ApplicationMayor Tammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
To ensure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Jaycee Holman, City Clerk, by:
Transmittal Date: October 7, 2013
Hearing Date: November 7, 2013
File No.: AZ 13-015 & PP 13-030
31 -Oct -13
Request: Public Hearing: Annexation and zoning of 45.34 acres of land with C -G (35.82 acres), R-40 (3.94 acres)
and TN -C (5.58 acres) zoning districts AND Preliminary Plat approval consisting of 49 building lots & 3 common/
other lots on 41.03 acres of land in the proposed C -G, R-40 and TN -C zoning districts for TM Creek
By: SCS Brighton, LLC
Location of Property or Project: SEC of W. Franklin Road and S. Ten Mile 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
(:�WER� Planning Division
COMMISSION & COUNCIL REVIEW APPLICATION
of Review Requested (check all that
.,IKAnnexatiion 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:
File number(s):
A2.-i3r�►5
Project name; iA
Date filed: Date complete:
Assigned Planner: 3,�C � i'ai i `e t
r
Related files:
Hearing date: 11 Commission ❑ Council.
Applicant name `�Fax: b "
Applicant address: 1-2 601 C� f' .v'+'.c -i(' �P3a5e'Zip: E-mail:
Applicant's interest in property: ;�I-.Own ❑ Rent ❑ Optioned ❑ Other
Owner name:
Owner address:
Agent name (e.g., architect, engineer, developer, representative):
Firm name:
Address:
Phone: Fax:
_ Zip: E-mail:
Phone: Fax:
Zip: E-mail:
Primary contact is: $Applicant ❑ Owner ❑ Agent ❑ Other
3
Contact name: ,�CC�..> !��� � ��`'��� Phone t'(z�_d3�—Fax:
dr ;
Contact address: f'Z-1aE't LL+" Cktr}'p_ tr % Zip:' ' - e x �J E-mail:
{ - }
i t'.:�- Ul•�Z 'fiat g e
Subject Property Information i
Location/street address: '..1°.`. ('t>`' t` 'mac' 'r(`tQ alt ii._ a�W_B%
Assessor's pare el number(s) ( ,, 2 dLI; - Z�4z, i
Township, range, section: 1","N, •'= t t F' �'-� Total acreage: ' r-::"
Current land use: Current zoning district: 4VA
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
1 (Ren. 02108/2073)
Project/subdivision name:
General description of proposed project/request:
L -.
Proposed zoning district(s):1 ('s4iE a • r
Acres of each zone proposed: " L°5` ° °�>+--—C"J�.i ^,4r '�� s®, `�"� ° ,� •"`f7 °s
Type of use proposed (check all that apply):
Residential ,Commercial r-loffice ❑ Industrial ❑ Other ,
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within? f(JYOutrv'...w4• r„t! C
Primaryirrigation source: �`��Secondary:
Square footage of landscaped areas to be irrigated (r primary or secondary pant of connection is City water):
*� IA'sG GF 04_5,2 ✓li M EIS Gfl '')'C 'Z 1 Illi Lrt t� lcrtt t•r i t r.`,'
Residential Project Summary (if applicable)
Number of residential units:
Number of building lots: "1' '
Number of common lots: P Number of other lots:
Proposed number of dwelling units (for multi -family developments only):
2 — 3 bedrooms: 4 or more bedrooms:
Minimum square footage of structure(s) (excl. garage):
Minimum property size (s.f):
Gross density (DU/acre-total land):
Percentage of open space provided:
Percentage of qualified open space acreage:
Proposed building height: _
Average property size (s.f.):
Net density (DU/acre-excluding roads & alleys):
Acreage of open space:
(See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Amenities provided with this development (if applicable):
Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhomes
1
❑ Duplexes Multi -family El a -; } d.' 0AJLY a �Ll 144 r --
GGLGGL...... ��.��. n
Non-residential Project Summary (if applicable)
Number of building lots: `i q,
Gross floor area proposed:
Hours of operation (days and
Other lots: , '--> C:VVV& ryvc�tu
Existing (if applicable): 7/4
Building height: e:
Percentage of site/project devoted to the following:
Landscaping: _ • •,C '`a V;�,Building: ' Paving: _'.`..-_. -'
Total number of employees: Number and ages of students/children (if applicable) �t
Total number of parking spaces provided . e' • Number of compact spaces provided:
Y-1
�-+ ` • ` `�
sp.,,
Authorization _
Print applicant name:
Applicant signature:
Date
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.mciidiancity.org
2 (Rer. 02178/2013)
September 18, 2013
Caleb Hood, Planning Manager
City of Meridian Planning Department
City Hall
Meridian, ID 83642
RE: TM Creek Annexation, Zoning & Preliminary Plat Applications
Dear Mr. Hood,
Enclosed are annexation and zoning, and preliminary plat applications for "Ten
Mile Creek," a mixed-use office, retail and high-density residential project to be
platted as "TM Creek." This 41 -acre project is the second parcel of two owned
by SCS Brighton LLC (hereafter Brighton) at the Ten Mile / I-84 interchange and is
located at the southeast corner of the Ten Mile and Franklin Road intersection.
In brief...
Annexation and Zoning
The annexation "parcel" is 45.35 acres in size. The enclosed Addendum details
the zoning proposals and the varied, mixed-use components of the project, all
within zones anticipated, or allowed, by the Ten Mile Interchange Specific Area
Plan; namely:
• C -G, General Retail and Service Commercial 35.82 acres
• TN -C, Traditional Neighborhood Center 5.58 acres
• R-40, High -Density Residential 3.94 acres
Preliminary Plat
The Ten Mile Creek preliminary plat proposes Fifty-two (52) lots -49 building
lots and 3 common lots—on 41.028 acres. The most significant common lot is
the nearly two -acre greenway located along Ten Mile Creek within the heart of
Brighton Corporation 12601 W. Explorer Drive, Suite 200, Boise, Idaho 83713
www.bdghtoitcory.com TeL (208) 378-4000 Fax (208) 377-8962
Page 2 of 2
09/18/2013
the project. Inasmuch as a portion of Ten Mile Creek will remain "open," a
waiver is requested from the UDC 11 -3A -6A.3 requirement for covering the
creek—if such is applicable.
As noted above, much greater detail is provided in the attached Addendum.
Please let us know if you, or your staff, have questions, or require additional
information.
Director of Planning
September 18, 2013
Addendum to the "Ten Mile Creek" Applications
SCS Brighton LLC, (hereafter, Brighton) proposes a mixed-use commercial office, retail
and high-density residential development on approximately 41 acres of land located at the
southeast corner of the Ten Mile Road and Franklin Road intersection in Meridian, Idaho.
As depicted, below, the project will be platted as "TM Creek" for the stream that courses
through it.
The site is located one-quarter mile north of "Ten Mile Crossing," Brighton's 76 -acre
commercial project which was annexed and zoned, and given preliminary plat approval
in 2012.
I
Ten Mile Creek is located within the "Ten Mile Interchan,ee Specific Area Plan"
(hereafter TMISAP) component of the City of Meridian's Comprehensive Plan. The
TMISAP was adopted by the Meridian City Council on June 19, 2007, in anticipation
of the long -planned interchange at Ten Mile Road and Interstate -84.
Ten Mile Interchange Specific Area
ntl
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WEltYl I,I'.ILD) G...... C-11Spnie nw PCE L., n] I PARK)
.......
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Adopted Jun, 11), 2007
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"Mixed Use Commercial (MUC)" is the principal land use proposed by the current
TMISAP for the Ten Mile Creek quadrant. A small area at the southwestern portion of
the site is designated `Lifestyle Center (LC)"—an extension of the Plan's principal land
use designation for the adjacent, intervening (non -Brighton) property—and the
southeasterly corner, which is designated "High Density Residential (HDR). "
ig
Proposed Zoning
Commercial zoning options of the TMISAP include C -G (General Retail and Service
Commercial District) and TN -C (Traditional Neighborhood Center). Both zoning
designations are proposed for the dominant MUC area of Ten Mile Creek as depicted
below. In addition, zoning for the HDR residential component of the project is proposed
to be R-40, High-density Residential.
POB FRANKLIN ROAD
.... 98W 09' W E 1677.99' . ... ..... .
15+14 W 1116 SEC 14
S89° 25'20"E 290.60' - ----NO° 34'40"E
589" 26'49'E 287,44' 33 L
NO" 33-1 1"E 186.46'--�, F
Q ZONE TN -C I
O M NO' 00'00"E 243.81' I N87° 54' 01' E f:
ly CJI 101.03' o
`� ZONE C -G i
9"42' 19"E 44' S89° 51 O6 W
_34'40"W 10 OO'S89° 52'51"E 176.26'----SO"34 40'W 100.00S89"61'06"W 91.91' --,_—NO" 34' 40" E 10.00'
W o �I
I'~ _S89° 51 06 W
N
M1
S62' 27'45V I� ZONE W! i.
91.30' �N61°20'57"W 85.70" '� ,,tt
40.05'- ROW ._.. --..--ROW. R-` 0 �)
566" 50' 21"W 186.46' " C1 /\ N53° 11' 09"W�
C3�� CZ 198.60' z F
14.15
_.-- _-- - ' r
N V1r SEC -14 N86°- AO 15"W 156 20 -"
Zoning by type and area will be as follows:
• C -G, General Retail and Service Commercial 35.82 acres
• TN -C, Traditional Neighborhood Center 5.58 acres
• R-40, High -Density Residential 3.94 acres
3
The Concept Plan
Uses within the C -G zoned areas are proposed to be office and retail, from service and
restaurant pad sites to mid-sized commercial. TN -C zoning lines both sides of Franklin
Crossing Avenue, the north/south "Main Street" from Franklin Road. That street will
eventually connect to Brighton's Ten Mile Crossing project through Treasure Valley
Investments' intervening property.
Design Features
Ten Mile Creek, the stream coursing through the project, presents an opportunity and a challenge.
The opportunity: To provide a public, pedestrian facility in accordance with the City's Pathway
Master Plan and an amenity along the Creek at the heart of the site.
The challenge: To make the Ten Mile / Franklin project "presentation corner" functional and
commercially viable given the conflict between the location of the creek and the approved and
constructed street accesses. Through many site plan iterations, it became obvious that piping a
portion of the creek would be necessary to interconnect the external and internal circulation systems
as depicted below to provide better connectivity and circulation between approved access points for
customers and for emergency services providers.
Three access points were constructed from the site to Ten Mile Road and three to Franklin
Road by the Idaho Transportation Department (ITD) and Ada County Highway District
(ACHD) through their respective Ten Mile Interchange and Franklin Road projects.
Interconnection of the two closest accesses to the corner (above) will necessitate piping
approximately 400 feet of Ten Mile Creek from Franklin Road to the pathway amenity
corridor.
As depicted in red below, the City -required regional pathway will be a widened sidewalk
along Franklin Road to the first entrance, approximately 400 feet east of the intersection,
thence, south to the open creek corridor. From that point, the pathway will become a joint
pedestrian and Nampa -Meridian Irrigation District maintenance access facility to Franklin
Crossing Avenue. From that point easterly, the creek and pathway alignment will be on
property owned by others.
To offset the impact of the piped creek section, the amenity corridor will be significantly
enhanced. The creek bed may be elevated to reduce the "canyon effect" of its current
condition. Alternatively, it may be "pooled" to provide the source for site irrigation. The
embankments on both sides will be cut back and flattened within the limits of the 100 -foot
creek easement for the pathway and maintenance access. Landscaping will be to the extent
allowed by the irrigation district within and adjacent to the easement (follo)ving page).
100'
in
TEN W E CREEK
I�
Ten Mile Creek Corridor Section
REGIONAL PATH
WITH SERVICE
ACCESS.
Franklin Crossing Avenue will be constructed as a "Main Street" from Franklin Road to Ten Mile
Creek with four traffic lanes plus turn lanes and bike lanes. The traffic study (copy enclosed) for Ten
Mile Creek submitted to ACHD substantiates the need to increase traffic capacity from the TMISAP
three -lane with back -in diagonal parking concept. The buildings along Main Street will include one-
story retail structures on the corners adjacent to Franklin Road and two-story structures to the south.
VA
Ten Mile Creek Drive, the east / west street along the southern boundary of the site, cannot
be fully improved until agreements are reached with Treasure Valley Investments, owner of
the adjacent property, to provide its share of the required right-of-way; to share in the costs
of the roadways that will ultimately serve both; and to grant easements for construction of
Franklin Crossing Avenue, the roadway connection from Ten Mile Creek to Ten Mile
Crossing, one-quarter mile to the south.
In the interim, Ten Mile Creek Drive, below„ will be constructed from Ten Mile Road
easterly, to a temporary turnaround at the first drive that connects northerly through the site
to Franklin Road. Brighton will provide the right-of-way for future roadway improvements
to the east concurrent with reciprocal dedication of right of way and cost sharing agreement
with the adjacent property owner.
LV
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In the interim, Ten Mile Creek Drive, below„ will be constructed from Ten Mile Road
easterly, to a temporary turnaround at the first drive that connects northerly through the site
to Franklin Road. Brighton will provide the right-of-way for future roadway improvements
to the east concurrent with reciprocal dedication of right of way and cost sharing agreement
with the adjacent property owner.
LV
Similarly, Franklin Crossing Avenue (belo)v) will terminate temporarily in a turnaround
within Brighton's portion of the right-of-way provided for the future roundabout anticipated
by the TMISAP.
Brighton will provide the right-of-way and roadway improvements for the balance of the
roadway concurrent with reciprocal dedication of right-of-way and cost sharing agreement
with the adjacent property owner. Brighton will work with the City and ACRD to
implement the long -anticipated transportation system.
End Teta Mile Creek Application Narrative
LOCATED IN NW 114 OF SECTION 14, T3N., RAW B.M.
ADA COUNTY, IDAHO
POE FRANKLIN ROAD
10 11 N89° 09' SOW
_889° OB' 50'E 1328.99'_ _ _
. 1329.00• . . - .. .
