ApplicationMayor Tammy de Weerd
City Council Members:
Keith Bird Joe Borton
Luke Cavener Genesis Milam
Charlie Rountree David Zaremba
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To ensure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Jaycee Holman, City Clerk, by: June 12, 2014
Transmittal Date: May 12, 2014 File No.: AZ 14-008, PP 14-008 & CUP 14-005
Hearing Date: June 19, 2014
Request: Public Hearing: Annexation of approximately 6.61 acres from RUT in Ada County to R-16 (Medium
High -Density Residential) zoning district; Preliminary Plat approval consisting of 18 buildable lots & 2 common
lots on approximately 6.84 acres in the proposed R-15 zoning district AND Conditional Use Permit approval
of 68 dwelling units (17 tour-plexes) on approximately 5.84 acres of land in the proposed R-16 zone for Shallow Creek
By: Steve Arnold
Location of Property or Project: SEC of N. Locust Grove Road and E. Franklin Road
_Joe Marshall (No FP)
_Scott Freeman (No FP)
_Steven Yearsley (No FP)
—Patrick Oliver (No FP)
—Macy Miller (No FP)
_Tammy de Weerd, Mayor
City Council
—Sanitary Services (No VAR, VAC, FP)
—Building Department/ Rick Jackson
_Fire Department
Police Department
—City Attorney
_City Public Works
_City Planner
—Parks Department
Economic Dev.
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. Broadway Avenue, Meridian, ID 83642
Phone 208-888-4433 • Fax 208-888-4218 • www.meridiancity.org
(��E IDIAN-
Type of Review Requested (check all that
❑ Alternative Compliance
131 Annexation and Zoning
❑ Comprehensive Plan Map Amendment
❑ Comprehensive Plan Text Amendment
® Conditional Use Permit
❑ Conditional Use Permit Modification
❑ Development Agreement Modification
❑ Final Plat
❑ Final Plat Modification
❑ Planned Unit Development
® Preliminary Plat
C] Private Street
❑ Rezone
❑ Short plat
❑ Time Extension (Commission or Council)
❑ UDC Text Amendment
❑ Vacation (Council)
❑ Variance
❑ Other
Planning Division
COMMISSION & COUNCIL REVIEW APPLICATION
STAFF USE ONLY:
0
File number(s): %im
1Z -/y -0o$ •• �_ -Oos
Projectname: S/bff1(dty Cfeek
Date filed: _,�-I'% Date complete:
Assigned Planner:
/ -B ^ L. Z—
Related files: N4
Hearing date: Commission ❑ Council
Applicant Information
Applicant name: Steve Arnold Phone: 208-871-7020 Fax:
Applicant address: 1785 S Whisper Cove Ave Boise, Id Zip: 83709 E-mail: steve@ateamboise.com
Applicant's interest in property: ❑+ Own ❑ Rent ❑ Optioned ❑ Other
Owner name: BCS Properties LLC Phone: 208-321-0525 Fax:
Owner address: 1341 S Spring Valley Nampa, Id Zip: 83686 E-mail: Steve@ateamboise.com
Agent name (e.g., architect, engineer, developer, representative): Steve Arnold
Firm name: A Team Land Consultants Phone: 208-871-7020 Fan:
Address: 1785 S Whisper Cove Ave Boise, ID Zip: 83709 E-mail: Steve@ateambotse.com
Primary contact is: ® Applicant ❑ Owner ❑ Agent ❑ Other
Contact name: Steve Arnold
Contact address: 1785 S Whisper Cove Ave Boise, Id
_Phone: 208-871-7020 Fax:
Zip: 83709 E-mail: steve@ateamboise.com
Subject Property Information
Location/street address: SE Corner of Locust Grove Road and Franklin Rd
Assessor's parcel number(s): S1117223430
Township, range, section: Section 17, 3N, 1 E
Current land use: RUT
Total acreage: 5.8560
Current zoning district: Ada County
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www,meridimcity.org
1 (Rev. 02iD82013)
Project Description
Project/subdivision name: Shallow Creek Apartments Subdivision
General description of proposed project(request: Develop a community of 17 four-plex buildings, club house
, walking paths, common areas and open space.
Proposed zoning district(s): R-15
Acres of each zone proposed: 5.86
Type of use proposed (check all that apply):
® Residential ❑ Commercial ❑ Office ❑ Industrial ❑ Other
Who will own & maintain the pressurized irrigation system in this development? Nampa Meridian Irrig
Which irrigation district does this property lie within? Nampa Meridian Irrig Dist
Primary irrigation source: surface water Secondary: City
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): 167 Q
Residential Project Summary (ff applicable) c�
Number of residential units: 68 Number of building lots: D
Number of common lots: 1 Number of other lots: n/a
Proposed number of dwelling units (for multi -family developments only):
1 bedroom: 2 — 3 bedrooms: 68 4 or more bedrooms:
Minimum square footage of structure(s) (excl. garage): 3,665 Proposed building height: 2a' at mid gable
Minimum property size (s.f): 5403
Average property size (s.f.): 8000
Gross density (DUacre-total land): 11.62 units per acre Net density (DUtacre-excluding mads & aueys): 14.17
Percentage of open space provided: 80 -percent Acreage of open space: 3.85
Percentage of qualified open space acreage: 40 -percent (See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc): Landscaping, pathways
Amenities provided with this development (if applicable): Clubhouse, pathways, gazebos, open space
Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Townhomes
❑ Duplexes✓Q Iulti-family ❑ Other
Non-residential Project Summary (if applicable)
Number of building tots:_
Gross floor area proposed:
Hours of operation (days and hours):
Percentage of site/project devoted to the following:
Landscaping:
Total number of employees:
Total number of parking spaces provided:
Authorization
Print applicant name: Steve Arnold
Applicant signature: Steve Arnold
Building:
Other lots:
Existing (if applicable):
Building height:
Paving:
Number and ages of students/children (if applicable):
Number of compact spaces provided:
Date: 4/24/14
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
2 (Rev. 021082013)
Tle M
Land Development & Real Estate
Services
April 24, 2014
Mr. Bill Parsons, Associate City Planner
City of Meridian
33 E. Broadway Avenue
Meridian, Idaho 83642
Dear Bill:
Subject: Shallow Creek Apartments Subdivision
On behalf of BCS Properties LLC, A Team Land Consultants presents to the City of
Meridian a Preliminary Plat application for the proposed Shallow Creek Apartments
Subdivision. Also included with the Preliminary Plat application are Conditional Use,
Rezone and a Floodway Review application.
The subject property is located at the southeast corner of Locust Grove Road and
Franklin Road. The property contains 5.85 total acres. The property is identified as
Ada County Assessor's Tax Parcel Number S1117223430. A portion of the subject site
is located within a Floodway, that portion is proposed to remain undeveloped and
landscaped.
Project Summary
The applicant is proposing 17 four plex units, 2 common lots, and one club house
lot. With the Preliminary Plat we are asking to annex and rezone the site from
RUT District (Ada County) to R-15 District (City of Meridian) allowing up to 15
units per acre. The City of Meridian's Comprehensive Plan Future Land Use
Map designates this site mixed use community. The gross density of the
residential area is calculated at 11.61 dwelling units to the acre. All of the
residential lots south of the Five Mile Creek have access along a private drive
isle, proposed off Locust Grove Road. No direct access is proposed to Franklin
and Locust Grove Roads. There are several common areas planned in the
center of the development, a gazebo and picnic area, a club house along with
extensive landscaping will be provided. There will be a pathway provided along
the Five Mile Creek easement and the perimeter of the subdivision. Open screen
fencing is proposed adjacent to Five Mile Creek, and Vinyl Fencing will be
provided along our south boundary. Fencing will be constructed in accordance
with City Code.
Land Use Planning & Design/ Project Management/ Real Estate
1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208) 871-7020 Fx. (208) 321-0625
E-mail: steve@ateamboise.com
Page 2
Drive Isles and Adjacent Roads
Primary access to the proposed development is a private road off Locust Grove
Road. The approach was built by ACHD when Locust Grove was widened to 5 -
lanes. The private streets will be constructed as a 25 -foot drive isle, 19 -foot
parking stalls on both sides and sidewalks adjacent to the parking. A traffic study
was not included with this application due to the minimal amount of trips this site
generates per day; approximately 476 trips per day.
This site is neighbored by a proposed storage unit to the east, an existing church
to the south, and Five Mile Creek and Franklin road to the north. Those
developments were approved without connections to this site, therefore, we are
not proposing private or public roadway connections. A private road is proposed
south of the Five Mile Creek to minimize disturbance of the creek and wetland
areas. Direct or parcel access to Franklin and Locust Grove Roads will be
prohibited and a note will be provided on the final plat at the time of recording.
There will be adequate access to the road system via the private drive isle off
Locust Grove Road.
Both Locust Grove Road and Franklin Road have been built as five lane minor
and principal arterials. No additional right-of-way along these roads is being
requested. Sidewalks are adjacent to both frontages, no additional sidewalks are
being proposed along Franklin or Locust Grove Roads.
There are common areas planned adjacent to both Franklin and Locust Grove
Roads. These will be landscaped extensively to screen the proposed residential
units. The landscaping will be provided to meet the minimum requirements of
City Code.
Annexation and Rezone
The property is bordered by high density zoning and commercially zoned
properties. This site is currently surrounded by Meridian City limits, and is
serviced by all City services. Annexing this property is consistent with previous
City actions. The R-15 zoning designation allows for 15 units per acre, and is
compatible with existing uses, and complies with the City's Comprehensive Plan.
