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HomeMy WebLinkAbout014..� ADA COUNTY RECORDER J. I NAVARRO AMOUNT 00 E2 BOISE IDAHO 09/15/05 02;16,n DEPUTY nnie RECORDED -REQUEST OIf Meridian City 105134293 DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. William and Mary Howell, Owners 3. White Leasure Development Company, Developer THIS DEVELOPMENT AGREEMENT (this "Agreement"), is made and entered into this Z5—day of G �� 2005, by and between CITY OF MERIDIAN, a municipal corporation o the State of Idaho, hereafter called "CITY", and WILLIAM AND MARY HOWELL whose address is 497 White Cloud Drive, Boise, Idaho 83709, hereinafter called "OWNER", and WHITE LEASURE DEVELOPMENT COMPANY, whose address is 416 S. 8`b Street, Suite 200, Boise, Idaho 83702. 1. RECITALS: 1.1 WHEREAS, "OWNER" is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the "Property"; and 1.2 WHEREAS, I.C. § 67-6511A, Idaho Code, provides that cities may, by ordinance, require or permit as a condition of re -zoning that the "Owner and/or "Developer" make a written commitment concerning the use or development of the subject "Property"; and 1.3 WHEREAS, "City" has exercised its statutory authority by the enactment of Ordinance 11-15-12 and 11-16-4 A, which authorizes development agreements upon the annexation and/or re -zoning of land; and 1.4 WHEREAS, "Developer" has submitted an application for annexation and zoning of the "Property" described in Exhibit A; and 1.5 WHEREAS, "Developer" made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council, as to how the subject "Property" will be developed and what improvements will be made; and 1.6 WHEREAS, record of the proceedings for the requested annexation and zoning designation of the subject "Property" held before the Planning & Zoning Commission, and subsequently before the City Council, include responses of government subdivisions providing DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 1 of 124-2 services within the City of Meridian planning jurisdiction, and received further testimony and comment; and 1.7 WHEREAS, City Council, the 18`h day of January, 2005, has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibit B, which are attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as (the "Findings"); and 1.8 WHEREAS, the Findings require the "Owner" and "Developer" to enter into a development agreement before the City Council takes final action on annexation and zoning designation; and 1.9 "OWNER" and "DEVELOPER" deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at urging and requests; and 1.10 WHEREAS, "City" requires the "Owner" and "Developer" to enter into a development agreement for the purpose of ensuring that the "Property" is developed and the subsequent use of the "Property" is in accordance with the terms and conditions of this development agreement, herein being established as a result of evidence received by the "City" in the proceedings for annexation and zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure annexation and zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian adopted August 6, 2002, Resolution No. 02-382, and the Zoning and Development Ordinances codified in Meridian City Code Title 11 and Title 12. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 2 of 124-2 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 "CITY": means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Idaho Avenue, Meridian, Idaho 83642. 3.2 "DEVELOPER": means and refers to White Leasure Development Company, whose address is 416 South 8`h Street, Suite 200, Boise, Idaho 83702, the party developing said "Property" and shall include any subsequent owner(s)/developer(s) of the "Property". 3.3 "OWNER": means and refers to William and Mary Howell, whose address is 497 White Cloud Drive, Boise, Idaho 83709, the party owning said "Property" being developed and shall include any subsequent owner(s)/developer(s) of the "Property". 3.4 "PROPERTY": means and refers to that certain parcel(s) of "Property" located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be annexed and zoned C-G (General Retail and Service Commercial) attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under "City's" Zoning Ordinance codified at Meridian City Code Section 11-7-2 C which are herein specified as follows: Annexation and re -zone of 9.08 acres from C-2 (Ada County) to C-G (General Retail and Service Commercial) with a conceptual commercial subdivision within the Meridian entryway corridor designation. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 3 of 124-2 5. CONDITIONS GOVERNING ANNEXATION AND RE -ZONING OF SUBJECT PROPERTY: B. Adopt the Recommendations of the Meridian Planning & Zoning Department as follows: 1. The legal description submitted with the application meets the requirement of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non -domestic purposes such as landscape irrigation. 4. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 5. All future uses on proposed lots or parcels within the annexation area shall be approved through the Conditional Use Permit process. 6. Prior to the issuance of any building permit on the subject property, all existing uses shall be properly abandoned or brought into compliance with the Meridian City Code, Meridian Fire Department, and subject to the Conditions of ACHD and ITD. 7. The applicant shall comply with the conditions and comments of all City Departments, and other agencies. 8. The applicant shall coordinate the location and design of trash dumpster(s) with the Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location and to the size approved by SSC. All dumpster(s) must be screened in accordance with MCC 11-12-1.C. Contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY —Page 4 of 1244_1 (approved) plans with your certificate of zoning compliance application. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without first obtaining a Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1. 10. All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including a paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. 11. If construction has not begun within 18 months of City Council approval, a new conditional use permit must obtained prior to the start of development. 12. Outside lighting shall be designed and placed in such a manner as to eliminate glare and illumination of the adjoining roadways and properties, in accordance with City Ordinance Section 11-13-4.C. 13. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted by the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off -site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 14. All signage shall be in accordance with the standards set forth in Section 11- 14 of the City Zoning and Development Ordinance. 15. All construction shall conform to the requirements of the Americans with Disabilities Act. 16. Applicant's (or successor's) failure to comply with any of the terms of approval of the conditional use permit shall be cause for revocation of the conditional use permit. DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 5 of 1241? C. Comply with all the conditions in the corresponding applications in this matt--. Request for Annexation and Zoning, AZ-04-031 and any future Conditional Use Permit requirements. D. Adopt the action of the City Council taken at their February 1, 2005 meeting as follows: For clarification: All future uses on proposed lots or parcels within the annexation area shall be approved through the Conditional Use Permit process. Prior to the issuance of any building permit on the subject property, all existing uses shall be properly abandoned or brought into compliance with the Meridian City Code, Meridian Fire Department, and subject to the Conditions of ACHD and ITD. 7. COMPLIANCE PERIOD/ CONSENT TO REZONE: This Agreement and the commitments contained herein shall be terminated, and the zoning designation reversed, upon a default of the "Owner" and/or "Developer" or "Owner" and/or "Developer's" heirs, successors, assigns, to comply with Section 6 entitled "Conditions Governing Development" of subject "Property" of this agreement within two years of the date this Agreement is effective, and after the "City" has complied with the notice and hearing procedures as outlined in I.C. § 67-6509, or any subsequent amendments or recodifications thereof. 8. CONSENT TO DE -ANNEXATION AND REVERSAL OF ZONING DESIGNATION: "Owner" and/or "Developer" consent upon default to the de -annexation and/or a reversal of the zoning designation of the "Property" subject to and conditioned upon the following conditions precedent to -wit: 8.1 That the "City" provide written notice of any failure to comply with this Agreement to "Owner" and/or "Developer" and if the "Owner" and/or "Developer" fails to cure such failure within six (6) months of such notice. 9. INSPECTION: "Owner" and/or "Developer" shall, immediately upon completion of any portion or the entirety of said development of the "Property" as required by this agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Development Agreement and all other ordinances of the "City" that apply to said Development. 10, DEFAULT: DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY - Page 6 of 124a- 10.1 In the event "Owner" and/or "Developer", "Owner" and/or "Developer's" heirs, successors, assigns, or subsequent owners of the "Property" or any other person acquiring an interest in the "Property", fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the "Property", this Agreement may be modified or terminated by the "City" upon compliance with the requirements of the Zoning Ordinance. 10.2 A waiver by "City" of any default by "Owner" and/or "Developer" of any one or more of the covenants or conditions hereof shall apply solely to the breach and breaches waived and shall not bar any other rights or remedies of "City" or apply to any subsequent breach of any such or other covenants and conditions. 11. REQUIREMENT FOR RECORDATION: "City" shall record either a memorandum of this Agreement or this Agreement, including all of the Exhibits, at "Developer's" cost, and submit proof of such recording to "Owner" and/or "Developer", prior to the third reading of the Meridian Zoning Ordinance in connection with the annexation and zoning of the "Property" by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the "Property" contemplated hereby, the "City" shall execute and record an appropriate instrument of release of this Agreement. 12. ZONING: "City" shall, following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the "Property" as specified herein. 13. REMEDIES: This Agreement shall be enforceable in any court of competent jurisdiction by either "City" or "Owner" and/or "Developer", or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 13.1 In the event of a material breach of this Agreement, the parties agree that "City" and "Owner" and/or "Developer" shall have thirty (30) days after delivery of notice of said breach to correct the same prior to the non -breaching party's seeking of any remedy provided for herein; provided, however, that in the case of any such default which cannot with diligence be cured within such thirty (30) day period, if the defaulting party shall commence to cure the same within such thirty DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 7 of 1244 (30) day period and thereafter shall prosecute the curing of same with diligence and continuity, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 13.2 In the event the performance of any covenant to be performed hereunder by either "Owner" and/or "Developer" or "City" is delayed for causes which are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 14. SURETY OF PERFORMANCE: The "City" may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under Meridian City Code § 12-5-3, to insure that installation of the improvements, which the "Owner" and/or "Developer" agrees to provide, if required by the "City". 