- - —
W 1116 SEC 14 N 114 SEC 14
—� ASO° 34'40"W 89.00'
CURRENT ZONE: RUT la
0 PROPOSED ZONE: C-G,TN-C & R-40
w 1,975,231 SF 24s.o1'
45.34 AC
a�
o prt SO° 34'40'W 120.00'
Z z
W - - — 9h- —art N69° 51'06"E 249.02' m
S62' 27'45"W
91.37
/-N"' 20'67'W 85.70'
N89° 26' 21"W 40.0.5' o
-SEW 60'21W 186.46' C1� N53° 11'09'W 198.67 I
lcs C2 \ h
SO° 33,39,50,w 14.15 1-
i N 1/16 SEC 14 86746
15"W 156.20' N69° t0' 4TW 371.89'
0
N50° 58' 33"W 17.95' N89° 11' 04"W 249.7
IIN 114
offolvilliffink W-51
SCALE:
1"=403'
BRIGHTON
CORPORATION
KELLY
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CURVE TABLE
CURVE#
LENGTH
RADIUS
DELTA
TANGENT
CHORD
I BEARING
Cl
68.61
69.99
56°1011
37.35
65.90
N69°28'39 -W
C2
107.70
199.99
30151116"
55.19
106.40
877°63'45-W
C3
92.42
199.99
26°28'40"
47.06
91.60
SBO'05'03"W
POE FRANKLIN ROAD
10 11 N89° 09' SOW
_889° OB' 50'E 1328.99'_ _ _
. 1329.00• . . - .. .
- - —
W 1116 SEC 14 N 114 SEC 14
—� ASO° 34'40"W 89.00'
CURRENT ZONE: RUT la
0 PROPOSED ZONE: C-G,TN-C & R-40
w 1,975,231 SF 24s.o1'
45.34 AC
a�
o prt SO° 34'40'W 120.00'
Z z
W - - — 9h- —art N69° 51'06"E 249.02' m
S62' 27'45"W
91.37
/-N"' 20'67'W 85.70'
N89° 26' 21"W 40.0.5' o
-SEW 60'21W 186.46' C1� N53° 11'09'W 198.67 I
lcs C2 \ h
SO° 33,39,50,w 14.15 1-
i N 1/16 SEC 14 86746
15"W 156.20' N69° t0' 4TW 371.89'
0
N50° 58' 33"W 17.95' N89° 11' 04"W 249.7
IIN 114
offolvilliffink W-51
SCALE:
1"=403'
BRIGHTON
CORPORATION
KELLY
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LEGAL DESCRIPTION
TM Creek Annexation Legal
Being a portion of NW 1/4 of Section 14 Township 3 North, Range 1 West, Boise Meridian, Ada County,
Idaho described as:
Commencing at the northwest corner of said Section 14;
running thence along the north line of said Section 14 S89109'50"E 1577.99 feet;
thence S00°34'40"W 704.71 feet to the north line of Ten Mile Stub Drain;
thence along said north line S89°51'06"W 249.02 feet to the east line of the NW 1/4NW 1/4 of said Section 14;
thence along said along said east line S00°34'40"W 120.00 feet to the south line of said Ten Mile Stub;
thence along said south line N89'5 1'06"E 249.02 feet;
thence S00034'40"W 503.95 feet to the south line of the NEI/4NW 1/4 of said Section 14;
thence along said south line N89°11'04"W 249.00 feet to the SE corner of the NWl/4NW1/4 of said Section 14;
thence along the south line of said NWIANWI/4 N89°10'41"W 371.69 feet to the centerline of the Kennedy
Lateral;
thence along said centerline the following nine (9) courses,
(1) N50°58'33'W 17.95 feet;
thence (2) N53°11'09"W 198.60 feet;
thence (3) N61°20'57' W 85.70 feet to a point of curve;
thence (4) along said curve to the left 68.61 feet(Curve Data: Radius=69.99 feet, Delta=56°10' 12", chord bears
N89°26'39"W 65.90 feet);
thence (5) S62°27'45"W 91.30 feet to a point of curve;
thence (6) along said curve to the right 107.70 feet(Curve Data: Radius=199.99 feet, Delta=30°51' 16", chord
bears S77°53'45"W 106.40 feet);
thence (7) N86'40'1 5"W 156.20 feet to a point of curve;
thence (8) along said curve to the left 92.42 feet(Curve Data: Radius=199.99 feet, Delta=26°28'40", chord bears
S80005'03"W 91.60 feet);
thence (9) S66°50'21 "W 186.46 feet to the intersection of the centerline of said of Kennedy Lateral and the
easterly right of way of Ten Mile Rd.;
thence N89°26'21 "W 40.05 feet to the west line of said Section 14;
thence along said west line N00°33'39"E 1314.93 feet to the point of beginning.
Parcel Contains 45.34 Acres more or less.
Basis of Bearing
North section line of the NWI/4 of Section 14 Commencing at the Northwest corner of Section 14; thence
S89°09'50"E, a distance of 2657.99 feet to the N 1/4 of Section 14
%,y 01
\'N/x'-
'- -- G.
Legal Description, Page I of 1
SO° 50' 10'N7 10.00'
`BBB° OB' S0 70.00' NO° 50' 10°EE 70.00'
889' 09' S0"E 44.3T
889-09'60'E 176.45' N8B° 22' 59"E 9.64'
011
SO -60-10'W 7.41'
10 11 889°09'50'E 2657.99'
15 14 1328.88'
SB9° OT IWE 158.24'
NO' 33'20'E 100.00'x--' d _n
N7'40- 57"E 80.82' N45°09'55'E� n n
�,� 23_06_ rn I I 1
I I I L NI4°2
PhI I S68° 42'441
m
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ry I \ \
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---
N89° 41' 68"E 4.3¢' —Ph a a 2
Pa
N20'W 47.72' j—"
N3 —
N3.3131' S0"E 66.88' — —566° 50' 21"W 1064ifi' I I
N38°4VOB"E 44.90' ---1-2 N86°40'151W 1560'
N3°39'43"E 124.63' ply
ROW
N 13'E 9
N0'3 — ,
NO° 33' STE 4AV G
4.41' � 03 2
N88°20'17'W 16.21' S62°2T45'W 91.30' R
N3° 39' 43"E 21.08' N 1146 SEC 14 N61° 20' 571W 85.70
N53° 11' 09°W 198.60'
o N50° 58'33"W 17.95'
m
N89' 10'41'W
N 1/4
126.76' I
I I I
vj
SCALE:
1"=400'
rS0° 34' 40"W 18.00'
I SO° 34' 40"W 71.00
1329.00'
W iH88EC id N V4 SEC 14
POB
144.49_ SB9° 09' 50--E 249.00'
PI
— — —Ph -1
i}S89° 51'02'W 249.01-
30' 34'40'W 10.00'
SO° 34' 40"W 100.00 -
SO' 34' 40'W 10.00'
0
� N89° b1' O6"E 249.02'
—PR �
04"W 249.00'
T p�y�. r: i
BRIGHTON
p'jpI
- HTON
CORPORATION
',1KELLER
J associates
`=
1815W 6R AVBMN,5wl0A
Mean. Maryo 616p2
(4081486183E
CURVE TABLE
CURVE#
DELTA
TANGENT
CHORD
BEARING
Cl
56°10'12'
37.35
65.90
N89° 26'39'WC2
FLENGTHJMDIUS
30°51'16"
55.19
108.40
577°53'46"W
C3
26°28'40°
47.O5
91.60
880° 05' 03W
C4
0°0914'
9.77
18.55
N2° 55'59"E
SO° 50' 10'N7 10.00'
`BBB° OB' S0 70.00' NO° 50' 10°EE 70.00'
889' 09' S0"E 44.3T
889-09'60'E 176.45' N8B° 22' 59"E 9.64'
011
SO -60-10'W 7.41'
10 11 889°09'50'E 2657.99'
15 14 1328.88'
SB9° OT IWE 158.24'
NO' 33'20'E 100.00'x--' d _n
N7'40- 57"E 80.82' N45°09'55'E� n n
�,� 23_06_ rn I I 1
I I I L NI4°2
PhI I S68° 42'441
m
1p
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ry I \ \
Iw I ?
pI Ph — —P
---
N89° 41' 68"E 4.3¢' —Ph a a 2
Pa
N20'W 47.72' j—"
N3 —
N3.3131' S0"E 66.88' — —566° 50' 21"W 1064ifi' I I
N38°4VOB"E 44.90' ---1-2 N86°40'151W 1560'
N3°39'43"E 124.63' ply
ROW
N 13'E 9
N0'3 — ,
NO° 33' STE 4AV G
4.41' � 03 2
N88°20'17'W 16.21' S62°2T45'W 91.30' R
N3° 39' 43"E 21.08' N 1146 SEC 14 N61° 20' 571W 85.70
N53° 11' 09°W 198.60'
o N50° 58'33"W 17.95'
m
N89' 10'41'W
N 1/4
126.76' I
I I I
vj
SCALE:
1"=400'
rS0° 34' 40"W 18.00'
I SO° 34' 40"W 71.00
1329.00'
W iH88EC id N V4 SEC 14
POB
144.49_ SB9° 09' 50--E 249.00'
PI
— — —Ph -1
i}S89° 51'02'W 249.01-
30' 34'40'W 10.00'
SO° 34' 40"W 100.00 -
SO' 34' 40'W 10.00'
0
� N89° b1' O6"E 249.02'
—PR �
04"W 249.00'
T p�y�. r: i
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Mean. Maryo 616p2
(4081486183E
LEGAL DESCRIPTION
TM Creek Plat Boundary
Part of the NW I/4 of Section 14 Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho
described as:
Beginning at the intersection of the southerly right of way of Franklin Rd, and the easterly line of said
NWl/4NW1/4, said intersection being S00°34'40"W 71.00 feet along said easterly line from the northeast
corner of said NW I/4NW I/4 of Section 14, said northeast corner being S89°09'50"E 1328.99 feet from the
northwest corner of said Section 14,
Running thence along said east line ofNWI/4NW1/4 S00°34'4011W 18.00 feet;
thence S89°09'50"E 249.00 feet;
thence S00°34'40"W 615.71 feet to the north line of Ten Mile Stub Drain;
thence along said north line S89°51'06"W 249.02 feet;
thence S00°34'40"W 120.00 feet to the south line of Ten Mile Stub Drain;
thence along said south line N89'5 1'06"E 249.02 feet;
thence S00°34'40"W 503.95 feet to the south line of NEI/4NWl/4 of said Section 14;
thence along said south line N89° 11'04"W 249.00 feet to the southeast corner of NW I/4NW 1/4 of said Section
14;
thence along the south line of said NW I/4NW 1/4 N89'10'41 "W 371.69 feet to the centerline of the Kennedy
Lateral;
thence along said centerline the following nine (9) courses,
(1) N50°58'33' W 17.95 feet;
thence (2) N5301 1'09"W 198.60 feet;
thence (3) N61'20'57'W 85.70 feet to a point of curve;
thence (4) along said curve to the left 68.61 feet(Curve Data: Radius=69.99 feet, Delta=56°I0' 12", chore! bears
N89026'39"W 65.90 feet);
thence (5) S62°27'45"W 91.30 feet to a point of curve;
thence (6) along said curve to the right 107.70 feet(Curve Data: Radius=199.99 feet, Delta=30°51'16", chord
bears S77°53'45"W 106.40 feet);
thence (7) N86'40'1 5"W 156.20 feet to a point of curve;
thence (8) along said curve to the left 92.42 feet(Curve Data: Radius=199.99 feet, Delta=26°28'40", chord bears
S80005'03"W 91.60 feet);
thence (9) S66°50'21 "W 186.46 feet to the intersection of the centerline of said of Kennedy Lateral and the
easterly right of way of Ten Mile Rd.;
thence along said right of way the following thirteen (13) courses,
(1) NO3°39'43'E 21.08 feet;
thence (2) N86'20'1 TV 16.21 feet;
thence (3) N00°33'57"E 4.41 feet;
thence (4) N10°47' 13"E 92.31 feet;
thence (5) NO3°39'43"E 124.63 feet;
thence (6) N38°48'09"E 44.90 feet;
thence (7) NO3°3I'5011E 66.88 feet;
thence (8) N49°2612011W 47.72 feet to point of curve a non -tangent curve
thence (9) along said curve to the left 19.55 feet(Curve Data: Radius=7272.00 feet, Delta=00°09' 14", chord
bears NO2°55'59"E 19.55 feet);
thence (10) N89°41'58"E 4.36 feet;
thence (11) N00°33'39"E 652.21 feet;
Legal Description, Page l of 2
thence (12) N07°40'57"E 80.62 feet;
thence (13) N00°33'20"E 100.00 feet;
thence N45°09'55"E 23.06 feet to the southerly right of way of Franklin Rd.;
thence along said southerly right of way the following sixteen (16) courses,
(1) S89°09'50"E 176.45 feet;
thence (2) S00°50' 10"W 10.00 feet;
thence (3) S89009'50"E 70.00 feet;
thence (4) N00°50' 10"E 10.00 feet;
thence (5) S89°09'50"E 44.37 feet;
thence (6) N88°22'59"E 9.64 feet;
thence (7) S00°50'10"W 7.41 feet;
thence (8) S89°09'50"E 61.72 feet;
thence (9) S84°35'06"E 113.53 feet;
thence (10) S88°42'44"E 128.76 feet;
\,\PL LAN®
94.58 feet;
thence (11) N84°21'17"E
thence (12) N87°36'21 "E 180.08 feet;
thence (13) S83°20'17"E 144.49 feet;
1122.14.
thence (14) S89°07' 16"E 158.24 feet;
thence (15) N00°34'40"E 12.05 feet;
thence (16) S89°09'50"E 75.00 feet to the Point of Beginning.
Parcel Contains 41.028 Acres more or less.