This site is proposing 11.6 units per acres.
Utilities, Irrigation and Storm Drainage
There are existing wet and dry utilities adjacent to this site's west and south
property line. The developer is proposing to extend both sewer and water from
the west into this development. We are currently showing a looped water system
within the development. As this development progresses we will work with the
church to connect and loop the water system within their site. Dry utilities will
also be extended into this site to all building lots. The common areas will also be
utilized for storm drain, with seepage beds handling the nuisance water. It is
assumed we can discharge pretreated storm drain water into the Five Mile
C/Projects/Shallow Creek- Narrative.doc
Page 3
Creek, at predevelopments rates. That will be coordinated with the owners of
those facilities at final design and platting.
Pressurized irrigation is proposed to all common areas. The Boise Project Board
of Control has jurisdiction over our irrigation facilities, but the Nampa Meridian
Irrigation District has the rights to the water. As this site progresses we will work
with both agencies to facilitate designing a system for our site.
Five Mile Creek
The Five Mile Creek crosses a portion of this property. Associated with the creek
is a Flood Zone AE, as shown on the Flood Insurance Rate Map number
16001CO251-H. This zone is associated with a flood zone with a 1-percenct
annual chance (100 year) of a flood, prior to the site having fill placed within the
floodplain. The site has since been filled and raised out of the floodplain. In
accordance with the National Flood Insurance Program we will submit
application, LOMR-F, which provides detailed information that will revise the
portion of the floodplain affecting our site. There will be no building within the
flood way, and our plan is to enhance this area with vegetation and landscaping
that will create a nice amenity to the site.
Neighborhood Meetings
There were two neighborhood meeting conducted prior to submitting this
application. The first was completed late in the year, November 19, 2013, and an
additional meeting was held on March 27, 2014, due to the lapse in time for our
submittal. There were no major concerns by any neighbor at both meetings.
Proposed Buildings
As part of the application we are submitting color photographs of the proposed
buildings. The color combination for the buildings will be a mixture of earth tones
as shown on the submitted pictures. The fascia and trim will be designed in such
a way as to better accent the earth tones. Variations in wall panels and rooflines
are provided to also add architectural amenities to the buildings appearance. All
of the buildings will be constructed to a minimum of a Silver LEED standard, thus
providing energy efficiency. This in turn allows the mechanical units to be
constructed smaller. Two foot fencing will be provided to screen the mechanical
units.
The buildings and the facades are architecturally attractive and help function to
promote owner occupied buildings or a higher end rental unit. Each of the units
is two stories with its own individual entrance on each side of the building.
Pathways to the entrances are provided from the parking area to each unit, thus
giving the owner or renter the feel of a private entrance. The builder has a
copyright on the architectural design; these are very attractive units, built by a
reputable builder.
C/Projects/Shallow Creek- Narrative.doc
Page 4
Amenities and Open Space
The proposed development includes 3.85 acres of open space to be used for a
club house, picnic/gazebo area, and pedestrian pathways. Landscape buffers
are provided along Locust Grove and Franklin Roads, to buffer adjacent traffic
from this site. A pathway will be provided along the Five Mile Creek easement.
The pathway will be located within a landscaped buffer and planted with trees
and shrubs to give the pathway area a more open feel. All landscape areas will
be landscaped in accordance with Meridian City landscaping requirements.
Vision Statement
This site is located at a visible intersection in an area of the City that has been
developed or proposed development with residential and commercial uses
surrounding the site. There is great access to entertainment and employment
centers. This site is located in a very central location, and near downtown. The
developer will also be the builder and has a very unique floor plan and elevations
which greatly enhance the quality of the project. Extensive care will be provided
to "build" value into this development. Our vision is to work with the City and
create a neighborhood that not only adds value but creates a sense of "place" as
you enter the site. We encourage members of Staff, the Planning and Zoning
Commission and City Council to participate in this Vision. This will only enhance
the community and the project, which will be a benefit to all.
It is anticipated that the applications are in compliance with all applicable plans and
codes adopted by the City. Please notify us as early as possible if you should need
additional clarification or information regarding this application. The proposed
development will be a great addition to the City and will be a high quality residential
development along a major gateway to the City. I look forward to working with the City
as this development moves forward in the process.
Sincerely,
A Team Land Consultants
Steve Arnold
Project & Real Estate Manager
Cc: Dave Scaggs
C/Projects/Shallow Creek- Narrative.doc
anon Professional Engineers, Land Surveyors and Planners
826 3RD St. South, Nampa, ID 83651
Ntanfl�eld' Inc. Ph (208) 454-0256 Fax (208) 454-0979
e-mail: dhol2hey@mseng.us
FOR: Syringa Creek LLC
JOB NO.: AU0713
DATE: May 02, 2014
ANNEXATION PARCEL
An annexation parcel of land being a portion of the NW1/4 NWl/4 of Section 17, Township 3 North,
Range 1 East, Boise Meridian, Ada County Idaho, more particularly described as follows:
BEGINNING at the northwest corner of the NWl/4 NWl/4;
Thence S 89° 56' 10" E a distance of 240.01 feet along the north boundary of the NWl/4 NWl/4 to a
point;
Thence S 00° 31' 11" W a distance of 185.01 feet parallel with the west boundary of the NWl/4 NWl/4
to a point;
Thence S 89° 56' 10" E a distance of 345.45 feet parallel with the north boundary of the NWl/4 NWl/4
to a point on the approximate centerline of Five Mile Creek;
Thence along the approximate centerline of Five Mile Creek the following courses and distances;
Thence S 44° 38'22" E a distance of 44.34 feet to a point;
Thence S 36° 23' 10" E a distance of 119.84 feet to a point;
Thence S 16° 22'57" E a distance of 292.73 feet to a point;
Thence leaving approximate centerline of Five Mile Creek N 89° 56' 10" W a distance of 391.10 feet
parallel with the north boundary of the NW 1/4 NW 1/4 to a point;
Thence N 00° 31' 11" E a distance of 113.74 feet parallel with the west boundary of the NWl/4 NW1/4
to a point;
MASON &5TANHr_LD, INC
ENGINEERS, 5axvEYOR5s &4NNER5
Page 1 or 2
Thence N 89° 56'10" W a distance of 382.88 feet parallel with the north boundary of the NWl/4 NW1/4
to a point on the west boundary of the NW 1/4 NW 1/4;
Thence N 00° 31' 11" E a distance of 479.96 feet along the west boundary of the NW1/4 NWl/4 to the
POINT OF BEGINNING.
This annexation parcel contains 6.61 acres more or less.
MA50N & 5TANFIELD, INC.
ENGINEERS SURVEYORS&PLANNERS
Page 2 of 2
N00°31'11 "E
ro�
a co
o �o
ocb
0
m°
Parcel name: Annex
North: 706969.47
Line Course: S 89-56-10 E
North: 706969.20
Line Course: S 00-31-11 W
North: 706784.20
Line Course: S 89-56-10 E
North: 706783.82
Line Course: S 44-38-22 E
North: 706752.27
Line Course: S 36-23-10 E
North: 706655.79
Line Course: S 16-22-57 E
North: 706374.95
Line Course: N 89-56-10 W
North: 706375.38
Line Course: N 00-31-11 E
North: 706489.12
Line Course; N 89-56-10 W
North: 706489.54
Line Course: N 00-31-11 E
North: 706969.48
East : 2459248.15
Length: 240.01
East : 2459488.16
Length; 185.01
East : 2459486.48
Length: 345.45
East : 2459831.93
Length: 44.34
East : 2459863.09
Length; 119.84
East : 2459934.18
Length: 292.73
East : 2460016.74
Length: 391.10
East : 2459625.64
Length: 113.74
East : 2459626.67
Length: 382.88
East : 2459243.79
Length: 479.96
East : 2459248.15
Perimeter: 2595.06 Area: 288,090 Sq Ft 6.61 Ac.
Mapcheck Closure - (uses listed courses and chords)
Error Closure: 0.01 Course: N 07-09-44 W
Error North: 0.013 East : -0.002
Precision 1: 259,506.00
Bill Parsons
From:
Douglas Green
Sent:
Friday, May 02, 2014 4:24 PM
To:
Bill Parsons
Subject:
RE: Shallow Creek Legal Description and Exhibit Map
Attachments:
ShallowCreek.pdf
Bill,
The legal was valid and well placed.
On a separate thing, it is a little weird how the city limit doesn't line up with parcels or southern boundary of this annex.
Doug
From: Bill Parsons
Sent: Friday, May 02, 2014 3:24 PM
To: Douglas Green
Cc: Justin Lucas
Subject: Shallow Creek Legal Description and Exhibit Map
Good Afternoon Doug,
Attached is the Shallow Creek Subdivision annexation legal description and exhibit map for review. This project is tentatively
scheduled for the 06/05/14 P/Z hearing. Please let me know if there are any issues with the attached documents so I may inform
the applicant.
Thanks,
Bill Parsons, AICP
Associate City Planner
Community Development Department
33 E. Broadway Avenue
Meridian, Idaho 83642
PHONE: (208) 884-5533
FAX: (208)888-6854
bparsons@meridiancity.org
From: Steve Arnold [mailto:steve(dateamboise.coml
Sent: Friday, May 02, 2014 10:10 AM
To: Bill Parsons
Subject: Fwd: Syringa
here you go that should be all that you need thanks
Sent from my Verizon Wireless 4G LTE DROID
-------- Original Message
Subject: RE: Syringa
*�Ic
rU)
&n
\�
AK3A 2g7nmT#
�
e
2/
�
k2
0
/
w
�
wk!
