed the excavation of 3 exploratory test pits within the planned development area. Test pit exploration extended 14.5 to 15 feet below existing grades. Standpipe piezometers were installed in 2 of the test pits. Our field geologist visually described, classified and logged soil encountered referencing the Unified Soil Classification System (USCS). 3. Performed laboratory tests with reference to ASTM International (ASTM) procedures including R -value, in-situ moisture content, and grain size evaluation. We utilized these laboratory results to help characterize engineering parameters and to correlate soil engineering characteristics used in our design. 4. Performed engineering analyses in order to provide geotechnical design and earthwork construction recommendations. Our engineering analyses provides geotechnical recommendations and opinions for: 9 Earthwork • Site and subgrade preparation • Wet weather/soil construction • Excavation characteristics • Utility trench construction • Structural fill and compaction • Geosynthetics Pavement Section Design • Traffic and subgrade • Asphalt, aggregate base course and subbase materials • Pavement section thickness • Pavement maintenance �1.��;a�a;��erari,_iti.�'tu..,Id2li £;3709 N)rw �a�;,�;,,.a1u F=,, to www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 2 Site Drainage • Exterior grading • Infiltration rates • Groundwater Geotechnical Design Continuity • Groundwater Monitoring • Plan and specification review • Construction observation and testing 5. Prepared and provided an electronic copy of our final report of geotechnical findings, opinions and recommendations, including exploration logs and an exploration location plan. Hard copies are available upon request. PROJECT UNDERSTANDING Existing Site Conditions The proposed construction development is located southwest of the intersection of East Wrightwood Drive and South Locust Grove Road. The proposed subdivision will be accessed from East Wrightwood Drive. The site is currently undeveloped, and is bounded by residential properties to the north, south east and west. East Wrightwood Drive parallels the proposed subdivision to the north in an east -west orientation, and South Locust Grove Road parallels the site to the east in a north -south orientation. Proposed Construction We understand the approximate 7.35 -acre development will consist of 22 buildable lots with proposed asphalt paved roadways providing access to the development. Although structures are not currently defined, we anticipate buildings will be supported by shallow foundations and joist supported floors. We also anticipate stormwater will be disposed of via seepage beds or swales. SUBSURFACE EVALUATION PROCEDURES STRATA accomplished subsurface exploration on July 1, 2013 via 3 exploratory test pits extending 14.5 to 15 feet below existing ground surface. The approximate exploration locations are illustrated on Plate 1, Exploration Location Plan, which also delineates the proposed development. Test pit locations were established in the field by taping from existing site features. A professional geologist visually evaluated the soil encountered in each test pit and logged the soil profile referencing the USCS. We provide a brief USCS explanation in Appendix 04 www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road . Meridian, Idaho File: B01 3253A Page 3 A to help interpret the terms on individual test pit logs. Individual test pit logs are also provided in Appendix A. The test pits were backfilled with the excavated material to the ground surface following the completion of excavations. SUBSURFACE CONDITIONS We observed topsoil with roots to a depth of approximately 6 to 10 inches below -grade within the test pits excavated. Soil conditions encountered within test pits generally consist of sandy silt, silt with sand silty sand and sandy silt overlying poorly graded gravel with sand and silt. We provide more specific discussion of each soil unit encountered below: Native silt and lean clay — Surficial silt, sandy silt and lean clay was observed at the ground surface to depths ranging between 1.5 to 8.5 feet below existing grades. Surficial soil was described as brown to light tan, medium stiff to hard, and dry to moist. Moderate to strong cementation was observed from depths