Basis of Bearing
North section line of the NWl/4 of Section 14 Commencing at the Northwest corner of Section 14; thence
S89°09'50"E, a distance of 2657.99 feet to the NI/4 of Section 14
Legal Description, Page 2 of 2
MAP CHECK
North: 707068.1786' East: 2445281.2865'
Segment #1 : Line
Course: SO' 34'40.15"W Length: 18.000'
North: 707050.1795' East: 2445281.1050'
Segment #2 : Line
Course: 589° 09'50.34"E Length: 248.997'
North: 707046.5465' East: 2445530.0755'
Segment #3 : Line
Course: SO* 34'40.49"W Length: 615.707'
North: 706430.8708' East: 2445523.8652'
Segment #4 : Line
Course: S89° 51'02.15"W Length: 249.014'
North: 706430.2215' East: 2445274.8521'
Segment#5 : Line
Course: SO' 34'40.15"W Length: 10.000'
North: 706420.2220' East: 2445274.7512'
Segment #6 : Line
Course: SO* 34'40.15"W Length: 99.995'
North: 706320.2321' East: 2445273.7428'
Segment#7 : Line
Course: SO° 34' 40.15"W Length: 10.001'
North: 706310.2316' East: 2445273.6420'
Segment #8 : Line
Course: N890 51'06.49"E Length: 249.018'
North: 706310.8757' East: 2445522.6591'
Segment #9 : Line
Course: SO' 34'40.49"W Length: 503.949'
North: 705806.9523' East: 2445517.5761'
Segment #10 : Line
Course: N89° 11'03.65"W Length: 249.000'
North: 705810.4969' East: 2445268.6014'
Segment #11 : Line
Course: N89° 10'41.04"W Length: 371.685'
North: 705815.8287' East: 2444896.9546'
Segment#12 : Line
Course: N50° 58'32.50"W Length: 17.953'
North: 705827.1328' East: 2444883.0073'
Segment #13 : Line
Course: N53° 11'08.50"W Length: 198.600'
North: 705946.1386' East: 2444724.0118'
Segment#14 : Line
Course: N610 20'56.50"W Length: 85.700'
North: 705987.2294' East: 2444648.8051'
Segment#15 : Curve
Length: 68.615' Radius: 69.990'
Delta: 56.1701 (d) Tangent: 37.348'
Chord: 65.900' Course: N89° 26' 38.50"W
Course In: S280 38' 27.64"W Course Out: N27° 31'44.65"W
RP North: 705925.8034' East: 2444615.2575'
End North: 705987.8689' East: 2444582.9082'
Segment #16 : Line
Course: 562° 27'45.50"W Length: 91.300'
North: 705945.6584' East: 2444501.9517'
Segment#17 : Curve
Length: 107.697' Radius: 199.990'
Delta: 30.8543 (d) Tangent: 55.188'
Chord: 106.400' Course: S77° 53'45.50"W
Course In: N27° 31' 52.32"W Course Out: S30 19'23,32"W
RP North: 706123.0014' East: 2444409.5100'
End North: 705923.3477' East: 2444397.9171'
Segment #18 : Line
Course: N86° 40' 14.50"W Length: 156.200'
North: 705932.4190' East: 2444241.9807'
Segment#19 : Curve
Length: 92.420' Radius: 199.990'
Delta: 26.4778 (d) Tangent: 47.050'
Chord: 91.600' Course: S80° OS' 03.50"W
Course In: S3° 19' 23.46"W Course Out: N23° 09' 16.46"W
RP North: 705732.7653' East: 2444230.3877'
End North: 705916.6456' East: 2444151.7490'
Segment #20 : Line
Course: S66° 50'21.50"W Length: 186.456'
North: 705843.3103' East: 2443980.3204'
Segment#21 : Line
Course: N3° 39'43.50"E Length: 21.078'
North: 705864.3453' East: 2443981.6667'
Segment #22 : Line
Course: N86° 20' 16.50"W Length: 16.210'
North: 705865.3806' East: 2443965.4898'
Segment#23 : Line
Course: NO* 33'57.50"E Length: 4.410'
North: 705869.7904' East: 2443965.5333'
Segment #24 : Line
Course: N10° 47'13.50"E Length: 92.310'
North: 705960.4693' East: 2443982,8101'
Segment #25 : Line
Course: N3° 39'43.00"E Length: 124.630'
North: 706084.8448' East: 2443990.7701'
Segment #26 : Line
Course: N38° 48'09.50"E Length: 44.900'
North: 706119.8358' East: 2444018.9062'
Segment#27 : Line
Course: NY 31'50.50"E Length: 66.880'
North: 706186.5888' East: 2444023.0249'
Segment #28 : Line
Course: N49° 26' 20.00"W Length: 47.720'
North: 706217.6192' East: 2443986.7714'
Segment #29 : Curve
Length: 19.546' Radius: 7272.000'
Delta: 0.1540 (d) Tangent: 9.773'
Chord: 19.546' Course: N2° 55'59.00"E
Course In: N86° 59' 23.80"W Course Out: S87° 08' 38.20"E
RP North: 706599.4807' East: 2436724.8044'
End North: 706237.1396' East: 2443987.7716'
Segment #30 : Line
Course: N89° 41'58.00"E Length: 4.358'
North: 706237.1624' East: 2443992.1295'
Segment #31 : Line
Course: NO' 33'39.50"E Length: 652.205'
North: 706889.3362' East: 2443998.5150'
Segment #32 : Line
Course: N7° 40'56.66"E
Length: 80.620'
North: 706969.2325'
East: 2444009.2925'
Segment #33 : Line
Course: NO* 33' 19.66"E
Length: 100.000'
North: 707069.2278'
East: 2444010.2619'
Segment #34 : Line
Course: N45° 09'54.66"E
Length: 23.060'
North: 707085.4867'
East: 2444026.6147'
Segment #35 : Line
Course: 5890 09'50.34"E
Length: 176.452'
North: 707082.9121'
East: 2444203.0479'
Segment #36 : Line
Course: SO* 50'09.66"W Length: 10.001'
North: 707072.9122' East: 2444202.9020'
Segment#37 : Line
Course: S89° 09'50.34"E Length: 70.000'
North: 707071.8908' East: 2444272.8946'
Segment #38 : Line
Course: NO' 50'09.66"E Length: 10.001'
North: 707081.8907' East: 2444273.0405'
Segment #39 : Line
Course: 5890 09'50.34"E Length: 44.370'
North: 707081.2433' East: 2444317.4058'
Segment #40 : Line
Course: N88° 22'5&66"E Length: 9.639'
North: 707081.5153' East: 2444327.0409'
Segment #41 : Line
Course: SO° 50' 09.75"W Length: 0.003'
North: 707081.5123' East: 2444327.0409'
Segment #42 : Line
Course: SO' 50'09.66"W Length: 7.410'
North: 707074.1031' East: 2444326.9328'
Segment #43 : Line
Course: S89°09'50.69"E Length: 61.715'
North: 707073.2028' East: 2444388.6412'
Segment #44 : Line
Course: S84° 35'06.34"E Length: 113.530'
North: 707062.4893' East: 2444501.6646'
Segment #45 : Line
Course: S88° 42'44.34"E Length: 128.760'
North: 707059.5957' East: 2444630.3921'
Segment #46 : Line
Course: N84° 21'16.66"E Length: 94.580'
North: 707068.8996' East: 2444724.5133'
Segment #47 : Line
Course: N87° 36'20.66"E Length: 180.080'
North: 707076.4226' East: 2444904.4361'
Segment#48 : Line
Course: S83° 20'17.34"E Length: 144.490'
North: 707059.6604' East: 2445047.9505'
Segment #49 : Line
Course: 589° 07' 16.34"E Length: 158.240'
North: 707057.2334' East: 2445206.1719'
Segment#50 : Line
Course: NO* 34'40.15"E Length: 12.040'
North: 707069.2728' East: 2445206.2933'
Segment#51 : Line
Course: S89° 09'50.00"E Length: 75.001'
North: 707068.1784' East: 2445281.2864'
Perimeter: 6224.545' Area: 1787176.14 Sq. Ft.
Error Closure: 0.0003 Course: S24° 50'36.91"W
Error North: -0.00027 East: -0.00013
Precision 1:20732380.000
LOCATED IN NW 1/4 OF SECTION 14, T3N., R.1 W B.M.
ADA COUNTY, IDAHO
SCALE:
1"=400'
POB FRANKLIN ROAD
10111
589°D9'60'E 1577.99'
s
15 14 1IN 1/18SEC 14
.-1 N 114 SFC 19
_.�p4..� C �. 589'26'2D'E 290.80'
a n 1 I I i _ I NV 34' 40"E 294.20
d r _ _ _
P4, S8B°28'49"E 287.441 —ph
I
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NO* 33' 1,"E 186.45'
pl—
Q p _ph ZONE TN C h
® ? ` NO°00'00'E 24381'—\r_. 1
N m _ q N87 54 01 E
? 3
Lu ZONE C -G & ID, D3 ph y
N89 42',9'E
C6 41.414V 689° 51 06"W 249.01'
`�a \ 50' 34' 40'W 10.00
�SB9' 52' 51 E 176.26'
o - - - Ph - p - - - p11. 3D°34'4WIN 100.00'
z eh 588° W 91.91
Z I — =.` NO°34'40"E 10.00'
i d a pl
�Pa- 589°51'06'W 249.02-
-S62'27
49.02'-582°2] 45"W I � Ian Ir LN
91.3tl N81°20'57"W 85.70'1 AFI ONE
I w
N89° 28' 21"W 40.05' -ROW I m R-40 0
'ROW
S66°50'21"W 186.46' Cl \ NOB'WI n
C3 198.878.60. 0
G2
60°33'38"W 14.15 — 1 �
N 1118 SEC 14 6' 40'15—W 156.20' — —
N50-58-33" 17.95' S89° 11'04"E 249.00'
N89° 10' 41"W 279.99'
S89° 10'41 "E 91.77
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LEGAL DESCRIPTION MAP FOR TM CREEK
CURVETABLE
CURVES
I LENGTH
RADIUS
DELTA
TANGENT
CHORD
BEARING
Cl
68.61
69.99
66°10'12'
37.35
65.90
NB9°26'39NV
C2
107.70
199.99
30'51'16"
55.19
106.40
S77°53'45'W
C3
92.42
199.99
26°2B'40'
47.05
91.60
S80'05'03'W
C5
7.90
270.00
1°40'33"
3.95
7.90
S89° 02'34"E
SCALE:
1"=400'
POB FRANKLIN ROAD
10111
589°D9'60'E 1577.99'
s
15 14 1IN 1/18SEC 14
.-1 N 114 SFC 19
_.�p4..� C �. 589'26'2D'E 290.80'
a n 1 I I i _ I NV 34' 40"E 294.20
d r _ _ _
P4, S8B°28'49"E 287.441 —ph
I
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NO* 33' 1,"E 186.45'
pl—
Q p _ph ZONE TN C h
® ? ` NO°00'00'E 24381'—\r_. 1
N m _ q N87 54 01 E
? 3
Lu ZONE C -G & ID, D3 ph y
N89 42',9'E
C6 41.414V 689° 51 06"W 249.01'
`�a \ 50' 34' 40'W 10.00
�SB9' 52' 51 E 176.26'
o - - - Ph - p - - - p11. 3D°34'4WIN 100.00'
z eh 588° W 91.91
Z I — =.` NO°34'40"E 10.00'
i d a pl
�Pa- 589°51'06'W 249.02-
-S62'27
49.02'-582°2] 45"W I � Ian Ir LN
91.3tl N81°20'57"W 85.70'1 AFI ONE
I w
N89° 28' 21"W 40.05' -ROW I m R-40 0
'ROW
S66°50'21"W 186.46' Cl \ NOB'WI n
C3 198.878.60. 0
G2
60°33'38"W 14.15 — 1 �
N 1118 SEC 14 6' 40'15—W 156.20' — —
N50-58-33" 17.95' S89° 11'04"E 249.00'
N89° 10' 41"W 279.99'
S89° 10'41 "E 91.77
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LEGAL DESCRIPTION MAP FOR TM CREEK
LEGAL DESCRIPTION
TM Creek C -G Zone Description
Being a portion of NWl/4 of Section 14 Township 3 North, Range 1 West, Boise Meridian, Ada County,
Idaho described as:
Commencing at the northwest corner of said Section 14;
running thence along the north line of said Section 14 S89°09'50"E 1577.99 feet;
thence S00°34'40"W 294.20 feet;
thence N89°25'20"W 290.60 feet;
thence N89°26'49"W 287.44 feet;
thence S00°33'11"W 186.45 feet;
thence S00°00'00"W 243.81 feet to a point of non -tangent curve;
thence along said curve to the left 7.90 feet (Curve Data: Radius=270.00 feet, Delta=1°40'33", chord bears
S89002'34"E 7.90 feet);
thence S89°50'35"E 187.17 feet;
thence S89°52'51 "E 176.26 feet;
thence N87°54'01 "E 101.03 feet;
thence N89°42'19"E 41.44 feet to the east line of the NWl/4NW1/4;
thence along said east line S00°34'40"W 100.00 feet;
thence S89'5 1'06"W 91.91 feet;
thence S00°33'18"E 508.21 feet to the south line of said NWl/4NW1/4;
thence along said south line N89°10'41 "W 279.99 feet to the centerline of the Kennedy Lateral;
thence along said centerline the following nine (9) courses,
(1) N50°58'33'W 17.95 feet;
thence (2) N53'1 1'09"W 198.60 feet;
thence (3) N61 °20'57' W 85.70 feet to a point of curve;
thence (4) along said curve to the left 68.61 feet(Curve Data: Radius=69.99 feet, Delta=56"10' 12", chord bears
N89026'39"W 65.90 feet);
thence (5) S62°27'45"W 91.30 feet to a point of curve;
thence (6) along said curve to the right 107.70 feet(Curve Data: Radius= 199.99 feet, Delta=30°51' 16", chord
bears S77°53'45"W 106.40 feet);
thence (7) N86040'1 5"W 156.20 feet to a point of curve;
thence (8) along said curve to the left 92.42 feet(Curve Data: Radius= 199.99 feet, Delta=26°28'40", chord bears
S80005'03"W 91.60 feet);
thence (9) S66°50'21 "W 186.46 feet to the intersection of the centerline of said of Kennedy Lateral and the
easterly right of way of Ten Mile Rd.;
thence 2eli'Section 14;beginning.. fr
o8\�thence alongsaid west ne N00°3339"E 1314.93 feet to the point of "�5 SG
�a�9L
Parcel Contains 35.82 Acres more or less.
t� �`� �24� �� �
s
Basis of Bearing ��`� �
North section line of the NW 1/4 of Section 14 Commencing at the Northwest corner of Section 14; thence
S89°09'50"E, a distance of 2657.99 feet to the NI/4 of Section 14
Legal Description, Page I of I
LEGAL DESCRIPTION
TM Creek R-40 Zone Boundary
Part of the NW I/4 of Section 14 Township 3 North, Range I West, Boise Meridian, Ada County, Idaho
described as:
Beginning at point on the south line of Ten Mile Drain Stub, point being S89°09'50"E 1577.99 feet along the
Section line and S00°34'40"W 824.71 feet from the northwest corner of said Section 14,
Running thence along said south line S89°51'06"W 249.02 feet to the east line of the NW 1/4NW 1/4 of said
Section 14;
thence along said east line N00°34'40"E 10.00 feet;
thence S89'5 1'06"W 91.91 feet;
thence S00°33'18"W 508.21 feet to the south line of said NWI/4NW1/4 of said Section 14;
thence along said south line S89°10'41 "E 91.70 feet to the southwest corner of the NEI/4NW I/4;
thence along the south line of said NEI/4NW1/4 S89°11'04"E 249.00 feet;
thence N00°34'40"E 503.95 feet the Point of Beginning.