_
�
; § wC)
\
$
\
' '
-
§§J
\
\)
/
x
|
AK3A 2g7nmT#
�
e
2/
�
k2
o
w
�
wk!
_
�
; § wC)
�
�
\/\\�v\
wk!
_
; § wC)
\
\/\\�v\
' '
-
§§J
asai7 Professional Engineers, Land Surveyors and Planners
826 3RD St. South, Nampa, ID 83651
tan/ ieid, inc Ph (208) 454-0256 Fax (208) 454-0979
e-mail: dholzhey@mseng.us
FOR: Syringa Creek LLC{
JOB NO.: AU0713
DATE: March 19, 2014
PARCEL 1
A parcel of land being a portion of the NWI/4 NW1/4 of Section 17, Township 3 North, Range 1 East,
Boise Meridian, Ada County Idaho, more particularly described as follows:
Commencing at the northwest corner of the NW1/4 NW1/4;
Thence S 00° 3P 11" W a distance of 479.96 feet along the west boundary of the NW 1/4 NW 1/4 to a
point;
Thence S 89° 56'34" E a distance of 48.00 feet to a point on the easterly right of way of S. Locust
Grove Road and the POINT OF BEGINNING;
Thence along the easterly right of way of S. Locust Grove Road and the southerly right of way of
Franklin Road the following courses and distances;
Thence N 000 31' 11" E a distance of 108.94 feet parallel with and 48.00 feet east of the west boundary
of the NWJ/4 NWl/4 to a point;
Thence N 031 57' 16" E a distance of 100.15 feet to a point;
Thence N 00° 31' 11" E a distance of 203.78 feet parallel with and 54.00 feet east of the west boundary
of the NW1/4 NW1/4 to a point;
Thence N 45° 56'03" E a distance of 32.04 feet to a point on the southerly right of way of Franklin
Road;
Thence S 89° 56' 10" E a distance of 163.19 feet parallel with and 45.00 feet south of the north boundary
of the NW1/4 NWl/4 to a point;
MA50N & 5TANFIELD, INC.
ENG/NEER5,5URvEYDR5&PL4NNE 5
Page 1 ort
Thence leaving said right of way S 00° 31' 11" W a distance of 140.00 feet parallel with the west
boundary of the NW1/4 NW1/4 to a point;
Thence S 89° 56' 10" E a distance of 345.45 feet parallel with the north boundary of the NWl/4 NWl/4
to a point on the approximate centerline of Five Mile Creek;
Thence along the approximate centerline of Five Mile Creek the following courses and distances;
Thence S 44° 38'22" E a distance of 44.34 feet to a point;
Thence S 36° 23' 10" E a distance of 119.84 feet to a point;
Thence S 16° 22'57" E a distance of 292.73 feet to a point;
Thence leaving approximate centerline of Five Mile Creek N 89° 56'10" W a distance of 391.10 feet
parallel with the north boundary of the NWl/4 NWl/4 to a point;
Thence N 00° 31'11" E a distance of 113.74 feet parallel with the west boundary of the NWl/4 NWl/4
to a point;
Thence N 89° 56' 10" W a distance of 334.88 feet parallel with the north boundary of the NWl/4 NW1/4
to the POINT OF BEGINNING;
This parcel contains 5.84 acres more or less.
Also, this parcel is subject to all easements and rights-of-way of record or implied.
MA50N & 5TANFIELD, INC
E1VG/NEEK.5—SURVEYORS &PLANNER5
Page 2 or 2
Section Line Legal Description:
L�1:I1-1YiiY_YI
A parcel of land tying In the Northwest quarter of the Northwest quarter of Section 17, Township 3 North
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at the Northwest corner of Section 17, Township 3 North, Range 1 East of the Boise
Meridlan, City of Meridian, Ada County, Idaho, and running thence
South 00°00'00" West 479.98 feet along the West line of said Section 17; thence
North 89°32'15" East 25.00 feet to the East right-of-way of Locust Grove Road (said point being the
POINT OF BEGINNING); thence
North 00°00'00" East 439.96 feet; thence
North 89'32'15" East 215.01 feet; thence
South 00°00'00" West 145.00 feet; thence
North 89032'15" East 345.46 feet to the centerline of Five Mile Creek: thence
along said centerline of the following three courses:
South 46"09'35" East 44.34 feet; thence
South 36064'20" East 119.84 feet; thence
South 16°54'10" East 292.73 feet; thence
South 89'32'15" West 391.10 feet; thence
North 00000;00" East 113.74 feet; thence
South 89°32'15" West 367.68 feet to the POINT OF BEGINNING,
EXCEPTING THEREFROM:
That portion of Locust Grove right-of-way as conveyed to Ada County Highway District in Warranty Deed
recorded April 11, 2003, as Instrument No. 103060602, being more particularly described as follows:
A parcel located in the Northwest quarter of the Northwest quarter of Section 17, Township 3 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at a brass cap monument marking the Northwesterly corner of said Northwest quarter of the
Northwest quarter from which a brass cap monument marking the Northeasterly corner of the Northwest
quarter of said Section 17 bears
South 89°56'51" East a distance of 2645.89 feet; thence
South 0°31'11" West along the Westerly boundary of said Northwest quarter of the Northwest quarter a
distance of 40.00 feet to the POINT OF BEGINNING; thence continuing
South 0°31'11" West a distance of 439.98 feet to a point; thence
leaving said Westerly boundary
South 89°58'61" East a distance of 48.00 feet to a point; thence
North 003111" East a distance of 108.94 feetto a point; thence
North 3°57'11" East a distance of 100.19 feet to a point; thence
North 0°31'11" East a distance of 203.78 feet to a point; thence
North 45°55'42" East a distance of 32.04 feet to a point; thence
South 89°68'51" East a distance of 163.19 feet to a point thence
North 0030'47^ East a distance of 5.00 feet to a point; thence
North 89°56'51" West a distance of 240.02 feet to the POINT OF BEGINNING.
ADA COUNTY RECORDER Christopher D. Rich AMOUNT 13.00 2
BOISE IDAHO 08/15/2013 03:01 PM
DEPUTY Che Fowler
shnphrfle Elerirodc Recording
TITLE " RRCorroaD-rmQUFaroF 11111111111111111111 IN
A T;TLC E ESCROW Ca NEXTITLE-IDAHO 113093758
Ny1b-O(OSIS'gV MmIS
WARRANTY DEED
FOR VALUE RECEIVED
Gramercy, LLC, an Idaho Limited Liability Company GRANTOR(s) does(do) hereby GRANT, BARGAIN,
SELL and CONVEY unto:
BCS Properties, LLC, an Idaho Limited Liability Company GRANTEE(s), whose current address is: S
Locust Grove Rd, Meridian, ID 83842 the following described real property In Ada County, State of Idaho
more particularly described as follows, to wit:
Legal description attached hereto and made a part hereof marked Exhibit "A"
TO HAVE AND TO HOLD the said premises, with their appurtenances unto sold Grantee($), and
Grantee(s) heirs and assigns forever. And Grantor(s) does(do) hereby covenant to and with said
Grantee(s) that Grantors) Is/are the owners) in fee simple of said premises, that said premises are free
from all encumbrances, EXCEPT those to which this conveyance is expressly made subject and those
made, suffered or done by the Grantee(s); and subject to reservations, restrictions, dedications,
easements, rights of way and agreements, If any, of record, and general taxes and assessments,
(including irrigation and utility assessments, if any) for the current year which are not yet due and payable
and the Grantor(s) will warrant and defend the same from all lawful claims whatsoever.
STATE OF: Idaho)
COUNTY OF
On this day off In the year of �D/3 , before me me undersigned Notary
Public in and for said State, rsonally appeared t JL%SC , known or
Identified to me (or proved to me on the oath of...) to be th , of the
limited liability company that executed the Instrument or the person who exee ted the instrument on behalf
of said limited liability company and acknowledged to me that such
limited liability company executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in
Is oI cate first written.
� °y�SSA Aq
Notary Public for ^°'�F� ......"• o` ,-
Residing at: OTq� ,o N
My commission expires: = q p 1
rRara;lclaho 5 �•4
Mycommission t:>:�lies R202017 'pAUBLIC
.OF 15R
AFFIDAVIT OF LEGAL INTEREST
S'L'ATE OF IDAHO
COUNTY OF ADA
BCS Properties LLC
(name)
Nampa
(city)
being first duly sworn upon, oath, depose and say:
1341 S. Spring Valley Drive
(address)
ID 83686
(state)
That I am the record owner of the property described on the attached, and I grant my
permission to:
A Team Land Consultants 1785 Whisper Cove, Boise Id. 83709
(name)
(address)
to submit the accompanying application(s) pertaining to that property.
2. 1 agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. 1 hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related to processing said application(s).
Dated this - day of 20�
(Signature)
SUBSCRIBED AND SWORN to before me the daynod year first above written.