ranging from 4 to 11 feet below existing grade. Q# Poorly -graded gravel with sand — Below silt soil, we observed poorly -graded gravel with sand to the test pit termination depths of 14.5 to 15 feet. Gravel with sand was described as tan to brown, dense to very dense, and moist. Specific soil contacts and descriptions are further described on individual test pit logs provided as Appendix A to this report, along with a LISCS explanation to assist with test pit log information. Groundwater was not encountered within test pits at the time of exploration. Temporary standpipe piezometers were installed in the excavation for test pits excavated TP -1 and TP -3 for future groundwater monitoring. Groundwater has the potential to vary with seasonal changes in irrigation, precipitation, infiltration and development to the project site. 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 returned soil samples collected in the field to our laboratory for further classification and testing and accomplished laboratory testing referencing ASTM International (ASTM) procedures. We developed our laboratory testing program for this project primarily to evaluate subsurface soil characteristics and engineering properties. Specifically, we accomplished moisture content, minus No. 200 wash and R -value testing. We present laboratory test results on individual test pit logs in Appendix A. R -value graphical results are presented in Appendix B. www. s t rata g e o t e c h. c o m Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 4 We will retain soil samples for 90 days and discard after this time period unless we are notified to store the samples for an extended period of time. GEOTECHNICAL OPINIONS AND RECOMMENDATIONS We present the following geotechnical recommendations to assist planning, design and construction of the proposed Eastwood Subdivision, to be located southwest of the intersection of East Wrightwood Drive and South Locust Grove Road in Meridian, Idaho as illustrated on Plate 1 attached to this report. This report provides geotechnical design criteria for the development which the design and construction teams must review to verify the applicability to the planned construction. We base our recommendations on the results of our field evaluation, laboratory testing, our experience with similar soil conditions and our understanding of the proposed construction. If design plans change or if the subsurface conditions encountered during construction vary from those observed during our field evaluation, we must be notified to review the report recommendations and make necessary revisions. Earthwork Site and Subgrade Preparation We currently do not have a grading plan for the proposed subdivision, but we anticipate final grades will generally be within approximately 1 -foot of existing grades. At the time of exploration, surficial vegetation and organic material was observed to a depth of approximately 6 to 10 inches. We recommend a minimum of 10 inches of topsoil with organic matter be stripped beneath all planned improvements, including structural fill areas. This topsoil is not suitable for use as structural fill and should be wasted or stockpiled on-site for landscape areas. Test pits have been marked in the field with labeled standpipe piezometers or stakes. Test pit locations should be surveyed prior to any earthwork site grading activities for future remediation. Test pits which are located beneath paving, structural fill or building lot areas should be re -excavated and replaced with structural fill in accordance with the recommendations in this report. The stripped subgrade in proposed structural fill, pavement and sidewalk areas should be proof -rolled with a minimum of 5 passes from a heavy 5 -ton roller or equivalent. If weaving or pumping is observed, those areas should be removed and replaced with structural fill. QO www. s t rat a g e ote c h. c o m Eastwood Subdivision 4515 South Locust Grove Road . Meridian, Idaho File: B013253A Page 5 Wet Weather/Soil Construction We strongly recommend earthwork construction take place during dry weather conditions. Silty soils are susceptible to pumping or rutting from heavy loads such as rubber - tired equipment or vehicles when the soil is above optimum moisture content. Earthwork should not be performed immediately after rainfall or until soil can dry sufficiently to allow construction traffic without disturbing the subgrade. During and after achieving subgrade elevation, the contractor must take precautions to protect the subgrade from becoming disturbed or saturated. We recommend the contractor limit construction traffic to any prepared subgrade and reduce exposure to precipitation and water. Specifically, the contractor should: Grade subgrades to aggressively direct surface water away from construction areas that could be adversely affected by infiltration. 