Parcel Contains 3.94 Acres more or less.
Basis of Bearing
North section line of the NW 1/4 of Section 14 Commencing at the Northwest corner of Section 14; thence
S89°09'50"E, a distance of 2657.99 feet to the N1/4 of Section 14
122114
`` f.ca
G.
Legal Description, Page 1 of I
LEGAL DESCRIPTION
TM Creek TN -C Zone Boundary
Part of the NWl/4 of Section 14 Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho
described as:
Beginning at point being S89°09'50"E 1577.99 feet along the Section line and S00°34'40"W 294.20
feet from the northwest corner of said Section 14,
Running thence N89°25'20"W 290.60 feet;
thence N89°26'49"W 287.44 feet;
thence S00°33'11"W 186.45 feet;
thence S00°00'00"W 243.81 feet to a point of a non -tangent curve;
thence along said curve to the left 7.90 feet (Curve Data: Radius -270.00 feet, Delta=1°40'33", chord bears
S89002'34"E 7.90 feet);
thence S89°52'51"E 176.26 feet;
thence N87°54'01 "E 101.03 feet;
thence N89°42'19"E 41.44 feet to the east line of the NW1/4NW1/4 of said Section 14;
thence along said cast line N00°34'40"E 10.00 to the north line of Ten Mile Stub Drain;
thence along said north line N89°51'06"E 249.02 feet;
thence N00°34'40"E 410.51 feet the Point of Beginning.
Parcel Contains 5.58 Acres more or less.
Basis of Bearing
North section line of the NW 1/4 of Section 14 Commencing at the Northwest corner of Section 14; thence
S89°09'50"E, a distance of 2657.99 feet to the N1/4 of Section 14
G.
Legal Description, Page 1 of 1
F.
ADA COUNTY RECORDER Christopher D. Rich AMOUNT 31.00 I
BOISE IDAHO 12 112 12;49 PM p
DEPUTY Gall -REQUEST
EQ ES III lillilllllllllilll�illlllllllllill
RECORDED -REOUESTOF 112137189 I
When recorded, please return to:
Brighton Investments
SCS Brighton LLC
12601 W. Explorer Drive, Suite 200
Boise, Idaho 63713
Attn. Legal
GENERAL WARRANTY DEED
[Ten Mile Land (excluding Calnon)]
FOR VALUE RECEIVED, the receipt and sufficiency of which is hereby acknowledged,
STEVEN C. SMITH, an individual, with an address of 2274 W. Clearvue Court, Eagle, Idaho
83616, as stated above, with an undivided fifty percent (50%) tenancy in common interest, and
BRIGHTON INVESTMENTS, LLC, an Idaho limited liability company, with an address of 2101
W. Clearvue Court, Eagle, Idaho 83616, with an undivided fifty percent (50%) tenancy in
common interest (collectively °Grantor") do hereby grant, bargain, sell, and convey unto SCS
BRIGHTON LLC, an Idaho limited liability company ("Grantee"), with the address above, all of
Grantor's right, title and interest in that certain real property located in Ada County, Idaho,
legally described on Exhibit A, attached hereto and incorporated herein ("Premises").
TO HAVE AND TO HOLD the Premises, with its appurtenances unto Grantee, and
Grantee's successors and assigns forever, together with all water and water rights, ditch or
irrigation company shares, streets, alleys and rights of way adjacent thereto, all mineral rights
appurtenant thereto, and all and singular tenements, hereditaments, and appurtenances
thereunto belonging or in anywise appertaining, the reversion and reversions, remainder and
remainders, rents, issues, and profits thereof, and all estate, right, title and interest in and to the
Premises, as well in law as in equity. Grantor, for itself, its heirs and assigns, does hereby
covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said
Premises; that the Premises are free from all encumbrances; that Grantee, its heirs and assigns
shall be entitled to the quiet and peaceable possession of said Premises; and that Grantor will
warrant and defend the same forever from all lawful claims whatsoever.
TO HAVE AND TO HOLD the Premises, with its appurtenances including, but not limited
to, water rights, unto Grantee, and Grantee's successors and assigns forever.
GENERAL WARRANTY DEED -1
[end of text]
IN WITNESS WHEREOF, Grantor has caused its name to be hereunto subscribed
this aa4—V - T day of December, 2012.
STATE OF IDAHO
ss.
County of Ada
GRANTOR:
.-.—r
BRIGHTON INVESTMENTS, LLC,
an Idaho ' ited li ility company,
By:
David W. urnbull, Managing Member
On this day of , 2Q(' before me, a Notary Public in and for
said State, personally appeared STEVEN C. SMITH, known or identified to me to be the person
whose name is subscribed to the within instrument, and acknowledged to me that he executed
the same.
In witness whereof, I have hereunto set mn
and year in this certificate first above written. 3c,
AMANDA K. SCHAUS
NOTARY PUBLIC Notary Publ
STATE OF IDAHO Residing s
My commis
STATE OF IDAHO )
ss.
County of Ada )
affixed my official seal the day
On this day of 20Z before me, a Notary Public in and for
said State, personally appeared David W. Turnbull, known or identified to me to be the
Managing Member of BRIGHTON INVESTMENTS, LLC, an Idaho limited liability company, the
limited liability company that executed the instrument or the person who executed said the
within instrument on behalf of such limited liability company, and acknowledged to me that he
executed the same in such limited liability company's name.
In witness whereof, I have hereunto set
and year in this certificate first above written.
AMANDAK.SCHAUs VIL
NOTARY PUBLIC Notary Pub
STATE OF IDAHO Residing at
My commis
GENERAL WARRANTY DEED - 2
and affixed my official seal the day
expires
Exhibit A
Legal Description
An 100% interest in and to the Premises described in this Exhibit A (attached).
GENERAL WARRANTY DEED - EXHIBITA
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LEGAL DESCRIPTION �(�Ol� I►,! ?N
of SW Comer of 10 Mile Road & Franklin Road Property 1110112
Part of the NWI/4NW 1/4 of Section 14 Township 3 North, Range I West, Boise Meridian, Ada County, Idaho
described as:
BEGINNING at the intersection of the southerly right of way of Franklin Rd, and the easterly line of said
NW 1/4NW1/4., said intersection being S00°34'40"W 71.00 feet along said easterly line from the northeast
comer of said NW 1/4NW 1/4 of Section 14, said northeast corner being S89°09'50"E 1328.99 feet from the
northwest corner of said Section 14;
Thence along said east line ofNWl/4NW1/4 S00034140"W 1257.75 feet to the southeast comer of said
NWl/4NW1/4;
Thence along the south line of said NW 1/4NW I/4 N89010141"W 371.69 feet to the centerline of the
Kennedy Lateral; thence along said centerline the following nine (9) courses,
(1) N50058'33'W 17.95 feet;
Thence (2) N53°11'09"W 198.60 feet;
Thence (3) X61 °20'57'W 85.70 feet to a point of curve;
Thence (4) along said curve to the left 68.62 feet(Curve Data: Radius=69:99 feet, Delta=56010' 13",
chord bears N89°26'39"W 65.90 feet);
Thence (5) S62°27'45"W 9130 feet to a point of curve;
Thence (6) along said curve to the right 107,70 feet(Curve Data: Radius=199.99 feet, Delta=30°51' 15",
chord bears S77°53'45"W 106.40 feet);
Thence (7) N86°40' 15"W 156.20 feet to a point of curve; thence (8) along said curve to the left 92.42
feet(Curve Data: Radius=199.99: feet, Delta=26°28'39", chord bears S80005'031W 91.60 feet);
Thence (9) S66050'21 "W 186.46 feet to the intersection of the centerline of said of Kennedy Lateral and
the easterly right of way of Ten Mile Rd.;
Thence along said right of way the following thirteen (13) courses,
(1) NO3°39'43'E 21.08 feet
Thence (2) NS6°20'16"W 16.21 feet;
Thence (3) N0093'57"E 4.41 feet;
Thence (4) N10047'13"E 92.31 feet,
Thence (5) NO3°39'43"E 124.63 feet;
Thence (6) N38°48'09"E 44.90 feet;
Thence (7) NO3°31'50"E 66.88 feet;
Thence (8) N49°26'20"W 47.72 feet to point of curve;
Thence (9) along said curve to the left 19.84 feet(Curve Data: Radius=7272.00 feet, Delta --00°09'23",
chord bears NO2°55'56"E 19.84 feet);
Legal Description, Page I of 2
k i
Thence (10) N89'41'58"E 4.34 feet;.
Thence (11) N00633'39"E 652,21 feet;
Thence (1,2) N07°40'57"E 80.62 feet;
Thence (13) N00033'20E 100.00 feet;
Thence N45°09'55"E 23.06 feet to the southerly right of way of Franklin Rd.;
Thence along said southerly right of way the following sixteen (16) courses,
(1) S89°09'50"E 176.45 feet;
Thence (2) S00°50' 10"W 10.00 feet;
Thence (3) S89°09'50"E 70.00 feet;
Thence (4) N00150'10'T? 10.00 feet;
Thence (5) 589°09'50"E 44.37 feet;
Thence (6) N88°22'59"E 9.64 feet;
Thence (7) S00°50'10"W 7,41 feet;
Thence (8) S89°09'50"E 61.72 feet;
Thence (9) S84°35'06"E 113.53 feet;
Thence (10) S88042'44"E 128,76 feet;
Thence (11) N84°21117"E 94.58 feet;
Thence (12) N87136'21 "E 180.08 feet;
Thence (13) S83'20'1 7"B 144.49 feet;
Thence (14) 889°04'16"E 158.24 feet;
Thence (l5) N00°34'40"E 12.05 feet;
Thence (16) S89109'50"E 75.00 feet to the point. of BEGINNING.
Parcel Contains 34,628 Acres more or less.
txm �� Legal Description, Page 2 of 2
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LEGAL DESCRIPTION FOR TM CROSSING
TOWNSHIP 3 NORTH, RANGE 1 WEST, SECTION 14, B.M.
ADA COUNTY, IDAHO
Being a portion of the NW 1/4 of the SW 1/4, Section 14, Township 3 North, Range 1 West, Boise
Meridian, Ada County, Idaho, described as follows:
Commencing at the Northwest corner of the Southwest 1/4 of Seaton 14; thence along the north
quarter line of said Southwest 1/4 S 89°11'32" E, a distance of 34.98 feet, to a point; to a point on the
east right of way line of Ten Mile Road, point also being the Northwest property corner of parcel
S1214325500, point also being the POINTOF BEGINNING.
Thence leaving said east Ten Mile Road right of way line 5 89'11'32" E, a distance of 2621.44 feet, to a
point, also being a point on the north property line parcel 51214314807;
Thence leaving said north property line S 00'34'54!W, a distance of 1345.61 feet, to a point;
to a point, also being a point on the north right of way of Interstate 84;
Thence along said right of way N 89'34'28" W, a distance of 503.21 feet, to a point;
Thence along said right of way N 81°02'23" W, a distance of 26.89 feet, to a point, also being a point on
the west corner of said parcel;
Thence leaving said property corner along said right of way N 80'5841" W, a distance of 56.23 feet, to a
point;
Thence along said right of way N 85'28'18" W, a distance of 668.19 feet, to a point;
Thence along said right of way N 04'16'40" E, a distance of 25.03 feet, to a point;
Thence along said right of way N 85032'20" W, a distance of 110.00 feet, to a point;
Thence along said right of way S 04'27'40" W, a distance of 15.00 feet, to a point;
Thence along said right of way N 8163449" W, a distance of 422.74 feet, to a point;
Thence along said right of way N 82032'17" W, a distance of 579.12 feet, to a point;
Thence along said right of way N 73'57'16" W, a distance of 103.91 feet, to a point;
Thence along said right of way N 47021'40" W, a distance of 168.01 feet, to a point, also being a point on
the east right of way of Ten Mile Road;
Thence along said right of way N 12904'04" W, a distance of 92.20 feet, to a point;
Thence along said right of way N 01029'59" W, a distance of 468.03 feet, to a point;
Thence along said right of way N 89"28'12" W, a distance of 4.00 feet, to a point;
Thence along said right of way N 00'31'51" E, a distance of 372.24 feet, to a point;
Thence along said right of way N 00031'51" E, a distance of 84.53 feet, to a point, also being the POINT
OF BEGINNING.
Containing 75.52 acres, more or less.
Basis of Bearing
West section line of the NW X of Section 14 commencing at the Northwest corner of the Southwest 1/4
of Section 14; thence N 00'33'40" E, a distance of 2658.13 feet, to the northwest corner of section 14.