\\\\O,\\0 E!ES�%moi ,
NOT �c
(Notary Public for Idaho)
I _ Residing at: --EAci 14A
My Commission Expires: h • ; i— / 9
/III I IDI IANO\\\\\\\`\``\
33 E. Broadway Avenue, Suite Int • ibleridlan. Idaho 83642
Phone: (208) 884-5533 • Pacsimile: (208).888- 5.1 • webxile: www.meridiancity.org
251
CERTIFICATE OF ORGANIZATION FILED
LIMITED LIABILITY COMPANY AVE
(Instructions on back of application) 11 { + (� AAH 1' 8 8:3
' 4 43
1. The name of the limited liability company is: ,-.:.-�r ylAj�
t)',,l _ )F 10AHp
BCS Properties, LLC
2. The complete street and mailing addresses of the initial designated/principal office:
506 6th Street, Rupert, Idaho 83350
(Sheet Address)
P.O. Box 513, Rupert, Idaho 83350
(MM" AWWA, H WfengM than Street address)
3. The name and complete street address of the registered agent
Dean Condie 506 6th Street, Rupert, Idaho
(Street Address)
4. The name and address of at least one member or manager of the limited liability
company:
Dean Condie
Aams
506 6th Street; Rupert, Idaho
5. Mailing address for future correspondence (annual report notices):
c/o Dean Condie P.0, Box 513 Rupert Idaho 83350
6. Future effective date of filing (optional): N/A
Signature of a manager, member or authorized
person.
Signature
Typed Name: Dean Condie
Signature_
Typed Name:
use 0*
611131201165200
CK: 3351 CT: 181589 BN: 1255247
10 1119.1/ = 1111.911 ON LLC 12
W Rqi 5�q
�%®ff 41==� ■ mr%,%.e a
mr%aov-mocw*�
A PART
OF THE NW 1/4 NW
1/4, SECTION
17, T. 3 N., R. 1
E., B.M.
MERIDIAN,
ADA COUNTY,
IDAHO
2013
0
Q
0
Q
J
O
Z
Z
E. FRANKLIN
ROAD
0
m
W
Q
3
0
O
�
ct� E.
KALISPELL LANE
0
c�
U
O
N
E. WOODBRIDGE DRIVE
SYRINGA CREEK
VICINITY MAP
Jog No. AU07t3
Professional Engineers,
DW No. Conceptlayout2
Land Surveyors
35011
&Planners
SCALE, NTS REV. Q
1),�JJII
�,/ Lc9 i11 (el U,
Inc (M3454V56FNam I Wl
(1p9)454-0156 FS'thav(T79)45aim19
0979
ELD BD No.
DRANK BY: DAZE:
JH 3/20/14
m���
CITY OF MERIDIAN
PRE -APPLICATION MEETING NOTES
Name:
City Staff:,
f . Us_ e , , I wo'l"
Location: S—, „„ -
Comprehensive Plan Future Land Use MaI
Design Guidelines Development CQ,ntext:
Proposed Use: /'),
Existing Use: wl
Surrounding Uses: ra.,-..,,ty cr:
Street Buffer(s) and/or Land U B ffer(s):
Open Space/Amenities/Pathways: U'
Access/Stub Streets/Street System: —f
Sewer & Water Service: e/ /�,
T000araphv/Hvdroloov/Floodplain Issues:
History: ✓✓A
Additional Meeting Notes:
L
Proposed Zoning: s
Existing Zoning: fC kr
4-
CiC
( xr, )
Date: 3-0-1V
of Property:
Other Agencies/Departments to Contact:
❑ Ada County Highway District ❑ Nampa Meridian Irrigation District ❑ Public Works Department
❑ Idaho Transportation Department ❑ Settler's Irrigation District ❑ Building Department
❑ Sanitary Services Company ❑ Police Department ❑ Parks Department
❑ Central District Health Department ❑ Fire Department ❑ Other:
Application(s) Required:
❑ Administrative Design Review
❑
Conditional Use Permit Modification/Transfer
❑ Rezone
❑ Alternative Compliance
❑
Development Agreement Modification
❑ Short Plat
❑ Annexation
❑
Final Plat
❑ Time Extension - Council
❑ City Council Review
❑
Final Plat Modification
❑ UDC Text Amendment
❑ Comprehensive Pian Amendment - Map
❑
Planned Unit Development
❑ Vacation
❑ Comprehensive Plan Amendment -Text
®
Preliminary Plat yy210140 y^'Par 10f
❑ Variance
® Conditional Use Permit f,3, ,9, k)
[]
Private Street i6r ;r , / rn P /, f
❑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.
-4o
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 appheation(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.
Z
Applicant/agent signature Date
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Rom (208) 884-5533 0 Facsimile: (208) 888-6854 0 Website: www.metidiancity,oeg
CSE IDIAN:---
Community Development
Parcel Verification
Date: 4/17/14
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: Shallow Creek Apartments
Parcel Number: 51117223430
T/R/S:
Acres:
Property Owner:
3N/1E/17
5.856
BCS Properties LLC
PO Box 513
Rupert, ID 83350
Address Verification Rev: 04/23/12
Steve
From: Jerry Hastings <jhastings@adaweb.net>
Sent: Thursday, April 17, 2014 4:04 PM
To: Steve Arnold; Darin Holzhey (dholzhey@mseng.us); Scott Stanfield
(sstanfield@mseng.us)
Subject: Shallow Creek Apartment Subdivision Name Reservation
April 17, 2014
Steve Arnold
A Team Land Consultants
RE: Subdivision Name Reservation: "Shallow Creek Apartment Subdivision"
Dear Steve,
At your request I have reserved the name of "Shallow Creek Apartment Subdivision" for your project. I can honor this
reservation only as long as your project is in the approval process. Final approval can only take place when the final plat
is recorded.
This reservation is available for the next ten (10) years unless the project is terminated by the client or the jurisdiction or
the conditions of approval have not been met. In which case the name can be re -used by someone else.
Sincerely,
From: Steve Arnold [mailto:steve@ateamboise.com]
Sent: Thursday, April 17, 2014 3:21 PM
To: Jerry Hastings
Subject: RE: Subdivision Name
Jerry,
That would be great.
Thanks,
TEAM
Larod DevOopfflMl BRoaf Esmle
Snrvlcns
Steve Arnold, Project Manager
(208) 871-7020
1785 S Whisper Cove, Boise, Idaho 83709
Steve @atea m boise.com
Jerry L. Hastings, PLS 5359
s ,1,
County Surveyor
Ex Officio Recorder
Ada County Development Services
200 W. Front 5t., Boise, ID 83702
(208) 287-7912 office
(208)287-7909fox
From: Steve Arnold [mailto:steve@ateamboise.com]
Sent: Thursday, April 17, 2014 3:21 PM
To: Jerry Hastings
Subject: RE: Subdivision Name
Jerry,
That would be great.
Thanks,
TEAM
Larod DevOopfflMl BRoaf Esmle
Snrvlcns
Steve Arnold, Project Manager
(208) 871-7020
1785 S Whisper Cove, Boise, Idaho 83709
Steve @atea m boise.com
From: Mindy Wallace
To: "Steve Arnold"
Subject: RE: Shallow Creek Apts
Date: Tuesday, April 22, 2014 2:21:10 PM
Steve,
A traffic impact study is not required for this application.
Please let me know if you have any other questions.
Mindy
Mindy Wallace, AICP
Planner III
Ada County Highway District
(208) 387-6178
"We drive quality transportation for all Ada County -- Anytime... Anywhere!"
-----Original Message -----
From: Steve Arnold I'm ailtoqsteve(@ateambolse.coml
Sent: Tuesday, April 22, 2014 12:32 PM
To: Mindy Wallace
Subject: RE: Shallow Creek Apts
68 Units
Steve Arnold, Project Manager
(208) 871-7020
1785 S Whisper Cove, Boise, Idaho 83709 steve@ateambo!se,com
-----Original Message -----
From: Mindy Wallace rmailto:MwallaceCa)achdidaho.ora]
Sent: Tuesday, April 22, 2014 12:08 PM
To: Steve Arnold (steve@ateamboise.com)
Subject: RE: Shallow Creek Apts«
Steve,
How many units are you proposing?
Mindy
Mindy Wallace, AICP
Planner III
Ada County Highway District
(208) 387-6178
"We drive quality transportation for all Ada County -- Anytime... Anywhere!"
Geotechnical Report
Proposed
Locust Grove Apartments
Ada County Parcel
# S1117223430
also known as
SE corner of Locust Grove and Franklin Roads
Meridian, Idaho 83680
Prepared for:
Mr. Greg Johnson
The Westpark Company, Inc.
Post Office Box 344
Meridian, Idaho 83680
Prepared by:
Bob J. Arnold, PE
14355 West Battenberg Drive
Meridian, Idaho 83642
(208)440-6276
File 130313001
April 27, 2013
Bob J. Arnold, PE
208-440-6276
Mr. Greg Johnson
The Westpark Company, Inc.
Post Office Box 344
Meridian, Idaho 83680
Dear Greg:
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
trnoldoeOmsn.com
Re: Geotechnical Report
Proposed Locust Grove Apartments
Ada County Parcel # S1117223430
SE Corner Locust Grove & Franklin Roads
Meridian, Idaho 83680
As per your authorization, on April 15 & 16, 2013 this consultant supervised the
drilling of ten geotechnical borings and excavation of two test pits on the referenced
project. Borings and test pits were logged and soil samples were gathered by this
engineer. Selected soil samples were then submitted to the laboratory for testing.
Based upon observed conditions and reported development plans, there is no
geotechnical concern that will prevent development or construction of the proposed
Locust Grove Apartment Complex on the referenced parcel.