0 After adequate moisture conditioning efforts have failed, remove exposed subgrade soil that becomes soft or begins to pump to firm soil and replace it with structural fill as described above for over -excavations. Never attempt structural fill placement during or immediately following a significant precipitation event. Never allow subgrades to freeze or become saturated prior to fill placement. The final subgrade conditions and careful construction procedures are critical to the long-term project performance. We recommend earthwork specifications specifically identify the contractor's responsibility to protect and maintain prepared subgrades. It may improve project economy to retain STRATA to observe the subgrade preparation activities to identify techniques or construction activities that may be attributing to unstable subgrades and contributing to the need for over -excavations. If significant sof /wet soil conditions are encountered, the use of a woven geotextile fabric may be necessary. 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 the weather and moisture conditions during construction, drying 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 impractical during certain weather or soil conditions and we recommend contingencies to remove and replace wet soil. www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 6 Excavation Characteristics Based on exploration results, it appears the 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. Fine to coarse-grained soil is expected to be exposed in excavations throughout the development area and should be temporarily sloped at 1.5HAV (horizontal to vertical). 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 seek appropriate professional guidance to ensure excavation safety and stability Utility Trench Construction Structural fill for backfilling utility trenches and all bedding should conform to Idaho Standards for Public Works Construction (ISPWC) specifications, except that all trench backfill must be placed and compacted to the structural fill requirements presented herein. Loose soil must be removed from the base of utility trenches prior to placing pipe bedding. In addition, if water is encountered, it must be removed from the base of the utility trench before placing pipe bedding. We recommend utility pipes be placed on at least 4 inches of bedding placed over undisturbed native soil, structural fill or otherwise supported according to the pipe manufacturer's specifications and ISPWC requirements. After bedding the pipe, place structural fill and compact it from the pipe invert to 1 -foot above the top of the pipe with tamping bars and/or plate compactors to render the backfill in a firm and unyielding condition. Thoroughly place and compact bedding below pipe haunches or the zone between the pipe invert and the spring line. To accomplish backfilling, the distance between the side of the pipe at the spring line and the trench wall should be at least 12 inches. The remainder of the utility trench should be backfilled in accordance with the Structural Fill section of this report. Structural Fill and Compaction 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 ISPWC material specifications. Project structural fill products are described in Table 1 below. 04 www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 7 Table 1. Structural Fill Specifications and Allowable Use Structural Fill Product e Allowable Use Material Specifications Sieve Size % Passing; General Structural Fill • General site grading • Over -excavation Pavement section granular subbase Soil classified as GP, GW, GM, SP, SW, SM or ML according to the USCS. Maximum particle size must be less than 6 inches. Soil consisting of inert earth materials with < 3 percent organics or other deleterious substances wood, metal,plastic, waste, etc). • Soil classified as GP, GP -GM, GW, according to 6 Inch 100 Granular Structural Fill ® General site grading • Over -excavation the USCS, and meeting the gradation provided. • Soil consisting of inert earth materials with < 3 percent organics or other deleterious substances (wood, metal, plastic, waste, etc). 