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TMCROSSING Y MAP RIGx°roN
CORPORATION
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BEGINNING
$39' 11'32E
34.98'
BBB' 11'32-E 2821.43'
30' 31' 51'W
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TMCROSSING Y MAP RIGx°roN
CORPORATION
a
R
ADA COUNTY RECORDER Christopher D. Rich AMOUNT 19.00 4
BOISE IDAHO 06/24/2013 02:29 PM
DEPUTY Nikola Olson
Bie Electronic RCCOI' I VIII IIIII'IIII IIII�i IIIIII'll�l'll V III I'IIII III I'III III I'II ��I
'
RECORDEDREQUESTOFF
When recorded, please return to: TITLEONE BOISE 113070346
SCS Brighton LLC
12601 W. Explorer Drive, Suite 200
Boise, Idaho 83713
Attn. Legal
GENERAL WARRANTY DEED
[Ten Mile — Calnon Property]
FOR VALUE RECEIVED, the receipt and sufficiency of which is hereby acknowledged,
STEVEN C. SMITH, an individual, with an address of 2274 W. Clearvue Court, Eagle, Idaho
83616, as stated above, with an undivided fifty percent (50%) tenancy in common interest, and
BRIGHTON INVESTMENTS, LLC, an Idaho limited liability company, with an address of 2101
W. Clearvue Court, Eagle, Idaho 83616, with an undivided fifty percent (50%) tenancy in
common interest (collectively "Grantor") do hereby grant, bargain, sell, and convey unto SCS
BRIGHTON LLC, an Idaho limited liability company ("Grantee"), with the address above, all of
Grantor's right, title and interest in that certain real property located in Ada County, Idaho,
legally described on Exhibit A, attached hereto and incorporated herein ("Premises").
TO HAVE AND TO HOLD the Premises, with its appurtenances unto Grantee, and
Grantee's successors and assigns forever, together with all water and water rights, ditch or
irrigation company shares, streets, alleys and rights of way adjacent thereto, all mineral rights
appurtenant thereto, and all and singular tenements, hereditaments, and appurtenances
thereunto belonging or in anywise appertaining, the reversion and reversions, remainder and
remainders, rents, issues, and profits thereof, and all estate, right, title and interest in and to the
Premises, as well in law as in equity. Grantor, for itself, its heirs and assigns, does hereby
covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said
Premises; that the Premises are free from all encumbrances; that Grantee, its heirs and assigns
shall be entitled to the quiet and peaceable possession of said Premises; and that Grantor will
warrant and defend the same forever from all lawful claims whatsoever.
TO HAVE AND TO HOLD the Premises, with its appurtenances including, but not limited
to, water rights, unto Grantee, and Grantee's successors and assigns forever.
[end of text]
GENERAL WARRANTY DEED- 1
IN WITN&SS WHEREOF, Grantor has caused its name to be hereunto subscribed
this Fl . day of , 2013.
GRANTOR:
STEVEWC. SMITH
BRIGHTO d INVESTMENTS, LLC,
an Idah imiteZliab* company
By:
a urnbull, Managing Mem
STATE OF IDAHO
SS.
County of Ada )
On this at day of 20� before me, a Notary Public in and for
said State, personally appeared S EVEN C. SMITH, known or identified to me to be the person
whose name is subscribed to the within instrument, and acknowledged to me that he executed
the same.
In witness whereof, I have hereunto set ryrq hand and affixed my official seal the day
an•n.te�� r.W_,_,,,P.+tt���+s„af_ixct written.
AMANDA K. SCHAUS
NOTARY PUBLIC I
T Notary Publicortfdtiko
STATE OF IDAHO Residing at d "c
My commission expires1.9LY-17
STATE OF IDAHO
ss.
County of Ada �J• )
On this �(r day of_, 20L, before me, a Notary Public in and for
said State, personally appearedavi�D d W. Turnbull, known or identified to me to be the
Managing Member of BRIGHTON INVESTMENTS, LLC, an Idaho limited liability company, the
limited liability company that executed the instrument or the person who executed said the
within instrument on behalf of such limited liability company, and acknowledged to me that he
executed the same in such limited liability company's name.
In witness whereof, I have hereunto set my and and affixed my official seal the day
and year in this certificate first above written.
AMANDA K. SCHAUS
NOTARY PUBLIC
STATE OF IDAHO
GENERAL WARRANTY DEED - 2
Tl(&.
Notary Public fpr D
Residing at f
My commission expires . fit/. /7
Exhibit A
Legal Description
An 100% interest in and to the following Premises:
LEGAL DESCRIPTION
Callon Property
Pact of the NE114NW1/4 of Section 14 Township 3 North, Range I West, Boise Meridian, Ada County. Idaho
described as:
BEGINNING at the intersection of the southerly right of way of Franklin Rd. and the westerly line of said
NEI /4NWUA said intersection being Son"34'40'V 89.00 feet along said westerly line lite n the northwest
corner of said NEI/4RTNAI1/4 of Section 14, said northwest corner being S89°09'50"E 1325.99 feet from the
northwest comer of said Section 14:
Thence along said along said southerly tight of way of Franklin Rd, S89°09'50"E 249.00 feet;
Thence parallel with said west line of NE 1l4NW 1 i4 S00034'40"W 615.71 feet to the north line of Ten Mile
Stub Drain;
Thence along said north line S59°51'07"W 249.02 feet to said west line of NEI /4NWI/4;.
Thence along said west line of NEI /4NW 1 /4 NW34'40"E 619.95 foot to the point of beginning
Parcel Contains :.532 Acres more or less.
AND
BEGIN'N1NG at the intersection of the southerly line of Ten Mile Stub Drain and the westerly line of said
NEI /4N\'Nll4, said intersection being SOO`34'40"R+ 828.99 feet along said westerly line from the northwest
comer of Said NE 1/4NW 114 of Section 14, said northwest comer being SS9"09'50':E 1325.99 feet from the
northwest comer of said Section 14:
Thence along said along said southerly line of Ten Mile Stub Drain NS9`53'07"E 249.02 deet,
Thence parallel with said rarest line of NEI/4NW 1/4 S00034'40"W 503.95 feet to the South line of said
NE.1/4NW 1/4;
Thence along said south line N8901 1'04"W 249.00 feet to the southwest comer of said NE 1/4"R Li4;
Thence along said west line of NEI i4NW 1/4 NOO'34'40"E 499,76 feet to the point of beginning.
Parcel Contains 2.569 Acres more or less
GENERAL WARRANTY DEED— EXHIBIT A
Legal Desenptien. Page I M 1
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GENERAL WARRANTY DEED — EXHIBIT A
STA'L'E OF IDAHO
I l.'c;
AFFIDAVIT OF LEGAL INTEREST
(name) (address)
(City) (state)
being first duly sworn upon, oath, depose and say:
I. That I am the record owner of the property described on the attached, and I grant my
permission to:
to submit the accompanying application(s) pertaining to that property.
2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. I hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related to processing said application(s).
Dated this day of 20
SUBSCRIBED AND SWORN to before me the day and yew filst above written.
s
�r
�Xotary Public for Idaho)
Residing at:�/�a?�
My Commission Expires: T%%/ _��
W^l'?tip—!..'y . Ddc:"
y/-�, c6 ,..JP'✓
(name)
(Jddress)
Lk>r .E Ede
to submit the accompanying application(s) pertaining to that property.
2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. I hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related to processing said application(s).
Dated this day of 20
SUBSCRIBED AND SWORN to before me the day and yew filst above written.
s
�r
�Xotary Public for Idaho)
Residing at:�/�a?�
My Commission Expires: T%%/ _��
STATE OF IDAHO )
COUNTY OF ADA )
I L=
AFFIDAVIT EE LEGAL INTEREST
(`name) (address)
(city) (state)
being first duty sworn upon, oath, depose and say:
That I am the record owner of the property described on the attached, and I grant my
permission to:
Gy
N¢l�`tV e��u flay £.? %(,F ,,'N'f E,rvF�`• qi C',.F'.. r�JF P{„�.l F ���`��: �' ( �.; �� �� Bf«G
(name) (address)
to submit the accompanying application(s) pertaining to that property.
2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. 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 qday of = 20 17—
(Signature)
CRIBED AND SWORN to before me the day and year first
above written.
r
156tary Public for Idaho)
s ,
tC F A.
Residing at:
F4 , ,( �
,. My Commission Expires:
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Concept Site Plan Development
o @; SCS Brighton LLC
Q � ne y! 6 � McXU1an ItleFw -
�'�I i`a1♦�VlO:�e���iv■� �"°�"�i'Vi_c��i�iB p i�ara��:oT60iR+,
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Preliminary Ten Mile Creek
Landscape Plan Development
SCS Brighton LLC
111IME1
Project/Subdivision Name:
City Staff: ,ffiiya 0a�fd rte-, A
Location: SCGc�F train s
Comprehensive Plan Future Land Use M
Design Guidelines Development Context:
Proposed Use: tea 20 nP , re
Existing Use: Vrccr,n-f- l urn'J'oy? r
Surrounding Uses: U,ur<!, t-ura,l
Street Buffer(s) and/or Land Use Buffers;
Open Space/Amenities/Pathways: a-10
Access/Stub Streets/Street System: dal h
Sewer & Water Service: (T —
T000araohv/Hvdroloov/Floodplain Issues:
History: h6YL,
Additional Meeting Notes:
R
CI'T'Y OF MERIDIAN
PRE -APPLICATION MEETING NOTES
Date: -1 -2-1-13
of Property:
Proposed Zoning: G -G
Existing Zoning: vtP�i
e
• C�IL��.it"�"1C�5��LAItiik7nai��i i � .:.�/S�71.►1)��iiS1r�r ,�. a ' "�'
Note: A Traffic Impact Study (TIS) will be required by ACHD for large 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 application to the City. Not having ACHD
comments and/or conditions on large projects may delay hearings) at the City. Please contact Mindy Wallace at 387-6178 or
Christy 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. - 11
Other Agencies/Departments to Contact:
Annexation
❑
Final Plat
❑
[2Ada County Highway District
22Nampa Meridian Irrigation District
❑
Public Works Department
❑ Idaho Transportation Department
❑
Settler's Irrigation District
❑
Building Department
❑ Sanitary Slices Company
❑
Police Department
❑
Parks Department
❑ Central District Health Department
❑
Fire Department
❑
Other:
Application(s) Required:
Conditional Use Permit
❑
Private Street
❑
❑ Administrative Design Review
❑
Conditional Use Permit Modification/Transfer
❑
Rezone
❑ Alternative Compliance
❑
Development Agreement Modification
❑
Short Plat
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 and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be
valid for four (4) months.
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 and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be
valid for four (4) months.
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.
r
Applicant/agent signature Date
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
WE II N =-
Community Development
Parcel Verification
Date: 9/17/13
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: TM Creek Subdivision
Parcel Numbers: 51214223250 (34.630 Acres)
51214212560 ( 3.631 Acres)
51214212800 ( 2.875 Acres)
51214223015 ( 0.167 Acres)
T/R/S: 3N 1W 14
Property Owner: SCS Brighton, LLC
12601 W. Explorer Dr. #200
Boise, ID 83713
Address Verification Rev: 04/23/12
Mike Wardle
From: Jerry Hastings <jhastings@adaweb.net>
Sent: Friday, August 16, 2013 10:46 AM
To: Mike Wardle
Subject: TM Creek Subdivision Name Reservation
August 16, 2013
Mike Wardle
Brighton Corporation
RE: Subdivision Name Reservation: "TM Creek Subdivision"
Dear Mike,
At your request, I will reserve the name "TM Creek Subdivision" for your project. I can honor this reservation only as
long as your project is in the approval process. Final approval can only take place when the final plat is recorded.
Sincerely,
Jerry Hastings, P.L.S.
County Surveyor
Ada County, Idaho
208-287-7912
208-287-7909 Fax
Ihastingsna.adaweb. net
From: Mike Wardle[mailto:MWardle(cbbriahtoncorp.com]
Sent: Thursday, August 01, 2013 11:17 AM
To: Jerry Hastings
Subject: FW: "TM Creek" Subdivision Name Reservation
... to finish the message
From: Mike Wardle
Sent: Thursday, August 01, 2013 8:59 AM
To: 'Jerry Hastings'
Subject: "TM Creek" Subdivision Name Reservation
Jerry,
We will soon submit an application for a 50 -acre commercial project at the SE corner of Ten Mile Road and
Franklin Road, one-quarter mile north of our previously -approved "TM Crossing" project. Thus, the request
for the name "TM Creek Subdivision" for this new site. Please let me know—and thank you!
Mike Wardle
Direct 208,287,0512
CeU 208.863.6150
From: Jerry Hastings [mailto:jhastings(cbadaweb.net]
Sent: Friday, June 29, 2012 9:34 AM
LOCATED IN NW 1/4 OF SECTION 14, T3N., RAW B.M.
ADA COUNTY, IDAHO
POB FRANKLIN ROAD
11
.....1'"L .- ........ 989° 09' 501E 1577AA" ........... .
1^N 114 SEC 14
989° 25' 20"E 290.1 I
NO° 34' 401E 294.20'
989° 28' 491E 28].44
NO° 33' 111E 186.45'
ZONE TN—C I
e I
NO' 00' 001E 243.81' f 487° 54' 011E m
Y.03'
Ww ZONE C—G 409°42'79"E N
J m ' SCS 41.44' 989° 51' o6°W 249.01'
309° 52' 51°E 178.26-7'—Y-lrL SO° 34'40'W 10.00'
c 90.34'401W 100.00'
Z z S89°51'06 -W 81.9 �'�1 NO' 34'40-E 10.00'
W o of
N Iryrc � 98B°51'OB'W 299.02'
362°27'45W I� ZONE wl
91.30' NB1' 20 57'14 05.]0'
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-
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C3C2 \ 198.60' y z
SO -33 -39 -IN 14.15 -i
N 1116 SEC 10 488° 90 16"W 166.20'
N50 -58'33V 17.95' S89°11'041E 249.00'
N88° 10' 411W 27988'
989° 10' 41"E 8170'
SCALE:
1"-400'
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associates
ZONING BOUNDARY M MYM°',
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LEGAL DESCRIPTION MAP FOR TM CREEK
CURVE TABLE
CURVE$
LENGTH
RADIUS
DELTA
TANGENT
CHORD
BEARING
Cl
68.61
69.99
561092°
37.35
65.90
N89° 26' 39-W
C2
107.70
199.99
30°5116"
55.19
108.40
S77 -53'451W
C3
92.42
198.88
26°28'40"
47.05
91.60
S80°0603V
C5
7.90
270.00
1°40'33"
3.95
7.90
889°02'WE
POB FRANKLIN ROAD
11
.....1'"L .- ........ 989° 09' 501E 1577AA" ........... .