Design and construction recommendations concerning earthwork, structural fill,
foundations, floors and pavements, compaction requirements, storm water disposal and
other concerns are provided. The construction and civil engineering recommendations
presented within this report are to be incorporated into the project plans and
specifications and adhered to during design and construction.
We appreciate this opportunity to be of service and we look forward to working
with you during the design and construction of this development. Should you have any
questions or require additional information, please contact our office at your
convenience.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Page 3 of 32
TABLE OF CONTENTS
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
TABLEOF CONTENTS..........................................................................................3
INTRODUCTION.....................................................................................................4
Purposeand Scope......................................................................................4
Authorization.................................................................................................5
Warranty and Limitations..............................................................................5
BACKGROUND & RESEARCH
............................................................................6
General.........................................................................................................6
FieldInvestigation.........................................................................................7
LaboratoryTesting........................................................................................7
ObservedConditions....................................................................................8
CONSTRUCTION RECOMMENDATIONS.............................................................9
GeneralEarthwork........................................................................................9
StructuralFill.................................................................................................10
Excavations..................................................................................................10
FoundationSystem.......................................................................................10
SiesmicSetting.............................................................................................11
Foundation Excavation.................................................................................11
Storm Water Control.....................................................................................11
Slabon Grade Concrete...............................................................................12
Flexible Pavement Section...........................................................................13
GENERALCOMMENTS.........................................................................................13
APPENDIX..............................................................................................................14
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
27. 2013
INTRODUCTION
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
irnoldaena msn.com
PURPOSE AND SCOPE
This report presents the results of a Geotechnical Evaluation performed on Ada
County Tax Parcels S1117223430 (5.9 Acres) located on the south side of Franklin
Road and east side of Locust Grove Road in Meridian, Idaho. The purpose of this
investigation was to evaluate the subsurface soil conditions and provide information to
be used to design and evaluate the cost of construction of a planned high density
apartment complex. Geotechnical recommendations for earthwork operations, building
foundations and civil construction are provided.
The field investigation included subsurface exploration by means of a
geotechnical drill rig operated by R. P. Jones Drilling and rubber tire backhoe operated
by Anderson & Wood Construction, both of Boise, Idaho. A CME 75 drill rig with eight -
inch outside -diameter hollow stem augers was used to perform the drilling. The drill was
equipped with an automatic trip hammer allowing Standard Penetration Tests (SPT's) to
be performed. SPTs were performed using 1.5 and 2.0 foot length split spoons run
through eight inch, hollow -stem, continuous flight augers. Since the drilling operation
was intended to evaluate the structural fill previously placed by the developer,
continuous sampling was employed. Representative sample were obtained using split -
spoon sampling procedures in general accordance with ASTM D-1586. The split spoon
was driven 1.5 or 2.0 feet ahead of the auger into undisturbed soil. The standard
penetration value "N" is defined as the number of blows of a one hundred and forty
pound hammer, falling thirty inches, required to drive a standard 1%' diameter split
spoon sampler one foot into the soil. The number of blows required to drive the sampler
is recorded in increments of six inches of penetration. The "N" value is obtained by
adding the second and third incremental blow counts and indicates the relative density,
and provides a basis for evaluating the density and consistency of the soils and the soils
bearing capacity. Results of the penetration tests are shown on the boring logs.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
Two test pits were also excavated utilizing a rubber tire backhoe. These test pits
were specifically excavated to allow for examination and sampling of the native soils
present under the client placed structural fills. Representative samples were obtained
from the split spoons and from the test pit spoil piles, identified as to location and depth,
bagged in sealable plastic bags, and delivered to the laboratory for additional testing.
Idaho Testing & Inspection was retained to perform compaction testing. Tests
were performed at the first three boring locations on the existing ground surface. These
tests were performed to assist with interpreting Standard Penetration Test results. A
blended sample was gathered from all three locations and returned to the laboratory for
Standard Proctor analysis. All field and laboratory results are in the Appendix.
AUTHORIZATION
Authorization to proceed with this geotechnical investigation was received from
the property owner and developer, Mr. Greg Johnson on or about March 15, 2013.
Authorization to perform the field work and generate this report, payment for the
services rendered, and the use of the recommendations provided herein indicate the
client's acceptance of the scope of work, warranty, limitations and general conditions
provided herein and within the submitted and approved proposal.
Only the client and sub consultants/contractors working on the identified parcel
and herein described project are authorized to utilize and duplicate this report. Usage
and duplication authorization can be granted to other parties but must be requested in
writing and must be authorized by both the client and this consultant.
WARRANTY AND LIMITATIONS
The exploration and evaluation of subsurface conditions documented herein is
considered sufficient to form a basis for the provided recommendations. The provided
recommendations are based on the available soils information and preliminary design
details either assumed or furnished by the client. It is warranted that these
recommendations have been promulgated after being prepared in accordance with
locally accepted professional engineering and geotechnical engineering practice. No
other warranties are implied or expressed.
Bob J. Arnold, PE 14356 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
April 27, 2013
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
BACKGROUND & RESEARCH
GENERAL
As authorized by the client, this consultant observed the drilling of ten borings
and excavation of two test pits on the subject property. A proposed site layout for Locust
Grove Apartments was provided by the client. This drawing and a hand held GPS unit
were used to locate the borings. The boring locations were then transferred to the
Google Earth Aerial Photo included in the Appendix. Borings were positioned to be
near proposed building locations and within the proposed access driveways. Design
plans at the time of drilling indicated that seventeen building structures, a swimming
pool and access driveways with over 120 perpendicular parking stalls are planned. The
property will be accessed from Locust Grove Road with a central driveway that
continues to the east end of the property where a T- Street is to be located.
This consultant first visited this property in November 2012. At that time much of
the property was covered with end dumped piles of non -compacted and uncontrolled fill
materials imported during the last few years. Historical aerial photos available on
Google Earth indicate that there was no fill on the lot in 2003 when the adjacent LDS
Church was constructed. Filling began after 2003 and continued until 2009 or 2010. It
was recommended to the client that the weeds be removed and the existing stockpiles
be dozed flat and placed across the entire property in a thin, compactable layer. Any
garbage or construction debris encountered was to be removed from the property. At
that time it was recommended that any additional fill be placed in thin lifts, free of debris
and organic materials and continuously compacted during placement. It was also
recommended that in lieu of compaction testing, a completed geotechnical investigation
be performed after the owner completed the planned filling. This current investigation is
that recommended evaluation of the owners filling and grading efforts.
Client reported that weeds were removed, piles pushed flat and additional fill
placed during February and March 2013. In March 2013 this consultant was retained to
evaluate the fill placed and provided geotechnical recommendations for the proposed
apartment complex.
Bob J. Arnold, PE 14356 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Page 7 of 32
FIELD INVESTIGATION
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
130313001.doc
It is noted that this engineer has visited the project site numerous times since
November 2012 to observe the owners progress and provided engineering
recommendations on an as needed basis. Based upon these random inspections, the
client /owner has complied with the 2012 recommendations for fill placement. Lifts were
always observed to be thin and free of debris and organic materials and were
compacted priorto placing additional materials.
During this investigation, ten borings and two test pits were advanced to depths
ranging from 10.0 to 11.5 feet below the existing ground surface. At the time of this
investigation, the surface soils on this property were firm and stable allowing complete
access with drilling and excavation equipment. Continuous split spoon sampling was
utilized to evaluate the fill placed by the client / owner and the deeper native soils. At
each location drilling was advanced to the native, sand and gravel soils or to auger
refusal. Two test pits were excavated, one at the east end of the property and one at
the northwest corner. These were excavated specifically to allow the examination and
sampling of the native surface soils. Piezometers were installed in these two test pits to
allow for future groundwater measurements. During drilling, samples were recovered
from the split spoon sampler as drilling was advanced or from stockpiles of materials
removed from the test pits. These samples were sealed in plastic bags, labeled, and
returned to the laboratory for evaluation and analysis. Selected samples were then
submitted for laboratory testing.
LABORATORY TESTING
In the laboratory, sieve analysis (ASTM Test Method C136-93), Moisture Content
(ASTM Test Method 2216-92) and Liquid Limit, Plastic Limit and Plasticity Index (ASTM
Test Method D 4318-93) testing were performed on selected samples. A Standard
Proctor, (ASTM Test Method D 698) was performed to compare to inplace density
results. Tests were performed in general accordance with the cited ASTM test methods.
All test results are included on the logs and reports located in the Appendix.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
8 of 32
OBSERVED CONDITIONS
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
As indicated, the client has placed a substantial depth of fill across the entire
property. Borings indicate that fills ranging from three to seven feet in thickness. The
deepest fill areas are along the northern edge and center of the filled area.
The client reported that prior fill materials came from many different sources and
therefore varied greatly. Fills placed this year were from a single source and therefore
were more consistent. The client was instructed and reportedly attempted to avoid soils
with fat clays and high organic content. The fill materials are typically silty sands or
sandy silts or sandy silt/clay soils with varying amounts of clay and gravel. Surface
compaction tests and standard penetration tests (N Values) performed during drilling
operations indicate that the structural fill materials placed by the client / owner were
properly compacted and will support the proposed apartment buildings and driveway
pavement section. Below the structural fill, subsurface soils vary greatly. Native
subsurface soils were typically a sandy silt over the deeper pitrun type sand and gravel
soils. A clayey silt soil was encountered at the original ground surface in the east and
north ends of the filled areas. A sand pocket was present in the sand and gravel layer
in the southwest corner of the property.