3 Inch 90-100 No. 4 30-60 No. 200 <10 • Pavement section • Soil meeting requirements stated in the latest granular subbase edition of the Idaho Standard for Public Works Construction (ISPWC), Section 801—Aggregate Subbase. • Soil meeting requirements stated in the latest 1 Inch 100 edition of the Idaho Standard for Public Works 'X Inch 80-100 Utility Trench Bedding Construction (ISPWC), Section 305— Pipe Bedding. 3/8 Inch 20-70 No. 4 5-20 . Soil may not contain particles larger than 1 inch in No. 8 0-5 median diameter and must meet the required gradation. No. 200 0-3 • Soil meeting requirements stated in the latest 1 Inch 100 Aggregate Base Course edition of the Idaho Standard for Public Works % Inch 90-100 • Over -excavations Construction (ISPWC), Section 802—Aggregate • Granular structural fill Base. No. 4 40-65 • Pavement section • Soil may not contain particles larger than 1 inch in No. 8 30-50 base course median diameter and must meet the required gradation. No. 200 3-9 All structural fill from on-site or imported sources should be placed in maximum 10 -inch - thick lifts, and each lift shall be moisture -conditioned to within 3 percent of optimum moisture content and compacted to a minimum of 95 percent of ASTM D 1557 Modified Proctor. The maximum, loose -lift thickness is based on using large, 5- to 10 -ton, smooth -drum vibratory rollers. The maximum loose lift thickness should be reduced where smaller and/or lighter compaction equipment is used. STRATA should be retained to perform field density testing of structural fill to verify contractor compliance with the above minimum compaction criteria. Structural fill with greater than 30 percent retained above the %-inch sieve is too coarse for proctor density testing, but may be used as granular structural fill provided it meets the above specification. Coarse fill must be compacted using a "method specification" developed during construction, based on the material characteristics and the contractor's means and methods. It is common that "method specifications" are developed during construction, specific www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B01 3253A Page 8 to the materials and conditions encountered. At a minimum, STRATA recommends coarse, granular fill be placed in maximum 10 -inch lifts and compacted with 6 complete passes of a 10 - ton vibratory or grid roller. Vibratory rollers must have a dynamic force of at least 30,000 pounds per impact per vibration and at least 1,000 vibrations per minute. Coarse fill must be compacted to a dense, interlocking and unyielding surface. We recommend STRATA review the soil and aggregate material planned for fill use and monitor compaction effort during construction. Geosynthetics If earthwork contractors are unable to achieve subgrade compaction requirements outlined in this report's Site Preparation section, geosynthetic fabrics may be used to improve subgrade support when constructing on soft or wet soil. We recommend woven geosynthetics at pavement subgrade elevation where moisture -conditioning and re -compaction as recommended in the Site Preparation section of this report is not possible due to wet soil conditions. 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 following minimum properties of 700 pounds (CBR Puncture, ASTM D6241) and 200 pounds (Grab Tensile Strength ASTM D4632). STRATA must be consulted prior to using geosynthetics for subgrade stabilization. Further, we recommend contractors carefully review subsurface conditions prior to bidding and recommend the design team include a unit price for woven geosynthetics for the earthwork portion of the project. We recommend non -woven geosynthetic fabrics for filtration and for stormwater facilities. Non -woven fabrics 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). Pavement Section Design General The following flexible asphalt pavement section