1^N 114 SEC 14
989° 25' 20"E 290.1 I
NO° 34' 401E 294.20'
989° 28' 491E 28].44
NO° 33' 111E 186.45'
ZONE TN—C I
e I
NO' 00' 001E 243.81' f 487° 54' 011E m
Y.03'
Ww ZONE C—G 409°42'79"E N
J m ' SCS 41.44' 989° 51' o6°W 249.01'
309° 52' 51°E 178.26-7'—Y-lrL SO° 34'40'W 10.00'
c 90.34'401W 100.00'
Z z S89°51'06 -W 81.9 �'�1 NO' 34'40-E 10.00'
W o of
N Iryrc � 98B°51'OB'W 299.02'
362°27'45W I� ZONE wl
91.30' NB1' 20 57'14 05.]0'
NSW26'21"W 40.05' ROW ROW R40
-
986° 50' 21'W 186.46' Cl / N53° 11' 09"W (`ci 'n
C3C2 \ 198.60' y z
SO -33 -39 -IN 14.15 -i
N 1116 SEC 10 488° 90 16"W 166.20'
N50 -58'33V 17.95' S89°11'041E 249.00'
N88° 10' 411W 27988'
989° 10' 41"E 8170'
SCALE:
1"-400'
of
�I
I
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CORPORATION v
KELLEn
associates
ZONING BOUNDARY M MYM°',
Me4dsn.IOW
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LEGAL DESCRIPTION MAP FOR TM CREEK
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ASSOCIATED EARTH SCIENCES, INC.
a 61OLOGY a GEOLOGY a ENGMEFUNG a SOI. SURVEYS a SOI. AND WATER QUALITY
a RESOURCE PLANNING AND SITE PIVRSIYGATIONS
6238 Edgewater Drive, Boise, Idaho 83709 Cell: (208) 941-7284/Olflee (208) 672-9213
May 11, 2009
Jay Walker, P.M.
Brighton Corporation
12601 W. Explorer Dr., Suite 200
Boise, ID 83713
RE. Soil Evalualdon and R -Value SampUng on ULM& Properties, 40Acm S&e
Ten soil test holes were excavated and described, 4/29-30/09, on 40 acres in Township 3 North, Range 1 West,
NW 1/4 W 1/4 Section 14.
Free water occurred in six of the ten test holes, ranging in depth from 76" to 177" below ground level. PVC
pipes were installed to facilitate groundwater monitoring during the irrigation season. Water measurement will
start May 4 and continue through mid-October.
Depth to suitable stoma drain material ranged from 36" to about 75", but may be limited by fluctuating high
groundwater.
FoF ofthe (est holes, (2-09, 7-09, 8-09 and 9"09)�were sampled for R -Value testing. The samples were taken
to Material Testing and Inspection (MTI), for their laboratory work, on 4/30/09. They indicated it would be a
week to ten days before the testing would be finished. I will attach their report and sent it with this one.
If you have any questions, please call me at (208) 941-7284.
Thank you,
Glen H. Logan
Professional Soil Scientist
ASSOCIATED EARTH
SCIENCES, Inc. Septic Drain Field Test Hole Description & Evaluation
Date of Evaluation: 4/29/09 Evaluated by: Glen H. Logan, Certified Professional Soil Scientist
( Requested by: Jay Walker, Brighton Corporation
Address: 12601 W. Explorer Drive, Suite 200 Phone: 208-378-4000
City: BOISE State: IDAHO Zip: 83713
Lot Size: No. of Bedrooms: Parcel #:
Legal Description: T3N, R1W, Section 14 NW 1/4 NW 1/4
General Description: 40 Acres adjoining on the SE of Ten Mile Road/Franklfn Road
intersection.
Depth
Moist
Texture
,
Clay /o
Routs
Mottles
Est.
Permeability
Comments
(inches)
Color
in/hr
Hole Number & Location: 1-09 GPS -001
0-13 "
10YR
Fine Gravelly
20-22
Many very fine
None
.5-1
Friable
0-13
4/6
Silt Loam
20-22
nyydeeryfin
None
.5-1
Friable
13-27
10YR
Silty Clay
34-36
Few very fine
None
.06-.2
Firm
13-28
3/3
Loam
22_24
Common very
None
.5-1
Friable
27-40
10/Y6R
Loam
22-24
Few very fine
None
.2-.6
Friable
28-52
10YR
Silt Loam
24-26
Few very tine
None
.5-1
Friable
450
vffifesw-d
Loamy
<3
Few very fine
None
4-8
loose
10YR
Medium Sand
10YR
50-62
Vad0p
Loarny Medium Sand
<3
None
None
4.8
Loose
73YR
62-168
vadegatea
Gravelly
Coarse Sand
<2
None
5/6
12-15
loose
10YR
Gravelly
40% Distinct
General Notes: Slope: 0-1% - No free water to 168"
Iii Fr s
Depth
Moist
Texture
a
Clay /o
Roots
Mottles
Est.
Permeability
Comments
(inches)
Color
(in/hr)
Hole Number & Location: 2-09 GPS -002
10YR
M line
0-13
Silt Loam
20-22
nyydeeryfin
None
.5-1
Friable
13-28
10YRSilt
Loam
22_24
Common very
None
.5-1
Friable
2/2
fine and fine
28-52
10YR
Silt Loam
24-26
Few very tine
None
.5-1
Friable
10YR
Very Gravelly
10YR
52-67
3/4
LoamyaCdOarse
3-5
None
3/6, 5%, faint
6-8
Loose
Extremely
10YR
Gravelly
10YR 5/6
67-174
3/6
Coarse Sandy
5-10
None
5%, faint
6-8
Loose
Loam
General Notes: Slope: 0-1%
} R -Value Sample
Free water at 11311
q,5 F(
STORM DRAIN FIELD SHEET
Date Of Evaluation: 4/29/09 Project: Ten -Mile Properties (40 Acres)
General Notes: Slope: 1-2%
- Free water at 141"
1ld, iFT
Est.
Depth
Moist
Texture
Clay %
Roots
Mottles
Permeability
Comments
(inches)
Color1:
in hr
Hole Number 4z Location: 3-09- GPS -003
0-9
10YR
Silty Clay
27-30
Many very fine
None
2-.6
SlighUyFinn
0-12
3/3
Silt Loam
25-27
and fine
None
.5-1
Friable
9-22
3/4
Silty Clay
32.34
and fine
None
.06-.2
Firm
12-18
10/Y4R
Loam
22-24
Coenvery
None
.5-1
Friable
22-36
10YR
Fine Sandy
16-18
Few very fine
None
3-5
Very Friable
18-40
lOYR
Silt Loam
22-24
Few very fine
None
.5-1
Friable
3/4
Extremely
and fine
40-60
10YR
Silty Clay
30-32
None
None
.2-.6
Slightly Firm
3/6
Loam
60-75
10YR
Gravelly Silty
32-34
None
None
.06-.2
VeryFirm
4/6
Cla Loam
58-174
veziepted
Extremely
0
None
None
12-15
Loose
75-142
wiepted
Gravelly
0
NoneNone
15-20
Loose
Coarse Sand
General Notes: Slope: 1-2%
- Free water at 141"
1ld, iFT
General Notes: Slope: 0-1%
- Free water at 169"
I L4 rr
Est
Depth
Moist
Texture
°
Clay /e
Roots
Mottles
Permeeh
Comments
(Inches)
Color
iNhr
Hole Number & Location: 4-09 '` GPS -005
0-9
10YR
Silty Clay
27-30
Many very fine
None
2-.6
SlighUyFinn
3/3
Loam
and fine
9-22
IOYR
Silty Clay
32.34
Common very
None
.06-.2
Firm
3/4
Loam
fine
22-36
10YR
Fine Sandy
16-18
Few very fine
None
3-5
Very Friable
6/4
Loam
Extremely
36-58
16Y4R
Gravelly Fine
14-16
None
None
4-6
Compacted
Sandy Loam
Extremely
58-174
veziepted
Gravelly Fine
0
None
None
12-15
Loose
Sand
General Notes: Slope: 0-1%
- Free water at 169"
I L4 rr
STORM DRAIN FIELD SHEET
Date Of Evaluation: 4/29/09 Project: Ten -Mile Properties (40 Acres)
Depth
Moist
Texture Clay %
Roots
Mottles
Est.
Per
Comments
(inches)
Color
Moist
Texture
Clay %
inthr
r7Mott=1csPer
Hole Number & Location:5-09 GPS -004
0-10
10YR
Silty Clay
30-32
Many very fine
None
5-1
Friable
3/4
Loam
13/Y4R
Silt Loam
22-24
Few very tine
None
10-20
10YR
Silty Clay
32-34
Common very
None.06-.2
Very Firm
3/6
Loam
10YR
fine and fine
27-30
Few very fine
None
20-41
16/Y4R
Silt Loam
20-22
Fewvderyyfne
None
.5-1
VeryFriable
29-65
15/Y6R
fine
16-18
None
None
1-2
SlightlyDense
Extremely
Gravelly
10YR
Coarse Sandy
10-12
None
Extremely
41-50
Veryfiiable
Moderately
4/6
None
None
<.02
Hard
Cemented
variegated
Loamy Cdoarse
<3
None
None
12-15
Loose
Her an
San
Extremely
]04/Y4R
Silt Loam
22-24
None
None
50-168
variegated
Gravelly<3
None
None
12-15
Loose
Lo
Extremely
Medium Sand
variegated
Gravelly
<3
None
None
General Notes: Slope: 0-1%
- No Free Water to 168"
14 FT
General Notes: Slope: 34%
- No free water to 168"
ILf FP
Depth
Moist
Texture
Clay %
Roots
r7Mott=1csPer
(inches)
Color
Hole Number & Location: 6-09 GPS -006
0-12
13/Y4R
Silt Loam
22-24
Few very tine
None
.5-1
Friable
12-29
10YR
SiltyClay
27-30
Few very fine
None
.2-.6
Slightly Firm
3/6
Loam
29-65
15/Y6R
Sandy Loam
16-18
None
None
1-2
SlightlyDense
65-78
10YR
Coarse Sandy
10-12
None
None
4-6
Veryfiiable
4/6
Loam
78-88
variegated
Loamy Cdoarse
<3
None
None
12-15
Loose
San
88-144
]04/Y4R
Silt Loam
22-24
None
None
.5-1
Friable
Extremely
144-168
variegated
Gravelly
<3
None
None
12-15
Loose
Loamy Coarse
Sand
General Notes: Slope: 34%
- No free water to 168"
ILf FP
STORM DRAIN FIELD SHEET
Date Of Evaluation: 4/30/09 Project: Ten -Mile Properties (40 Acres)
General Notes: Slope: 0-1%
R -Value Sample
- Free Water at 177"
l+7
Est.
Depth
Moist
Texture
a
Clay /e
Roots
Mottles
Permeability
Comments
(inches)
Color
n hr
Hole Number& Location: 7-09 GPS -007
13//4
fine
Manand
0-10
3/3
Silt Loam
25-27
fine and few
None
1-2
Slightly Firm
fin
10-45
--
Induratedr
None
None
Impermeable
datured
15-25
IOYR
Silty Clay
27-30
Few very fine
None
.2-.6
Indurated Pan
IOYR
Fine Sandy
Some hardpan
45-60
6/4
Loam
8-10
None
None
6-8
fragments
60-75
IOYR
Very Fine
10-12
None
None
3-4
Very Friable
55-63
4/6
1 Sandy Loam
22-24
None
lOYR 5/6,
5-1
Friable
4/4
Extremely
din 5-/-
75-178
vmegated
Gravelly
<2
None
None
12-15
Loose
63-89
vadepted
Gravelly
<2
None
10YR 5/6,
12-15
Loose
Medium Sand
faint, 5%
General Notes: Slope: 0-1%
R -Value Sample
- Free Water at 177"
l+7
General Notes: Slope: 0-1%
R -Value Sample
- Free water at 76"
re Vt
Est.
Depth
Moffat
Texture
Clay-%
Roots
Mottles
Permeability
Comments
(inches)
Color
ia/hr
Hole Number & Location:( 8-09 ' GPS -008
'
Common very
0-I5
3/3
Loam
22-24
fine and few
None
.5-1
5%Gravel
coarse
15-25
IOYR
Silty Clay
27-30
Few very fine
None
.2-.6
Slightly Firm
3/3
Loam
25-55
10YR
Silty Clay
30-32
None
None
2-.6
Firm
4/4
Loam
55-63
IOYR
Gravelly
22-24
None
lOYR 5/6,
5-1
Friable
4/4
Loam
din 5-/-
Extremely
63-89
vadepted
Gravelly
<2
None
10YR 5/6,
12-15
Loose
Loam Coarse
faint, 5%
Sand
General Notes: Slope: 0-1%
R -Value Sample
- Free water at 76"
re Vt
STORM DRAIN FIELD SHEET
Date Of Evaluation: 4/30/09 Project: Ten -Mile Properties (40 Acres)
Depth
Moist
Texture
oEet.