Bob J. Arnold, PE 14365 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
irnoldae0wisn.com
CONSTRUCTION RECOMMENDATIONS
GENERAL EARTHWORK
The project has been designed and constructed so that the existing surface is the
designed subgrade for both street section construction and foundation construction.
Minor filling or cutting may be required to reach design subgrade elevations. For such
filling the onsite surface soils are acceptable for use as structural fill. All exposed
subgrade surfaces and each lift of fill is to meet the compaction requirements provided
herein for structural fill. Compaction testing and stability inspection are both
recommended. It is noted that soils can meet compaction requirements and still be
unacceptable if rutting, deflections or excessive moisture are present.
STRUCTURAL FILL
Imported fill is to be free of organic matter or other deleterious substances and
fines shall be non -expansive and non -plastic. Structural fill is to extend laterally outside
foundations a distance equal to the total depth of structural fill. Structural fill should be
placed in uniform, thin horizontal lifts; moisture conditioned as necessary, and
compacted to a minimum relative compaction of 95% maximum dry density as
determined by ASTM Method 698 "Standard Proctor". Compaction of structural fills
should be verified by in place density testing and construction observations. A qualified
engineer or his representative should monitor fill placement to ensure the work is
performed in accordance with these recommendations. Testing should be performed in
accordance with ASTM Test Methods D3017-88 and D2922-91 (nuclear densometer).
Field nuclear moisture - density testing shall be performed every 1.5 feet or on each lift
of compacted fill for every 500 square feet of surface area or every 100 feet of
foundation trench.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Page 10 of 32
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
EXCAVATIONS
No drilling and blasting or rock trenching will be required to install subsurface
utilities, foundations and stormwater disposal systems on the subject property.
Excavation with standard construction equipment and methods is anticipated. It may be
necessary to over excavate deep utility trenches and backfill with granular structural fill
in order to properly support subsurface utilities. It can also be anticipated that some
materials excavated from deep utility trenches will be too wet to be used as backfill
material. In this situation, imported granular fill is recommended for backfilling trenches.
Shallow excavations and trenches that do not exceed four feet in depth may be
constructed with side slopes approaching vertical. Below this depth it is recommended
that slopes not exceed a vertical to horizontal ratio of one to one. The ability of the
materials on site to maintain a vertical or near vertical excavation when standing open
without support over any extended period of time can be expected to be quite variable.
This information is provided for planning purposes. It is our opinion that
maintaining safe working conditions is the responsibility of the contractor. Jobsite
conditions such as soil moisture content, weather condition, earth movements and
equipment type and operation can all affect slope stability. All excavations should be
sloped or braced as required by applicable local, state and federal requirements.
FOUNDATION SYSTEMS
Recommendations are based upon both researched and the assumed
information. Please contact this consultant if assumptions are incorrect. Settlements
should be within permissible magnitudes with the recommended foundation system.
Any proposed residential / apartment building may be supported on conventional,
continuous and isolated pad foundations founded upon the existing ground surface.
Building lots have been filled and graded to foundation support elevation. It is
anticipated that fine grading with only minor cut or fills will be required. Bearing
pressures of up to 1500 psf are allowed for foundation design.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
of 32
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
SEISMIC SETTING
Soils on this site classify as Site Class C. Structures to be constructed onsite
should be designed as per the IBC requirements for such a seismic classification unless
the local building department / code specify a lower rating.
FOUNDATION EXCAVATION
After foundation areas have been excavated or graded to design grade it is
recommended that a geotechnical engineer inspect the subgrade soils to confirm that
conditions are similar to those documented within this report and used for design. This
inspection should verify that any loose fills and all organic materials have been removed
and that no excessively soft areas are present. If unacceptable soils are determined to
be present at the foundation support elevation it is recommended they be over
excavated to non plastic soils or a maximum of two feet and replaced with granular
structural fill. The foundation supporting subgrade surface is to be compacted to 95% of
the maximum dry density as determined by ASTM method D-698, "Standard Proctor".
STORM WATER CONTROL
It is recommended that storm runoff be directed away from all open excavations
and not be allowed to puddle on subgrade soils. If construction is to occur during the
wet season, then soft soils must be considered. If the subgrade is wet, traffic with
rubber tired equipment is to be avoided since rubber tired equipment will increase
rutting and deflections of wet or saturated surface soils. It can be anticipated that the
soils on the surface will quickly become too wet for any vehicular traffic.
It is understood that storm water will be directed to surface detention ponds or
infiltration trenches. Either system is acceptable provided drainage is extended to the
free draining sand and gravels observed in all boring locations. It is noted that sand
pockets or layers were observed in some borings and are also acceptable for drainage.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
irnoldoeGmsn.com
SLAB ON GRADE CONCRETE
For all slab on grade concrete including sidewalks, driveways, garage floors,
patios and occupied spaces, inspection must confirm that expansive, fat clays are not
present in the upper two feet of supporting soils. If present, such soils are to be
removed and replaced with granular structural fill. Care must be taken so that all
excavations below concrete floors and slabs are properly backfilled in accordance with
the structural fill recommendations outlined herein. This is very critical where a slab will
extend over utility trenches or retaining wall backfill. Trenches and wall backfill areas
are to be filled in lifts and benched each lift so that fill is not placed against a vertical soil
face greater than three feet tall. Testing is to confirm that compaction has been
achieved. Areas of excessive yielding or deflection should be excavated and backfilled
with structural fill.
Concrete slab on grade floors, sidewalks, patios and pavements should be
placed atop a minimum of'/ foot of imported granular structural fill. This granular mat
should be properly compacted to the specification of structural fill. The mat should
consist of sand or sand - gravel mixture with non -plastic fines. The material should all
pass a 3/4 inch sieve and should contain less than nine percent passing the # 200
sieve. All slabs should be suitably reinforced to make them as rigid as possible. Proper
joints should be provided at the junctions of the slab and foundation system so that
independent movement can occur without causing damage. In occupied spaces with
slab on grade floors a vapor barrier or retarder is recommended. Any vapor retarder or
barrier must meet the requirements of both the local building code and the floor surface
manufacturer.
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
irnoldr)e(@msn.com
FLEXIBLE PAVEMENT SECTION
Early planning and all grading and filling performed by the client have been
based upon constructing ACHD's standard section for a residential development.
Therefore, within the proposed Locust Grove Apartments a pavement section of 2.5"
asphaltic concrete, 4.0" of %" road base and 12.0 inches of sub base is recommended
for the driveway and any pavement that will be frequented by large truck traffic. In the
parking areas this pavement section can be reduced to 2.5" asphaltic concrete over
10.0" of " road base. It should be anticipated that materials meeting the requirements
of ISPWC are required for any work within this project. It is also anticipated that ACHD
may dictate a thicker section for work in the Locust Grove Road right of way. This may
include matching the existing section or designing a new section based upon ACHD
generated / recommended Traffic Index.
GENERAL COMMENTS
After the plans and specifications for each lot are completed and the foundation
supporting subgrade is prepared for foundation placement, it is recommended that this
consultant be provided the opportunity to review the final design and specifications and
inspect the foundation support soils. This review will confirm that the earthwork and
foundation recommendations have been properly interpreted and implemented. At that
time, it may be necessary to submit supplementary recommendations.
Engineering inspection, construction monitoring, and materials testing have been
recommended and must be performed to verify conditions and suitability of materials
used for structural fills and to confirm subgrade stability and proper placement and
compaction. Any revision in the plans for the proposed development from those
described in this report or deviations from the noted subsurface conditions should be
brought to the attention of this consultant.
This report has been prepared for the exclusive use of the identified owner /
client and their retained design consultants. Findings and recommendations within this
report are for specific application to the proposed subdivision development described
here and apply only to the property identified. APPENDIX FOLLOWS
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
biarnoldpe(a)msn.