design is provided referencing the Idaho Transportation Department (ITD) Gravel Equivalent Design Method using Ada County Highway District substitution ratios. STRATA estimated traffic loading and design parameters based on our proposed construction understanding and our understanding of the subsurface conditions. RO www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 9 Traffic and Subgrade The following tables present our traffic loading, geotechnical design parameters and references as well as the resulting flexible pavement section design recommendations. Table 2. Pavement Design Parameters Design Parameter Value Used References Traffic Loading 33,000 ESALS (Local Road, TI=6) Ada County Highway District Standard Design Life 20 years Assumed Sub rade R -value 10 Based on our experience Asphalt Layer Substitution Ratio 1.95 Ada County Highway District Standard Base Course Substitution Ratio 1.1 Ada Count Highway District Standard Subbase Course Substitution Ratio 1.0 Ada County Hi hway District Standard 'equivalent Single Axle Loads (I=SALS). From laboratory test results, and utilizing sandy silt for roadway subgrade, we obtained an R -value of 16. However, for the purposes of our design we used an R -value of 10. To help improve subgrade characteristics, the pavement subgrade should be prepared as recommended in this report's Site Preparation section. Subgrades must be shaped (crowned) and graded to facilitate positive drainage and inverted crowns must be avoided. Asphalt, Aggregate Base Course and Subbase Materials Crushed aggregate base course and granular subbase shall conform to the Structural Fill requirements and be placed directly over a properly prepared subgrade. A woven geotextile should be used for constructability during wet and inclement weather and to increase performance at the subgrade. The woven geotextile should have material properties and be placed as outlined in this report's Geosynthetics section. We recommend STRATA observe final subgrade preparations, geotextile placement and all aggregate placements. Asphalt concrete must be compacted to 92 percent of the maximum density for a Hveem or Superpave mix design. The final traveling surface of asphalt concrete shall meet ISPWC 3/e inch asphalt mix design requirements. Asphalt mix designs and all appropriate aggregate source certificates should be accepted by STRATA at least 5 days prior to initiating asphalt paving. Asphalt construction and final surface smoothness, joints and density should meet ISPWC specifications. If subgrade conditions appear significantly different during construction, traffic loading conditions change or traffic volumes increase, STRATA should be notified to amend our design accordingly. Ry www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B01 3253A Page 10 Pavement Section Thickness STRATA evaluated the pavement sections utilizing the ITD pavement design methodology, soil -engineering parameters from laboratory testing and the estimated traffic - loading conditions. Based on subgrades prepared as recommended and the traffic criteria provided, Table 3 provides the recommended asphalt section for the anticipated pavement application. If subgrade conditions change as design is finalized or during construction, or traffic loading is different than we have assumed, STRATA must review our pavement analyses and resulting sections. Table 3. Asphalt Pavement Design Section Pavement Maintenance We recommend crack maintenance be accomplished on all pavement surfaces every 3 to 5 years to reduce the potential for surface water infiltration into the underlying pavement subgrade. Surface and subgrade drainage are extremely important to the performance of the pavement section. Therefore, we recommend the subgrade, base and asphalt surfaces slope at no less than 2 percent to an appropriate stormwater disposal system or other appropriate location that does not impact adjacent buildings or properties. The pavement's lifespan is dependent on achieving adequate drainage throughout the section, especially at the subgrade elevation. Ponding water at the pavement subgrade surface can induce heaving during the freeze -thaw process. Site Drainage Exterior Grading We recommend the ground surface adjacent to structures slope a minimum of 5 percent away within 10 