15. CERTIFICATE OF OCCUPANCY: The "Owner" and/or "Developer" agrees that no Certificates of Occupancy will be issued until all improvements are completed, unless the "City" and "Owner" and/or "Developer" have entered into an addendum agreement stating when the improvements will be completed in a phased developed; and in any event, no Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed, and accepted by the "City". 16. ABIDE BY ALL CITY ORDINANCES: That "Owner" and/or "Developer" agrees to abide by all ordinances of the City of Meridian and the "Property" shall be subject to de -annexation if the owner or his assigns, heirs, or successors shall not meet the conditions contained in the Findings of Fact and Conclusions of Law, this Development Agreement, and the Ordinances of the City of Meridian. 17. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: DEVELOPER: C/o City Engineer White Leasure Development Company City of Meridian 416 S. 8`h Street, Suite 200 DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY - Page 8 of 124-2- 33 E. Idaho Ave. Meridian, ID 83642 with copy to: City Clerk City of Meridian 33 E. Idaho Ave. Meridian, ID 83642 Boise, Idaho 83702 OWNER: William and Mary Howell 497 White Cloud Drive Boise, Idaho 83709 17.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 18. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 19. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 20. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including "City's" corporate authorities and their successors in office. This Agreement shall be binding on the "Owner" and/or "Developer" of the "Property", each subsequent owner and any other person acquiring an interest in the "Property". Nothing herein shall in any way prevent sale or alienation of the "Property", or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. "City" agrees, upon written request of "Owner" and/or "Developer", to execute appropriate and recordable evidence of termination of this Agreement if "City", in its sole DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 9 of 1_2-1-2 and reasonable discretion, had determined that "Owner" and/or "Developer" has fully performed its obligations under this Agreement. 21. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between "Owner" and/or "Developer" and "City" relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between "Owner" and /or'"Developer" and "City", other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to "City", to a duly adopted ordinance or resolution of "City". 22.1 No condition governing the uses and/or conditions governing development of the subject "Property" herein provided for can be modified or amended without the approval of the City Council after the "City" has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the "Property" and execution of the Mayor and City Clerk. ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and Made it effective as hereinabove provided. DEVELOPER: BY: ite asure pment Company DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY — Page 10 of 124-22 *1W ATTEST: William G. Berg, Jr. City Clerk STATE OF IDAHO ) ss COUNTY OF ADA ) OWNERS: BY:�/�%, William Howell BY: i'� MaryLev 1 CITY OF MERIDIAN QF c SEAL - rr /r On this � day of in the year 2005, before me, a Notary Public, personally appeared V%- �� 4� 4�i I S UX �, , known or identified to me to be the .U\&wVu n 9 -- jVILEM&L of White Leasure Development Company and the person who executed the it the eon e a o sat cor NANCY THRONGAF NOTARY PUBLIC STATE OF IDAHO (SE t and acknowledged to me that they having executed Notary Public for Idah 0 Residing at gO ISP 1 DEVELOPMENT AGREEMENT (AZ-04-031) MERIDIAN GATEWAY —Page 11 of 1244 Commission expires: STATE OF IDAHO ) : ss COUNTY OF ADA ) On this day of _iitA , in the year 2005, before me, a Notary Public, personally appeared WILLIAM and MARY HOWELL, husband and wife, known or identified to me to be the persons who executed the instrument and acknowledged to me that they having executed the same. (SE )NANCYTHRONGARD NOTARY PUBLIC STATE OF IDAHO STATE OF IDAHO ) N1M V1L,4 31- -1 V1mgrt�-c1X� Notary Public for Idaho Residing at: Y�L- Commission expires: ss County of Ada ) S6i4k",,lNatd/i On this f day of •e �Pw, 6 ; , in the year 2005, before me, a Notary Public, personally appeared and William G. Berg, Jr., known or identified to me to rthe and Clerk, respectively, of the City of Meridian, who executed the instrumon that executed the instrument of behalf of said City, and acknowledged tomey executed the same. G COGv+, GC 10,4- 1de'.& (1 n ',i�aaaruargarr' ,e sMI p 4 (SEAL) •••`E�vy,•�•.....�1'' ti .f V s w1 • �0 • C' p �$yti:�: 4 % P . .