APPENDIX
Project Plan
Boring Locations
Boring Logs
Soil Log Legend
Abbreviations & Acronyms
Standard Proctor on Fill
Inplace Density Tests
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
April 27, 2013
Project Plan
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
FRANKLIN ROAD
I
I--------------1
I I
I
I I I
I I I
I
I I
❑ �-
--
W` \ \
NN/
�' I i I _ v 'nI TJj♦
t
II '1
,
T
JL 8
I I • nx� � F
- ------------- NA
I u -
I ,
--
----
Site Plan
r-eva
Provided by Client
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
208-440-6276 biarnoldpe(aDmsn.com
April 27, 2013 Page 16 of 32 130313001.doc
Approximate Boring Locations
From Google Earth
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Boring Log
Boring #: B-1
Client: Greg Johnson
Project: Locust Grove Apartments
Location: East of Church. West side
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
130313001.doc
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By: Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
44
#
#
I
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-2.0
FILL - Tan, Moist, Firm,
SS
12
83
79
62
61.9
13.2
NP
NP
Sandy, SILT with gravel
(ML)
2.0-3.5
FILL - Brown, Moist,
SS
17
97
91
77
54.9
21.8
NP
NP
Firm, Sandy, SILT ML
3.5-5.0
NATIVE - Brown, Moist,
SS
15
86
70
40
16.5
10.1
NP
NP
Firm, Silty, SAND with
ravel SP
5.0-7.0
Brown, Moist, Firm,
SS
27
Sandy, Gravelly,
Clay/Silt
7.0-8.5
Tan, Wet, Dense, Silt
SS
39
over Gravel and Sand
10.0-11.5
Red, Clayey, Dense,
SS
67
Pitrun
11.5
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
April 27, 2013
Boring #:
Client:
Boring Log
B-2
Johnson
Project: Locust Grove Apartments
Location: SW Corner of Fill Zone
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By:
Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
44
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL -Tan, Moist, Firm,
SS
20
Sandy, SILT with gravel
1.5-3.0
FILL -Brown, Moist,
SS
18
Firm, Sandy, Clay/Silt
3.0-4.5
NATIVE - Tan, Moist,
SS
6
Firm, Silt/Clay
4.5-6.5
Tan, Moist, Firm,
SS
42
Silt/Clay over Clayey
Gravel and Sand
6.5-7.2
Red, Clayey Pitrun — No
SS
65/
Sample
9"
10.0-11.5
Pitrun — No Sample
SS
80
11.5
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Boring Log
Boring #:
B-3
Client:
Greg Johnson
Project:
Locust Grove Apartments
Location:
East End of Fill. North Side
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
irnoldae()msn.com
File: 130313001
Date Drilled: Anril 14 & 15. 2013
Driller: R P Jones
Logged By: Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL - Tan, Moist, Firm,
SS
17
Sandy, SILT with gravel
1.5-3.0
FILL - Brown, Moist,
SS
23
Firm, Sandy, Clay/Silt
3.0-4.5
NATIVE - Tan, Moist,
SS
17
Firm, Silt/Clay
4.5-6.5
Tan, Moist, Firm, Clayey,
SS
16
Gravel and Sand
6.5-7.3
Pitrun Sand and Gravel
SS
90/
10"
7.3-8.0
Pitrun Sand and Gravel
8.0
Auger Refusal
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
April 27, 2013
Boring #:
Client:
Boring Log
B-4
Johnson
Project: Locust Grove Apartments
Location: NE Corner of Fill Zone
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By:
Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
I
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL - Light Brown,
SS
39
Moist, SILT with sand
and gravel
1.5-3.0
FILL - Light Brown,
SS
68
Moist, sandy and
gravelly SILT
3.0-5.0
FILL /NATIVE — Brown,
SS
13
88
87
63
61.5
16.1
9.1
35.5
Gravelly, Sandy, SILT
over Brown, Moist, Firm,
SILT ML
5.0-6.5
Brown, Moist, Gravelly,
SS
11
60
54
20
4.3
4.1
NP
NP
SAND (SP)
6.5-10.0
Pitrun Sand and Gravel
Top of pitrun with Red
Clay
10.0
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
27,
Boring #:
Client:
Boring Log
B-5
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
irnoldoena msn.com
File: 130313001
Johnson Date Drilled: April 14 & 15, 2013
Project: Locust Grove Apartments Driller:
Location: South Side, at church corner Logged By:
R P Jones
Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL - Tan to Light
SS
19
Brown, Moist, Firm,
Sandy, SILT with clay
and gravel
1.5-3.0
FILL - Light Brown,
SS
41
Moist, SILT with sand
and gravel
3.0-5.0
NATIVE - Brown, Moist,
SS
23
98
92
81
63.3
15.9
NP
NP
Firm, Sandy, SILT (ML)
5.0-6.5
Brown, Moist, Gravelly,
SS
12
12.6
Sandy, SILT
6.5-10.0
Pitrun Sand and Gravel
Top of pitrun with Red
Clay
10.0
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
April 27, 2013
Boring #:
Client:
Project:
Location:
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
Page 22 of 32
Boring Log
B-6 File: 130313001
Johnson
Locust Grove
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
South Side Center Of Church Lot Logged By:
Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL - Tan to Light
SS
44
Brown, Moist, Firm,
Sandy, SILT with clay
and cemented soils
1.5-3.0
FILL - Tan to Light
SS
24
Brown, Moist, Firm,
Sandy, SILT with clay
and cemented soils and
gravel
3.0-4.5
FILL - Light Brown,
SS
12
9.8
Moist, SILT with sand
and gravel
4.5-6.5
NATIVE - Brown, Moist,
SS
14
16.6
Firm, SILT
6.5-8.5
Brown, moist, Silty,
SS
12
SAND with Gravel
8.5-10.5
Pitrun — Sand & Gravel
SS
29
10.5
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
r_Xlfd1y,R1
Boring Log
Boring #:
B-7
Client:
Greg Johnson
Project:
Locust Grove Apartments
Location:
SW Corner Of Fill Zone
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
arnoldpe(@Msn.com
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By: Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL - Tan to Light
SS
14
Brown, Moist, Firm,
Sandy, SILT with clay
and cemented soils
1.5-3.0
FILL - Tan to Light
SS
60
Brown, Moist, Firm,
Sandy, SILT with clay
and cemented soils and
gravel
3.0-5.0
FILL I NATIVE - Tan to
SS
47
Light Brown, Moist,
Firm, Sandy, SILT with
clay and gravel over
Brown, Moist, Sandy,
SILT
5.0-6.5
NATIVE — Pitrun Sand
SS
88/
and Gravel Top of pitrun
10"
with Red Clay
6.5-7.5
Pitrun - Sand and Gravel
Free Draining
7.5-9.0
Sand with Little gravel
9.0-10.0
Pitrun Sand and Gravel
10.0-11.5
Tan, Moist to Wet, Firm,
SS
34
84
77
51
32.2
25.8
NP
NP
with Gravel
E.5SAND'SP,
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Boring #:
Client:
Page 24 of 32
Boring Log
Johnson
Project: Locust Grove Apartments
Location: North Side, West End
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By:
Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL - Tan to Light
SS
24
Brown, Moist, Firm,
Sandy, SILT with clay
and cemented soils
1.5-3.0
FILL - Tan to Light
SS
40
Brown, Moist, Firm,
Sandy, SILT with clay
and cemented soils
5.0-7.0
FILL - Light Brown,
SS
9
21.2
moist, Firm, Clayey,
Sandy, SILT
7.0-8.5
NATIVE - Brown, Moist,
SS
11
99
97
67
50.9
14.6
NP
NP
Sandy, SILT (ML)
8.5
Gravel Contact
8.5-10.0
Pitrun sand and gravel
10.0
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Boring #:
Client:
Page 25 of 32
Boring Log
Johnson
Project: Locust Grove Apartments
Location: North Side, Center Of Fill
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By:
Bob Arnold
J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.5
FILL -Tan to Light
SS
32
14.3
Brown, Moist, Firm,
Sandy, SILT with clay,
cemented soils and
gravel
1.5-3.0
FILL -Tan to Light
SS
23
Brown, Moist, Firm,
Sandy, SILT with gravell
3.0-5.0
FILL -Tan to Light
SS
18
Brown, Moist, Firm,
Sandy, SILT with Gravel
5.0-7.0
NATIVE- Brown, Moist,
SS
11
15.7
Soft, Sandy, CLAY/SILT
7.0-8.5
Tan, Moist, Firm, Silty,
SS
33
Sand and Gravel
10.0-11.5
Tan, Moist to Wet, Firm,
SS
32
16.8
Dense, Fine, SAND
11.5
Bottom of Boring
No Groundwater
Encountered
J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Boring #:
Client:
Project:
Location:
Boring Log
B-10
Johnson
Locust Grove Apartments
Center Of Pad. Drivewav
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
130313001.doc
File: 130313001
Date Drilled: April 14 & 15, 2013
Driller: R P Jones
Logged By: Bob Arnold
Bob J. Arnold, PE 14365 Battenberg Drive Boise, Idaho 83713
Sample
44
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-2.0
FILL -Tan to Light
SS
11
Brown, Moist, Firm,
Sandy, SILT with clay,
cemented soils and
gravel
2.0-3.5
FILL -Tan to Light
SS
12
Brown, Moist, Firm,
Sandy, SILT with gravel
3.5-5.0
FILL -Tan to Light
SS
13
Brown, Moist, Firm,
Sandy, SILT with Gravel
5.0-6.5
NATIVE - Brown, Moist,
SS
14
8.6
Firm, Sandy SILT
6.5-10.0
Brown, Moist, Firm,
Silty, Sand and Gravel
10.0
Bottom of Boring
No Groundwater
Encountered
Bob J. Arnold, PE 14365 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
2013
Test pit:
Client:
Test Pit Log
TP — N
Johnson
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
trnoldaeBmsn.com
130313001.doc
File: 130313001
Date Drilled: April 14 & 15. 2013
Project: Locust Grove Apartments Driller:
Location: North Edge Of Filled Zone, Off Pad Logged By:
IIIIIIIIIIIIIIIIIIIIIIIIII-ROVTM
Bob Arnold
J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
I
I
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-3.5
FILL - Tan to Light
Bag
Brown, Moist, Firm,
3.0
Sandy, SILT with clay
and cemented soils
3.5-6.0
NATIVE - Brown, Moist,
Bag
19.2
NP
NP
Sandy, SILT (ML)
4.0
6.0
Gravel Contact
6.0-9.0
Pitrun type Sand and
Gravel, Cleaner with
Depth
9.0
Bottom of Excavation
No Groundwater
Encountered
Piezometer Installed
J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Test pit:
Client:
Project:
Location:
Test Pit Log
TP—E
Grea Johnson
Locust Grove Apartments
East End Of Fill Zone
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
arnoldpe(d)msn.com
File:
Date Drilled:
Excavator:
Logged By:
130313001
Aoril 14 & 15. 2013
Anderson & Wood
Bob Arnold
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Sample
#
#
#
#
DEPTH
SOILS DESCRIPTION
Type
N
4
10
40
200
M
PI
LL
0.0-1.0
FILL -Tan to Light
Brown, Moist, Firm,
Sandy, SILT
1.0-2.0
FILL- Brown, Moist,
Bag
99
97
88
65.2
17.2
9.9
38.8
Firm, Sandy, Clayey,
1.5
SILT (ML)
2.0-4.5
NATIVE - Light Brown,
Bag
Moist, Firm, Silty, Sand
3.0
4.5
Gravel Contact
4.5-8.5
Pitrun type Sand and
Gravel, Grades Cleaner
8.5
Bottom of Excavation
No Groundwater
Encountered
Piezometer Installed
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Soil Log Legend
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
130313001.doc
UNIFIED SOIL CLASSIFICATION SYSTEM
(ASTM STANDARD TEST METHOD D 2487 FOR CLASSIFICATION OF SOIL FOR ENGINEERING PURPOSES
DIVISIONS
CL
DESICRIPTIONS
COARSE
GRAINED
SOILS
<50%-#200
GRAVEL &
GRAVELLY
SOILS
<50%-#4
<5% -#200
GW
Well -graded gravel, gravel -sand mixture, little or no
fines.