feet of the structure. The ground surface beyond 10 feet of structures should be sloped at least 2 percent away. Improper management of near -surface water, by not providing an effective grading and drainage design, can result in moisture or water entering foundation areas. Possible sources of near -surface water include pressurized irrigation water, rainwater, snowmelt, or leaking water lines. These water sources can be transmitted to the foundation stem wall and pond beneath the structure via precipitation, roof downspout discharge, and snowmelt. Possible conduits for water to enter into crawlspaces can include loose or porous www.stratageotech.com Asphalt ' Aggregate Base Granular Asphalt Pavement Application [Local Concrete Course (inches) Subbase' (inches) ;'(inches) ; Roads TI = 6 2.5 4.0 12.0 Pavement Maintenance We recommend crack maintenance be accomplished on all pavement surfaces every 3 to 5 years to reduce the potential for surface water infiltration into the underlying pavement subgrade. Surface and subgrade drainage are extremely important to the performance of the pavement section. Therefore, we recommend the subgrade, base and asphalt surfaces slope at no less than 2 percent to an appropriate stormwater disposal system or other appropriate location that does not impact adjacent buildings or properties. The pavement's lifespan is dependent on achieving adequate drainage throughout the section, especially at the subgrade elevation. Ponding water at the pavement subgrade surface can induce heaving during the freeze -thaw process. Site Drainage Exterior Grading We recommend the ground surface adjacent to structures slope a minimum of 5 percent away within 10 feet of the structure. The ground surface beyond 10 feet of structures should be sloped at least 2 percent away. Improper management of near -surface water, by not providing an effective grading and drainage design, can result in moisture or water entering foundation areas. Possible sources of near -surface water include pressurized irrigation water, rainwater, snowmelt, or leaking water lines. These water sources can be transmitted to the foundation stem wall and pond beneath the structure via precipitation, roof downspout discharge, and snowmelt. Possible conduits for water to enter into crawlspaces can include loose or porous www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 11 backfill placed adjacent to foundation walls and loose or porous backfill in utility trenches that extend through or beneath foundations. Providing good drainage as discussed above can be supplemented by using impermeable aprons adjacent to at -grade structures. Impermeable aprons may consist of asphalt or Portland cement pavement that is placed directly adjacent to the foundation stem - walls. An elastomeric sealant should also be considered between aprons and foundation stem - walls to further reduce the potential for moisture to infiltrate the area directly adjacent to foundations. Infiltration Rates We understand on-site stormwater will be retained using subsurface seepage beds or swales. All seepage swales or subsurface disposal beds should be located a minimum 25 feet from buildings foundations to mitigate the potential for stormwater seepage into the foundation wall backfill zone. All infiltration facilities should be extended a minimum of 12 inches into native, non- cemented poorly -graded gravel with sand. Based on test pit exploration, we anticipate excavation depths of 7 to 11 feet may be required to expose gravel soils. We recommend an allowable design infiltration rate of 8 in/hr be utilized for infiltration facilities constructed into non- cemented poorly -graded gravel with sand. Groundwater The appropriate separation between seasonal high groundwater and the base of the stormwater disposal facilities must be maintained. Groundwater was not observed at the time of exploration. Based on our experience, groundwater in the site vicinity is typically related to seasonal irrigation and is likely near the peak elevation in July to August. Therefore, we recommend a seasonal high groundwater level of 15 feet below existing grade be assumed for stormwater facility design. However, this depth is an estimate provided based on conditions encountered during construction and groundwater levels may vary. Therefore, we recommend groundwater monitoring be accomplished throughout the remainder of the irrigation season (July to October) to confirm seasonal high groundwater elevation estimates. STRATA installed a standpipe piezometer within test pits TP -1 and TP -3 to monitor groundwater levels. We recommend STRATA be retained to perform groundwater monitoring to verify the seasonal high groundwater level for subsurface stormwater disposal design. 