Clay /o
Roofs
Mottles
Permeabaity
Comments
(inches)
Color
Texture
o
Clay /o
Roots
Mottles
ln/6r
Comments
Hole Number & Location: 9-09 GPS -009
0-11
10YR
Loamy Fine
<3
Manyveryfine
None
10-12
10%Gravel,
0-11
3/3
Sand
18-20
and fine
None
.5-1
Loose
3/3
Extremely
11-22
10YR
Gravelly
<5
Common very
None
8-10
Loose
3/4
Loamy Fine
fine and fine
26-41
10YR
Sand
20-22
Few very fine
None
.5-1
Very Friable
3/4
Very Gravelly
22 34
13/33
Fine Sandy
7-9
Cotnmfio�nvery
None
6-8
Very Friable
41.172
vmievted
Gravelly
0
None
None
15-20
Loose
Loam
Extremely
44-170
variegated
Gravelly and
0
None
None
15-20
Loose
Cobbly
Coarse Sand
General Notes: Slope: 0-1%
R -Value Sample
- Free Water at 120"
tom
General Notes: Slope: 0-1%
- No free water to 172"
tt�
Eat.
Depth
Moist
Texture
o
Clay /o
Roots
Mottles
Permeability
Comments
(inches)
Color
in/hr
Hole Number& Location: z 10-09 GPS -010
0-11
IOYR
Gravelly
18-20
Manyveryfine
None
.5-1
Friable
3/3
Loam
I1-26
13/38
Silt Loam
20-22
Common very
None
.5-1
VeryFriable
fine
26-41
10YR
Silt Loam
20-22
Few very fine
None
.5-1
Very Friable
3/4
Extremely
41.172
vmievted
Gravelly
0
None
None
15-20
Loose
Coarse Sand
General Notes: Slope: 0-1%
- No free water to 172"
tt�
Consultinq, Soil Evaluations & Data Collection
r
(11 ay Walker
Brighton Corporation
12601 W. Explorer Drive
Boise, ID 83713
March 13, 2011
RE: Soil Investigation on Tenmile properties
ALIRKE. JOHNSON
Phone: 208.869.9099
Fax: 208.8871212
HARLEY& NOE
Phone: 208.850.4926
Fax: 208.629.4820
On March 11th I observed and described soil profiles in five test pits on property
located in the west half of Section 14, Township 3 North, Range 1 West just east
of South Tenmile Road. Maps are attached showing the GPS location of each new
test pit along with existing monitor locations on each parcel. Detailed soil profile
descriptions are provided which includes estimated permeability rates for each
horizon. PVC pipes were placed in each test pit prior to backfilling to allow for
groundwater monitoring.
1
Four test holes were excavated to depths from 12 to 15 feet below ground level
in this parcel. Excavations at 2341, 24-11 and 25-11 all had hardpans present in
the profiles. Because of reduced permeability in these layers, they will need to be
removed and replaced with suitable filter material where storm drainage
systems are to be placed.
The upper part ofalPprofiles has been disturbed to some extent. At 2641,the
entire soil profile has been removed down to the underlying sand, gravel and
cobbles and replaced with coarse fill. At other locations about 12 to 24 inches of
topsoil had been removed. All profiles but 23-11 were underlain by "pit run"
material. At that location loam textures were present to a depth greater than 12
feet below ground level.
No free water or evidence of wetness was observed in any of these four test pits.
Groundwater monitoring will verify if groundwater is present on this parcel.
$740 N. APPLERROOK WAY BOISE, IDAHO 83713
Tenmilesoils - page 2
TENMILE 80 ACRES SITEi
A single test pit (20-11) was placed in the southwest corner of this parcel to
replace a nearby monitor well that was destroyed in the construction of the
freeway interchange. This location has a native soil profile with a discontinuous
weak to moderate hardpan present in the 33 to 64 inch layer. The profile was
underlain by medium sand at a depth of 80 inches extending to more than 102
inches below ground level. The sandy material was saturated and free water was
standing in the pit at 85 inches. Groundwater levels will likely rise well above
this 85 inch level later in the irrigation season. The excavation was not advanced
past a depth of 102 inches.
All soil profiles,observed will accept a properly designed stormwater disposal
system. We will begin monitoring groundwater levels at both sites on -about
April 1st and collect biweekly readings throughout the irrigation season. If you
have questions or need anything additional, please call me at 850-4926.
ffARL R. NOH
Professional Soil Scientist
cc w/ attachments via e-mail: Gene Smith, Engineering Northwest, Boise
Natural Resource Storm Drain Test Hole Description &
Solutions, LLC Evaluation
e Of Evaluation: 3/11/2011 Evaluated by: Harley R. Noe, Professional Soil Scientist
Requested By: Brighton Corporation (Jay Walker)
Address: 12601 W. Explorer Drive, Suite 200 Phone: 378-4000
City: Boise State: ID Zip: 83713
Legal Desc: NW 1/4 of NW 1/4 Section 14, T. 3 N., R. 1 W., Boise Meridian, Ada County, ID
General Desc: At southeast corner of Franklin Road and South Tenmile
Depth
Color
Texture
Clay %
Roots
Mottles
Est, Permeability
Comments
(Inches)
t OYR 4/3
silty clay
45+
few very fine & fine
none
(In/hr)
this was likely the original Bt horizon
beneath 12 to 24 Inches of topsoil
Hole Number & Location: 23-11
0 to 42
10YR 3/3
mixed silt loam and
loam
15 to 25
common fine & very
fine
none
1 to 2
placed material from surrounding area
42 to 59
t OYR 4/3
silty clay
45+
few very fine & fine
none
<0.02
this was likely the original Bt horizon
beneath 12 to 24 Inches of topsoil
59 to 73
10YR 5/4
SIR loam
23 to 25
few very fine & fine
none
0.5 to 1
friable moist
73 to 96
1 OYR 5/3
loam
16 to 17
none
none
1 to 2
very friable moist
9610 122
1 OYR 7/4
series of moderate
& weak hardpans
-
none
none
0.5 to 1
discontinuous plates, highly fractured
"^.to 156+
10YR 5/3
loam
12 to 14
none
none
1 to 2
very weakly cemented; some hard
nodules
General Notes: Slope <2 percent. No free water or wetness present anywhere in the profile. No sand
or gravel encountered within 15 feet of ground surface. About 12 to 24 inches of topsoil had been removed from top of
and replaced with mixed soil fill.
Hole Number & Location: 24-11
0 to 14
10YR 3/3
silt loam 241026
few veryfine & fine
none
0.5 to 1
approaches silty clay loam; mixed A &
B horizons
14 to 33
IOYR 413
loam 15 to 17
few veryfine & fine
none
1 to 2
friable
33 to 76
7.5YR 6/4
series of hardpans -
none
none
0.06 to 0.2
bottom 12 inches is strongly cemented
and dense
76 to 111
variegated
very gravelly loamy
sand <5
none
none
8 to 15
5% cobbles
111 to 160+
variegated
extremely gravelly
sand <3
none
none readable
15 to 20
15% cobbles
General Notes: Slope <2 percent. Some mixing disturbance in upper 14 inches. Probably 12 inches has
n removed from surface. No free water or wetness evidence present in profile.
Natural Resource Storm Drain Test Hole Description 8
Solutions, LLC Evaluation
Date Of Evaluation: 3/11/2011
Continuation Sheet
Project: Tenmile 40 acres
Depth
Color
Texture
Clay %
Roots
Mottles
=IhComments
loam
(Inches)
few very fine & fine none
1 to 2
very friable moist
28 to 78 7.5YR 6/4
series of hardpans
none none
Hole Number & Location; 25-11
0 to 10 10YR 3/3
sift loam
23 to 25
few very One & fine none
0.5 to 1
very friable moist
10 to 28 10YR 4/6
loam
14 to 16
few very fine & fine none
1 to 2
very friable moist
28 to 78 7.5YR 6/4
series of hardpans
-
none none
<0.02
lower 12 inches is strongly cemented
and verydense
7810 96 variegated
very gravelly loamy
sand
3 to 5
none none
12 to 15
5 percent cobbles
96 to 160+ variegated
extremely gravelly
sand
<3
none none
15 to 20+
10 to 15 percent cobbles
feral Notes: Slope < 2 percent. About 12 inches of surface has likely been removed. No free water
or evidence of wetness in profile to a depth of 12 feet below ground level.
Hole Number & Location: 26-11
0 to 60
variegated
mixed fill
5 to 10
few fine & very fine
none
4 to 10
contains loam soil, sands, gravel and
cobbles
60 to 180+
variegated
very gravelly loamy
sand & sand
<5
none
none
15 to 20"
some thin lenses have additional fines
and approach loam textures
General Notes: Slope <2 percent. The entire soil profile has been removed down to the underlying sand
and gravel layers. Upper 60 inches is now placed, mixed fill. No free water or evidence of wetness observed in test pit
to a depth of 15 feet below ground level.
r
Consuitinq, Soil Evaluations & Data Collection
July 22, 2013
Jay Walker
Brighton Corporation
12601 W. Explorer Drive
Suite 200
Boise, ID 83713
RE: Tenmile 40 mid-season monitor report
Awk
MCMAML JOHNSON
Phone: 208.869.9099
Per 208.887.1212
HARLEYR NOS
Phone: 208.850.4926
Pax: 208.939-8602
Groundwater monitoring has been completed for the first half of the irrigation
season on the Tenmile 40 property located at Tenmile Road and Franklin Road.
A map is included showing the monitor pipe locations. Construction activity at
the site has resulted in destruction of monitor pipes 1-09, 7-09 and 26-11.
Also attached is a table showing the data collected on the six readings to date this
year.
Free water has been encountered in only two of the monitor pipes. This
correlates well with the 2011 data. I would not expect to see any significant
changes in levels through the remainder of the irrigation season.
I will continue to collect biweekly data through the irrigation season and provide
YO i complete r p at time. If you have questions, please contact me.
Professional Soil Scientist
cc w/ attachments via e-mail: Mr. Gene Smith, The Land Group, Eagle, ID
5740 N. APPLERROOX WAY BO/SE, IDAHO
83713
Tenmile 40 mid-season 2013 Monitor data
All readings are depth below ground level in inches
Hole
jumber
Bottom
Depth
511
5114
5130
6112
6125
719
23-11
152
152
152
152
152
147
147
24-11
135
135
130
130
128
125
124
25-11
144
144
144
144
144
135
133
27-11
76
76
76
76
76
76
76
28-11
144
23
9
0
0
0
5
N
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n
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20
Lu
Lu
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i
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sly it z w fill
"01e n
,,roea
dtl021 3liW N31 S
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To:
Jay Walker
Brighton Corp.
From:
John Dorny, P.E.
Date:
August 29", 2013
Subject:
Ten Mile Creek D
Introduction
Warrant Study
I
Memorandum
BE -325-1208
Horrocks Engineers has been asked to perform a signal warrant analysis at a future intersection at the
Ten Mile Creek Development (Ten Mile Creek) and confirm internal project road sizes. Ten Mile Creek is
located on the southeast corner of the Ten Mile Road/Franklin Road in Meridian, Idaho. Internal project
road names were not provided so we have labeled the main project roadway "A" and the north/south
roadway "B". The warrant study will be performed at the Ten Mile Road/ Road A intersection. This
memorandum presents our methodologies, analysis, and findings pertaining to the warrant analysis.
Figure 1 displays the site plan used in our analysis,
Figure 1: Proposed Site Plan
r
q
Franklin Rd
t.'
tib.- t
F{ I^ Lo%
I
at
11T1� R
�^,{}"jRt`FA , ;fix
F-
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o-,
ell
-„t*T
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N� Hnt+,t I I!R
Road A
rrerpuseo �gnai� � � ��
5700 East Franklin Road, Suite 160 Tel: 208-463.4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development Signal Warrant Study Page 2
Methodology
August 29, 2013
Horrocks used the signal warrant method found in section 4C.01 of the 2009 edition of the Manual on
Uniform Traffic Control Devices (MUTCD). There are nine signal warrants offered in the MUTC that are
listed below.
Warrant 1, Eight -Hour Vehicular Volume
Warrant 2, Four -Hour Vehicular Volume
Warrant 3, Peak Hour
Warrant 4, Pedestrian Volume
Warrant 5, School Crossing
Warrant 6, Coordinated Signal System
Warrant 7, Crash Experience
Warrant 8, Roadway Network
Warrant 9, Intersection Near a Grade Crossing
Since the project does not exist it is unrealistic to estimate data needed for all of the nine warrants. The
ITE Trip Generation Manual also only offers estimated vehicle traffic for one hour of the AM and one
hour of the PM peak. This allows us to estimate traffic associated with Warrant 3, Peak Hour. This
report uses the estimated peak hour traffic using ITE Trip Generation data to determine if the Peak Hour
warrant is met.
Trip Generation
Project trip generation was estimated for the entire project as a build -out condition. The TMSAP divides
areas of land into Traffic Analysis Zones or TAZ's. These TAZ's are used in the COMPASS travel -demand
model to estimate future traffic based on local land -use planning. The Ten Mile Creek project was
included in the original COMPASS TAZ 278A. During the process of creating the TMSAP, TAZ 278A was
renamed to TAZ 11 and the land -uses internal to TAZ 278A were also updated. Figure 2 displays the
approximate location and size of the Ten Mile Creek project (50 acres) in the TMSAP TAZ map. The Ten
Mile Creek project represents only a portion of the land -uses planned in the entire TAZ 11. There is a
remaining 113 acres in TAZ 11 that will be developed in the future. Trip generation for the entire 163
acres and the 50 acres for the project was performed and presented in Table 1. The "reserve" traffic
that can be generated by the remaining 113 acres in TAZ 11 per the TMSAP is also presented.