GP
Poorly -graded gravel, gravel sand mixture, little or
no fines
5-12% 4200
> 12%-#200
GM
Silty gravel, gravel -sand -silt mixtures
GC
Clayey ravel, gravel -sand -clay mixtures
SAND &
SANDY SOILS
>50% -#4
SW
Well -graded sand, gravelly sand, little or no fines.
SP
Poorly -graded sand, gravelly sand, little or no fines
Silty sand, sand -silt mixtures
SC
Clayey sand, sand -clay mixtures
FINE
GRAINED
SOILS
> 50% - #200
SILTS AND
CLAYS
LL < 50%
SILTS AND
CLAYS
INORGANICML
Inorganic silt and very fine sand, rock flour, silty or
clayey fine sand or clayey silt with slight plasticity
CL
11
Lean clay -low to medium plasticity, gravelly clay,
sandy clay, silty clay
ORGANIC
INORGANIC
�
OL
MH
Organic silt and organic silty clay of lowlasticit
Elastic silt, micaceous or diatomaceous fine sand
or silty soil.
CH
Fat clay - high plasticity
ORGANIC
OH
Organic clay-med. or high plasticity: organic silt
HIGHLY
ORGANIC
SOILS
PT
Peat, humus, swamp soil with high organic content
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
Abbreviations and Acronyms
AASHTOAmerican
Association of State Highway & Transportation Officials
ASTM
American Society for Testing and Materials
ACP
Asphaltic Concrete Pavement
BH
Bore Hole
IBC
International Building Code
ISPWC
Idaho Standard for Public Works Construction
ITD
Idaho Transportation Department
NP
Non Plastic
PCC
Portland Cement Concrete
PCF
Pounds per Cubic Foot
TP
Boring
USCS
Unified Soil Classification System
CL
Clay
ML
Silt
N
Standard Penetration Test — Blow Counts
Bob J. Arnold, PE 14365 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
Maximum Density/ Moisture Relationship
Mr. Greg Johnson
The Westpark Company, Inc.
Post Office Box 344
Meridian, Idaho 83680
Project Name: Locust Grove Apartments
Sampled Location: B1, B2 & B3
Visual Description: FILL, Slit/Clay with S & G
Sampled Date: 04116113
Sampled By: BA Lab No. 1328
Sieve Analysis Results:
3.0" 100 3/4" 78 #4 #30
1.5" 1/2" #8 #100
1.0" 3/8" 69 #16 #200
Test Method: ASTM Test Method D 698
Trial Number 1
Moisture Content (%) 18.5%
Dry density (lbs/ft3) 96.0
MAXIMUM ! OPTIMUM RESULTS
Dry Density (pcf): 99.8
Moisture Content (%): 21.5
ROCK CORRECTED RESULTS
Percent
Dry
Moisture
Rock
Density
Content
25
110.8
16.7
30
113.3
15.7
35
115.9
14.7
40
118.6
13.7
Reviewed by:
H
2 3 4
20.7% 22.6% 24.5%
99.3 99.2 92.6
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
CM�MM�
MEMMEMM�-MMM Spec Gravity = 2.65
MMMMM
�
MWM—
MMMMX Eno E EMEMON
EMS
MEEMEMC��C����
•�
r
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
Bob J. Arnold, PE
208-440-6276
27, 2013 Page 32 of 32
Civil Engineering
Geotechnical Engineering
Materials Testing & Inspection Services
INPLACE COMPACTION TESTS
Mr. Greg Johnson
The Westpark Company, Inc.
Post Office Box 344
Meridian, Idaho 83680
Project Name: Locust Grove Apartments
Project Location: SE Corner Locust Grove & Franklin
NOTHING FOLLOWS
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
LABORATORY TEST RESULTS
Soil
Lab Soil
Soil
Rock
Optimum
Maximum
Type
No. Description
Source
Correction
Moisture
Density
1
1328 Imported Fill
B7, B2 & B3
30
15.7
113.3
2
3
4
5
6
FIELD DENSITY TEST RESULTS
Test
Date Test Location
Depth Percent Dry
Percent
Soil
Pass or
No.
by
ft Moisture Density
Compaction
Type
Fail
1
04/16/13 ITI B1
FG 13.4 108.4
96%
1
Pass
2
04/16/13 ITI B2
FG 11.7 112.0
99%
1
Pass
3
04/16/13 ITI B3
FG 12.1 107.1
95%
1
Pass
Proctor was sampled and blended from all three test sites by this engineer
Testing performed at randomly selected locations as selected by testing firm.
BFG = Below Finished Grade
ITI = Idaho Testing & Inspection
FG =Finished Grade
Strata = Strata, Inc.
AW = Allwest Testing & Engineering
AGT-Americian Geotechnics
NOTHING FOLLOWS
Bob J. Arnold, PE 14355 Battenberg Drive Boise, Idaho 83713
qQ
- - oxo oauN�a rnclurc� \
g - CIIT ]ONL F-40 � 1�J'C-
• I �• �i • °I € N. LOCUST GROVE ROgD \ \ � .
F
ma auov 13�53a
aan�s+a nwa
m
y
MH
VI�
F
{5ISS
�
o�
6OmQ� }€F.3
2 s { S
M
o
N.. �S pg�i�S
B2 9 n EE p
aag c ae�
m a
x:£ m
€rig Fal,lco 4feeega ��xWgn�g"�'a'�N�S `s�€ E
q a u+ 3
m&ROAD wm»
ƒ
}
�
;»
SHALLOW cRE E!
/
\
APARTMENTS
OF)
'S
LOCUST GROVE ROADMERIDIAN,
_
()
DAHO 83542
r
I
�
«
SHALLOW CREEK
)
!
APARTMENTS
_
£:/e
M«Iw%
«
F
w
C
ili.• �1{Iti.N YhVAhy1 •�.I�t
Ja:3aPb`bE"
�� I�r
gg d 1
j g93 a`¢� 9�3Ig.
SHALLOW CREEK
APARTMENTS
S. LOCUST GROVE ROAD
MERIDIAN, IDAHO 83642
•
a
_e$?p�i
w°""w4e"'r'.uamm�.a
�I1
II�
.. c—
� ..
06
I
N
Z�mn"
Ja:3aPb`bE"
�� I�r
gg d 1
j g93 a`¢� 9�3Ig.
SHALLOW CREEK
APARTMENTS
S. LOCUST GROVE ROAD
MERIDIAN, IDAHO 83642
a
_e$?p�i
w°""w4e"'r'.uamm�.a
0
oil
L—
I
N
Z�mn"
Ja:3aPb`bE"
�� I�r
gg d 1
j g93 a`¢� 9�3Ig.
SHALLOW CREEK
APARTMENTS
S. LOCUST GROVE ROAD
MERIDIAN, IDAHO 83642
a
_e$?p�i
w°""w4e"'r'.uamm�.a
F
I
i
l
a i
n
EEa F�E`pis xd$ Ed� 3
SHALLOW CREEK.
APARTMENTSS.
GROVE
�a�o4�ma�oB6B1ssswuz�eu
i i
MERIDIAN. IDAHO 83642
'
u
11
ILK,
.tiY."i��1i I1�r
Y" xi
y r lY
r
..i j
Ar
1'
c
E Z N d N
m
:IJ
41 F' N C T
V
ON d N C
O
N v@ gi n
N
nm mm
Noao'i
o
N U U n
« « @ `o c E
U � y
E«
N O
•+
N C N � C
10 Y T C '-
N
C E U 0
o v E m
U�
G U W
C C d N
�NO ^'w E
H? O U O C
O
Y
V
U
Q
O�
ci
Hearing Date: June 19, 2014
File No.(s): A7,44-008, PP -14-008 and CUP -14-005
Project Name: Shallow Creek
Request: (AZ): Request to annex approximately 6.61 acres from RUT in Ada County to the
R-15 (Medium High-density Residential) zoning district, by Steve Arnold.
(PP): Request to preliminary plat eighteen (18) buildable lots and two (2)
common lots on approximately 5.84 acres in the proposed R-15 zoning district.
(CUP): Request for a conditional use permit for a multi -family development consisting
of sixty-eight (68) dwelling units (17 four-plexes) on approximately 5.84 acres of land in
the proposed R-15 zoning district.
Location: The site is located on the southeast corner of N. Locust Grove Road and E.
Franklin Road in the NW `/4 of Section 17, Township 3N., Range 1E.