040 www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 12 GEOTECHNICAL DESIGN CONTINUITY Geotechnical design continuity will be an important aspect of this project's successful completion. In our opinion, geotechnical continuity can occur in 4 stages in the planning, design and construction project aspects. Specifically, we recommend STRATA maintain the geotechnical design continuity in the following aspects: 6 Groundwater Monitoring: The groundwater level should be monitored during the current irrigation season to verify the seasonal high groundwater level beneath the site. Piezometers were installed to monitor groundwater levels. Monitoring typically should be accomplished on a monthly basis between July and October. STRATA remains available to perform groundwater monitoring at your request. Plan and Specification Review: We recommend STRATA be retained to review final design and construction plans and specifications to verify our geotechnical recommendations are incorporated into project bidding and construction documents as well as to provide additional recommendations based on the final design concepts. These efforts can help provide document continuity across the engineering disciplines and reduce the potential for errors as the project concepts evolve. A Construction Observation and Testing: We recommend STRATA be retained to observe site grading and fill compaction testing. Having STRATA provide testing and oversight during this process will reduce the potential for an unforeseen construction error which may ultimately impact the project. STRATA can also provide construction material testing of pavement sections and asphalt surfaces. If we are not retained to perform the recommended services, we cannot be responsible for related construction errors or omissions. EVALUATION LIMITATIONS This report has been prepared to assist project planning design and construction of the proposed Eastwood Subdivision to be located at 4415 South Locust Grove Road in Meridian, Idaho. 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 findings 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 Ro www.stratageotech.com Eastwood Subdivision 4515 South Locust Grove Road Meridian, Idaho File: B013253A Page 13 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 plate and appendix accompany and complete this report: Plate 1: Exploration Location Plan Appendix A: Unified Soil Classification System (USCS) & Exploratory Test Pit Logs Appendix B: R -value graph www.stratageotech.com , i -----I i---- i i ---- n \ I I I I I I I IJ ----_i L--' 1 I I II 1 I I II � it it I I I Ij Ij 1 I II II I I I I I I I I I I 1 I i I I I I 1 LOCUST GROVE ROAD I ^P m N g� � Z 2 q9 n'02� m� G w i i 1 I I II 1 I I II � it it I I I Ij Ij 1 I II II I I I I I I I I I I 1 I i I I I I 1 LOCUST GROVE ROAD I m N g� � Z m� i i wk,51MIloako If 3. MAJOR DIVISIONS GRAPH SYMBOL LETTER SYMBOL TYPICAL NAMES BG Baggie Sample Q'...• GW Well—Graded Gravel, CLEAN California Modified 3—Inch OD Split—Spoon Sample (7-3-07) Gravel—Sand Mixtures. ( ® GP Poorly—Graded Gravel, GRAVELS IIRock v i • . Q Gravel—Sand Mixtures. RG GRAVELS at Time of Drilling GM Silty Gravel, Gravel— Shelby Tube 3—Inch OD GRAVELS Undisturbed Sample Sand—Silt Mixtures. COARSE WITH FINES GC Clayey Gravel, Gravel— Sand—Clay Mixtures. GRAINED ° ° '' �' Well—Graded Sand, SOILSCLEAN SW Gravelly Sand. SANDSSP Poorly—Graded Sand, Gravelly Sand. SANDS Silty Sand, SANDS I SM Sand—Silt Mixtures. WITH FINES \\• SC Clayey Sand, „- Sand—Clay Mixtures. ML Inorganic Silt, Sandy or Clayey Silt. SILTS AND CLAYS Inorganic Clay of Low LIQUID LIMIT `V�._ • CL to Medium Plasticity, LESS THAN 50%Sandy or Silty Clay. OL Organic Silt and Clay of Low Plasticity. FINE GRAINED Inorganic Silt, Mica— SOILS MH ceous Silt, Plastic 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. PT Peat, Muck