Based on the proposed site plan, the SO acre project is estimated to generate 15,586 daily trips with 350
and 1,354 occurring during the AM and PM peak hour, respectively. In comparison the entire TAZ 11,
per the COMPASS model and TMSAP, is estimated to generate 49,276 daily trips with 1,642 and 4,370
occurring during the AM and PM peak hour, respectively. Table 1 shows that the proposed project (50
acres) represents 31% of the total 163 acres in TAZ 11. The traffic generated from the project
represents between 21% (AM peak) and 32% (daily) of the total traffic estimated to be generated by the
entire 163 acres. Therefore, if the remaining 113 acres were to be built using the same densities and
land -use types, TAZ 11 will ultimately generate the same, or less amount of traffic, originally estimated
in the TMSAP.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development Signal Warrant Study Page 3
August 29, 2013
Trip Distribution
In order to adequately perform a warrant study at the study intersection and confirm the size of the
internal road network, project traffic was distributed to the existing and future road network. Under the
proposed site plan, project traffic will use Road B to access Franklin Road and Road A to access Ten Mile
Road. There are three proposed project accesses on Ten Mile Road; two right-in/right-out driveways
and one full -access road (Road A). On Franklin Road, there is one right-in/right-out driveway, one
access driveway, and one full access roadway (Road 8) proposed. Based on the peak hour trip
generation of the project, the PM peak hour is nearly four times greater than traffic during the AM peak
hour. Therefore, the PM peak hour was distributed to the road network and used in the warrant
analysis and internal road sizing process.
One condition assumed that 100% of the projects traffic would use Ten Mile Road as the only way in and
out of the project. A second condition assumed that there would be secondary accesses such as the
roadway under Ten Mile Road or connecting roadway on the east border of the project that will connect
to Franklin Road to the north and adjacent property or roadways.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development: Signal Warrant Study Page 4
Table 1: Project Trio Generation
Source: ITE Trip Generation Manual, 9"' Ed
August 29, 2013
Traffic counts were performed by ACHD in February of 2012 on Ten Mile Road just south of Franklin
Road. Figure 3 displays the traffic volumes during the PM peak hour, which represents the highest peak
hour between AM and PM peak hour. Daily traffic on Ten Mile Road at the same location was just over
20,000 vehicles.
Combining the existing northbound (1,443) and southbound (961) traffic volumes on Ten Mile Road
equals 2,404 vehicles during the PM peak hour. This volume was used as a base traffic condition at the
intersection of Ten Mile Road and Road A when determining if the PM peak hour warrant is satisfied.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
'�� 9� `
"'�P�",''ii���"rk//Y �h�J?k>��E
r� i� ��� tV. �✓li�Yl i{i�
hi�'V(1
_?�
Shopping Center (ITE LU Code 820)
ITE Units (1000 Sq. Ft. of Leasable Area) 365 -
:Compass Equivalent (Retail Emp- 639 15,586 . 350 1,354
; ot4iTFipsloyees)
P opaseilogvglon
lim
Number of Households
Compass Units '- '..
'.1231
(Households with HH Size of 2.07)
8,186
628
763
:ITE Equivalent -Apartments (Dwelling
SUnits) (ITE LU Code 220)
:.1231
Retail
Compass Units (Retail Employees)
'1653
.40,333
907
3,504
ITE Equivalent Shopping Center (1,000
;Sq. Ft. of Leasable Area): (ITE LU Code 820)
945
Office
Compass Units (Office Employees)
x: 240
- 756 107 102
ITE Equivalent - Office (1,000 Sq Ft. of
Gross Floor Area) (ITE LU Code 710)'4
69
Prearitu'sudy7otal7rip _,..,�:
349,,i78 1�f42 '.•3`;
DlfierQnce`iiiTrips
(3 ,6;3) 9
SIR
NA
Source: ITE Trip Generation Manual, 9"' Ed
August 29, 2013
Traffic counts were performed by ACHD in February of 2012 on Ten Mile Road just south of Franklin
Road. Figure 3 displays the traffic volumes during the PM peak hour, which represents the highest peak
hour between AM and PM peak hour. Daily traffic on Ten Mile Road at the same location was just over
20,000 vehicles.
Combining the existing northbound (1,443) and southbound (961) traffic volumes on Ten Mile Road
equals 2,404 vehicles during the PM peak hour. This volume was used as a base traffic condition at the
intersection of Ten Mile Road and Road A when determining if the PM peak hour warrant is satisfied.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development: Signal Warrant Study Page 5
Figure 3: PM Peak Hour Direction Traffic Volumes on Ten Mile Road
August 29, 2013
Source: ACHD February 2012
Warrant 3: Peak Hour Analysis
The warrant analysis was performed at the intersection of Ten Mile Road and Road A. This roadway is
shown as a 4 -lane road (2 lanes in each direction). However, the warrant analysis considered both the
"Two or more lanes and one lane" condition and the "Two or more lanes and two or more lane"
condition. The MUTC signal warrant parameters for Warrant 3 are shown in Table 2. The base traffic
condition of over 2,400 PM peak hour vehicles already exceeds the highest vehicle per hour (VPH) limits
for the major street per the MUTCD. The minor street threshold for a one lane road is 100 VPH and for a
two lane road 150 VPH. If the Ten Mile Creek project has more than 150 vehicles accessing Ten Mile
Road at Road A (the minor street) Warrant 3: Peak Hour would be satisfied.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development: Signal Warrant Study Page 6
Table 2: Warrant 3 Parameters
August 29, 2013
Source: MUTCD 2009
In order to estimate the number of vehicles using Road A to access Ten Mile Road we applied the project
trip generation established earlier during the PM peak hour (1,354 vehicles). The site plan shows that
there are two accesses where left turns are accommodated; one at Road A and Ten Mile Road and the
other at Road B and Franklin Road. Engineering judgment is typically used when estimating project
traffic distribution. It is likely that no less than 20% of the project traffic will use each of the main
project accesses to/from the project. The chart below shows various project traffic percentages
distributed to Road A at Ten Mile Road.
In consideration of the effects of right turning vehicles within the intersection (including right -turn on
red maneuvers), right turn volumes were removed from the minor street approach volumes as part of
the analysis shown above. The omission of the right turning vehicles in the warrant analysis is
consistent with the guidelines outlined in the MUTCD.
Including Right Turning Vehicles
Warrant Met?
Excluding Right Turning Vehicles
Warrant Met?
271 406 542 677
Yes Yes Yes Yes
203 339 474 609
Yes Yes Yes Yes
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
{ - �S%1.§°�jg iKr�ry
'ix d "✓'
,fi ��y,�+
t!9!'•vi �
+ak2F)))��,,�
3fF�
��,
.F
1800 100
1700 100
1700
100
1700
150
1600
100
1600
120
1600
170
1500
100
1500
145
1500
180
1400
120
1400
155
1400
220
1300
130
1300
190
1300
250
1200
150
1200
220
1200
285
1100
175
1100
250
1100
340
1000
200
1000
285
1000
370
900
245
900
325
900
425
800
285
800
360
800
475
700
325
700
420
700
540
600
360
600
460
600
590
500
420
500
Not available
500
Not available
Source: MUTCD 2009
In order to estimate the number of vehicles using Road A to access Ten Mile Road we applied the project
trip generation established earlier during the PM peak hour (1,354 vehicles). The site plan shows that
there are two accesses where left turns are accommodated; one at Road A and Ten Mile Road and the
other at Road B and Franklin Road. Engineering judgment is typically used when estimating project
traffic distribution. It is likely that no less than 20% of the project traffic will use each of the main
project accesses to/from the project. The chart below shows various project traffic percentages
distributed to Road A at Ten Mile Road.
In consideration of the effects of right turning vehicles within the intersection (including right -turn on
red maneuvers), right turn volumes were removed from the minor street approach volumes as part of
the analysis shown above. The omission of the right turning vehicles in the warrant analysis is
consistent with the guidelines outlined in the MUTCD.
Including Right Turning Vehicles
Warrant Met?
Excluding Right Turning Vehicles
Warrant Met?
271 406 542 677
Yes Yes Yes Yes
203 339 474 609
Yes Yes Yes Yes
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development: Signal Warrant Study Page 7
August 29, 2013
Based on the estimated percent distribution of project traffic of between 15% and 50%, the intersection
of Ten Mile Road with Road A will warrant signalization at full build -out of the project. The traffic
volumes included in the analysis do not include any traffic from the future development of adjacent
properties. With more development, the need for signalization will only increase.
Road A Sizing
ACHD has established level of service standards for roadway segments in section 7100 of their General
Requirements and Procedures for Development. Table 3 below displays level of service (LOS) thresholds
by functional classification. The roadway volumes represent the maximum peak hour volumes on the
roadway in each direction.
Table 3: Level of Service Standards for Roadway Segments (Maximum Peak Hour volumes)
Functional Classification
Principal Arterials
Lanes
LOS D
LOS E
No Left -Turn Lanes
1
550
690
Continuous Center Left -Tum Lane
1
750
880
2 1600
1770
3 2440
2660
Median -Control, Channelized
Left -Turn Lanes @ Major
Intersections
1
790
920
2 1680
1860
3 2560
2790
Minor Arterials
No Left -Turn Lane
1
550
690
Unrestricted Median, Continuous
Left -Tum Lane
1
720
880
2 1540
1770
3 2370
2660
Median -Control, Channelized
Left -Turn Lanes @ Major
intersections
1
760
920
2 1620
1860
3 2490
2790
Collectors
No Left -Turn Lanes
1
425
525
Unrestricted Median, Continuous
Left -Turn Lane
1
530
660
2
1080
1250
Source: ACHD
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum
Ten Mile Creek Development., Signal Warrant Study Page 8
August 29, 2013
Based an the trip generation presented in Table 1, the PM peak hour vehicle trips for full build -out of
TAZ 11 is estimated to be 4,370. Using the ITE directional distribution factors this equates to 2,196 "in"
trips and 2,174 "out" trips. Page 3-16 of the Ten Mile Interchange Area Specific Plan (TMSAP) shows
that the backbone roadways within TAZ 11 are classified as collector roadways. This includes Road A
within the Ten Mile Creek project.
Based on Table 3 above, a collector roadway, with one lane in each direction and medians, can
accommodate 530 peak hour maximum vehicles and still maintain an LOS D (one lane). A collector with
two lanes in each direction can accommodate 1,080 vehicles and maintain LOS D (one direction only).
Max Peak of Traffic on Road A 439 549 659 878 1,098
Exceeds 2 -Lane Collector LOS D Threshold? No Yes Yes Yes Yes
Based on the estimated traffic on Road A at full build -out of TAZ 11, Road A will be required to be built
as a 4 -lane collector roadway. Traffic from adjacent developments, including Ten Mile Creek to the
south, was not added to traffic generated by TAZ 11. It is likely there will be some cross-over in traffic
between adjacent developments that will increase traffic on Road A.
Conclusions/Recommendations
1. The Ten Mile Interchange Area Specific Plan (TMSAP) identifies Traffic Analysis Zone (TAZ) 11 as
containing 163 acres. The proposed Ten Mile Creek accounts for 50 of the 163 acres. Ten Mile
Creek is 30.7% of the 163 acres by area and generates 31.6% of the traffic generated by the
entire 163 acres. If the remaining 113 acres in TAZ 11 continues to build out at the same density
as Ten Mile Creek, the traffic generated by TAZ 11 will match that estimated traffic projections
presented in the TMSAP. The trip generation used in the TMSAP was provided by ACHD from
the travel demand model performed by COMPASS.
2. The TMSAP divided the Ten -Mile area into TATs and estimated vehicle trips generated by future
development in the Ten -Mile interchange area. Vehicle trips are based on land uses assigned to
the area at the time the TMSAP was performed. This report determined that the proposed Ten
Mile Creek development is tracking in-line with the TMSAP projected volumes. This is shown in
Table 1 above. The Ten Mile Creek development represents approximately 30.7% of the area of
TAZ 11 and also represents 31.6% of the Daily vehicle trips estimated to be generated by TAZ 11.
During the PM peak hour the Ten Mile Creek project accounts for 31.0% of the project TMSAP
volumes. During the AM peak hour the Ten Mile Creek development accounts for only 21.3% of
the vehicle trips estimated to be generated by TAZ 11, thus having less impact in the AM
commute hours than estimated by the TMSAP.
Putting it simply, the Ten Mile Creek project is tracking over 0.9% of the daily trips estimated by
the TMSAP, over by 0.3% during the PM peak hour, and under by 9.3% during the AM peak hour
3. Traffic counts on Ten Mile Road, adjacent to the proposed project, were performed in 2012 and
obtained from ACHD. The combination of existing counts and traffic from the proposed project
were used to perform a warrant analysis at the intersection of Ten Mile Road and the major
east/west project road, labeled Road A in this report. Based on the existing major road peak
hour traffic counts and project traffic estimated to use Road A, the study intersection warrants
signalization if only 15% of the project traffic uses Road A to access Ten Mile Road. The need for
a signal will only increase as adjacent properties develop.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
Memorandum August 29, 2013
Ten Mile Creek Development., Signal Warrant Study Pagel?
4. The TMSAP identifies Road A as being a collector road. Based on ACHD level of service
standards for roadways, Road A will exceed the LOS D threshold if 25% or more traffic use Road
A to access the project site. When traffic from adjacent future development is added to Road A,
the LOS D threshold for a 2 -lane (each direction) collector will be exceeded. It is recommended
to build Road A as a 4 -lane collector (total lanes) with turn pockets in order to accommodate
traffic of future surrounding development.
5. Based on the estimated ADT of both Road A and Road B, it is not recommended to allow on -
street parking between Ten Mile Road and the roundabout and between Franklin Road and the
roundabout. These two roadways serve as major entrances to the area bound by 1-84, Ten Mile
Road and Franklin Road and on -street parking will interfere with signal operations and further
reduce the carrying capacity of the roadway.
5700 East Franklin Road, Suite 160 Tel: 208-463-4197
Nampa, Idaho 83687 Fax: 208-463-7561
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Hearing Date: November 7, 2013
File No.: AZ-13-015
Project Name: TM Creek
Request: Request for annexation & zoning of 45.34 acres of land with C-G (35.82 acres), R-40
(3.94 acres), and TN-C (5.58 acres) zoning districts, by SCS Brighton, LLC.
Location: The site is located at the southeast corner of W. Franklin Road and S. Ten Mile Road, in
the NW 1/4 of Section 14, Township 3N., Range 1 W.
File No.: PP- 13-030
Request: Request for preliminary plat consisting of 49 building lots and 3 common/other lots on
41.03 acres of land in the proposed C-G, R-40 and TN-C zoning districts, by SCS
Brighton, LLC.