and Other Highly Organic Soils. BORING LOG SYMBOLS GROUNDWATER SYMBOLS TEST PIT LOG SYMBOLS Shorthand Notation: BGS = Below Existing Ground Surface N.E. = None Encountered Standard 2—Inch ODGroundwater Split—Spoon Sample BG Baggie Sample - After 24 Hours California Modified 3—Inch OD Split—Spoon Sample (7-3-07) Indicates Date of BK Bulk Sample Reading IIRock Core Q Groundwater RG Ring Sample at Time of Drilling Shelby Tube 3—Inch OD Undisturbed Sample Shorthand Notation: BGS = Below Existing Ground Surface N.E. = None Encountered x nim J O O ' ' REMARKS Description w gUSCS m F n (6 o N o Note: BGS = Below Ground �Og SurfaceU U SANDY SILT, (ML) brown, medium ' stiff, moist 1.5 Grass roots 10 Inches BGS ML BG >4.5 BK R. value = 16 LEAN CLAY, (CL) light tan, hard, moist to dry 6 v >4.5 CL 2.5 >4.5 SILT, (ML) light tan, hard, moist to dry >4.5 Moderate cementation from 4.0 to 6.0 BGS 5.0 ML strong cementation from 6.0 to 8.5 feet Difficult excavation from 6.0 to 8.0 BGS 7.5 i Moderate cementation from 8.5 to 11.0 feet BGS SANDY SILT, (ML) brown, dense, moist 3 i ML BG i i 0.0 i Infltration test performed at 11 feet BGS. Infiltration rate =4 POORLY GRADED GRAVEL, With. Sand, (GP) brown, very dense, o' b ��" inches per hour measured. moist 2 U� of a BG 3.8 6.5 12.5 GP qlla jo D� Test Pit Terminated at 14.0 Feet. Piezometer Installed to 14 feet BGS. Client: KM ENGINEEERING Test It Number: TP -1 ,bz.- �XPL®�,�,®� Project: BO13253A Date Excavated: 07-01-2013 �-M Y& TEST PIT LOG Backhoe: CASE 580K Bucket Width: 2' ,. Depth to Groundwater: N.E. Logged By: SW"" Sheet 1 Of 1 JJ v 0- mo 'N 2_ REMARKS USCS Description L._. a Ed :ziE y T m t- Q o w y NN o. o rn 0 d` 'o - -- Note: BGS = Below Ground O �U ul N 7� m �z p �U Surface U n°. SANDY SILT, (ML) brown, stiff, ' moist to dry 2.5 Grass roots to 6 inches BGS ML >4.5 SILT, (ML) tan, hard, moist to dry >4.5 2.5 BG >4.5 >4.5 5.0 Moderate cementation 5 to 8 feet BGS ML 7.5 Strong cementation from 8.0 to 11.0 feet BGS Difficult excavation 8.0 -11.0 i feet BGS i 1 o.a ' °- ' POORLY GRADED GRAVEL, With Sand And Slit, (GP) tan, very dense, moist o 12.5 GP b,b. 9 �b' tl 0� O Test Pit Terminated at 14.0 Feet, Client: KM ENGINEEERING Test Pit Number: TP -2 EXPLORATORY Project: B013253A Date Excavated: 07-01-2013 .� TEST, PIT LOG Backhoe: CASE 580K Bucket Width: 2' '- -' Depth to Groundwater: N.E. Logged By: SW Sheet 1 Of 1 = NN O °1 y J O ^ REMARKS USGS Descriptionm E fT a?m md o Note: BGS =Below Groundw ziO mm o 0 Surface� U 0. SANDY SILT, (ML) brawn, stiff, ' moist to dry Grass roots to 10 inch BGS 2 ML SILT, With Sand, (ML) tan, hard, moist t0 dry >4.5 2.5 >4.5 ML >4.5 Moderate cementation from 4.5 to 6.5 feet BGS 5.0 Strong cementation from 6.0 to 7.0 feet BGS Difficult excavatlori 6.5 to 7.5 feet BGS POORLY GRADED GRAVEL, With Sand, (GP) tan, very dense, moist5 ° J)b: Q p Q, DC. I �1'rl -1 G.0 GP " o Ct,i` 011 i 5:p 12.5 a D' a �a Test Pit Terminated at 13.5 Feet. Piezometer installed to 13.5 feet BGS. Client: KM ENGINEEERING Test Pit Number: TP-3 ---_ iEXPLORATOR Project: B013253A Date Excavated: 07-01-2013 TEST PAI• LOO] Backhoe: CASE 560K Bucket Width: 2' ' "' Depth to Groundwater: N.E. Logged By: SW Sheet 1 Of 1 ®VALU E SCREEN Idaho T 8 Project: Eastwood Subdivision Pointe Project Number: B013253A Client: KM Engineering 224 Lab Number: B13LO714A Sample Identification: TP -1 @ 1.5 - 2 ft 100.1 Date Received: 7/1/13 Sample Classification: Lean Clay Moisture Content, % Date Tested: 7/2-3/13 By: IR/CK 20.3 19.2 SOIL CONSTANTS R VALUE DATA 0.03 0.06 Percolation: None MotTt ' R VALUE: 16 318" No.4 100 100 No. 8 No. 16 0 v 0 � No. 56 No. 160 to K 0 0 0 M � ❑ 4 N o v N N1 a` a 0 0 c nN o a o 0 cn N o 0 0 N O O o Obi ro r � C)V M N � � .- R value Note: This report covers only material as represented by this sample and does not necessarily cover all soil from this layer or source. n MmFF5siom SERVICES CORPORATION Reviewed by: �`idA:z `1 °`44� '-rom 4-A, Ground Ur GRADATION: AASNTO T•11, T27 SCREEN AS ftECEIVEI) P°In[2 Pointe Exudation, PSI 149 224 363 Dry Density, PCF 100.1 102.2 104.1 Moisture Content, % 21.5 20.3 19.2 Exp. Pressure, PSI 0.00 0.03 0.06 GRADATION: AASNTO T•11, T27 SCREEN AS ftECEIVEI) AS TESTED SIZE Yo PASSING %PASSING 4" 3" .fin V, 3/4" 318" No.4 100 100 No. 8 No. 16 No. 30 No. 56 No. 160 No. 200