• �' • . • ti ���IY4iYa P��• N . ary ublic for Idaho Residi g at: d2!yn fission expires: oy 12,E joy DEVELOPMENT AGREEMENT (AZ-03-027) PAGE 12 OF 121 �t I I EXHIBIT A Legal Description Meridian Gateway AZ-04-031 Roylance & Associates P.A. ~ Engineers • Sury s planners 391 NJ. State Street, Stria E, Eagle, ldeho 83F,t6 Telephare �) 939 26 October 15, 2004 Project Number 25W Legal Description - White -Leasure Development Company Annexation Area 9.08 Acres A tract of land situated in the Northeast One Quarter of the Northeast one Quarter of Section 24, Township 3 North, Range I West, Boise Meridian, Ada County, Idaho, described as follows: Commencing at the Section Comer srtonumcnting BEGINNING. the Northeast comer of said Section 24 and the POINT OF Thence following the nonherly line of said Section 24 and the centerline of West Overland R0 4, North 89146'45" West a distance of 525.00 feet to a point; Thence leaving said northerly line and the centerline of west Overland Road, South 00°3736" distance of 753.50 feet to a point on the northerly lin West a e of Elk Run Subdivision, a tccondcd plat on frk in Book 63 of Plats at Pages 6303 and 6304, Records of Ada County, Idaho; Thence following said northerly line South 89046'45" East a distance: of 525.00 feet to a point on the easterly line of said Section 24 and the centerline of South Meridian Road; Thence leaving said northerly line and following the caslerly line of Section 24 and the centerline of South Meridian Road, North 00'37'36" Fast a distance of 753.50 feet to the POINT OF BEGINNING. 'Me above -described Lmt,-t of land contains 9.08 acres, nwrt rights -of -way. o< Jess subjtxt to all existing casements and Pupated By: ROYLANCE & ASSOCIATFS P.A. 391 W. STATE STREET, SU E EAGI) , IDAI h0 83616 REvt M opito (208) 939.2824 ta't (208) 939-2855 FAX 0C4 25 i� !d W0Wt5 D�� % --ts_o-j X:+Pm�eeuSWlrie-[eesurrCSdMJRan'irp�lity.U3 �cre_anneantwn Jvc Exhibit B Annexation and Zoning Analys"acts and Findings Meridian Gateway .(File AZ-04-031) ANNEXATION & ZONING ANALYSIS Section 50-222 Idaho Code allows cities of the State of Idaho to annex lands which are --'V all VLll. Vll U11, urban fringe. The subject annexation complies with the provisions for annexation established in Section 50-222, Idaho Code. The subject annexation is eligible for, and is being processed in compliance with the Category `B" annexation requirements established in Section 50-222, Idaho Code. According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the Planning and Zoning Commission and City Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment. " The following is the list of standardsfound in Meridian City Code 11-1 S-I1 and analysis by staff "A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Commercial". In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi -family residential, as well as appropriate public uses such as government offices. Staff finds that the requested C-G zoning generally conforms to this stated purpose and intent of the Commercial designation. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): • "Restrict curb cuts and access points on collectors and arterial streets," (Chapter VII, Goal IV, Objective D, Action item 2) The subject property has frontage on both an arterial roadway, Kuna- Meridian Road, and a collector roadway, Overland Road. The existing uses adjacent to this site have not yet developed to the expected residential densities or Commercial uses anticipated in the Comprehensive Plan. Because the adjoining properties are still somewhat rural in nature, the development of retail uses as described in the Conceptual plan may complement the existing uses. Depending on how the rest of the site builds -out, this development may or may not compliment adjoining residential developments to the south and west of the site. + "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) The proposed and existing uses do provide a variety of commercial uses in this area, as envisioned with the Comprehensive Plan. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The Applicant has not addressed the requirement to install landscaping adjacent to the existing commercial uses that are to remain on site. Staff has conditioned that the required setbacks for Landscaping and Buildings be installed upon reception of a detailed development proposal and prior to issuance of any building permits to facilitate the Entryway Corridor comprehensive goal, the anticipated roadway requirements of ITD and ACHD, the Meridian Fire District, and the City of Meridian Zoning Code. • "On -street bikeways should be incorporated on all future Collector streets." (Chapter VI, Figure VI-5) Figure 17I--5 on page 57 of the Comprehensive Plan designates a bikeway on both Overland Road and Kuna-Meridian Road adjacent to the site. The Applicant has not addressed the issues of bikeways adjacent to the site. Staff is recommending that the Applicant work with ACHD to provide a bike lane on Overland Road, but not Kuna-Meridian Road. Because the posted speed limit on Kuna Meridian Road is 55 MPH should be required. , staff does not believe that a bikeway "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in decisions." (Chapter VI, Goal II, Objective A, Action item 3) all land use This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is The Idaho Transportation Department (ITD) has a policy for access to a Type IV Principal Arterial will be at intersections only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis. Staff finds that the proposed access points to Kuna Meridian Road (SH 69) and Overland Road shall be subject to the location requirements ofITD and ACHD respectively. Incompliance with the Meridian Comprehensive Plan no curb cuts shall be allowed on Kuna Meridian Road (SH 69). • "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) The Applicant has not addressed landscaping adjacent to the existing uses that are to remain on -site. ITD has a policy that its future right of way width on Kuna Meridian Road will be 120 feet on each side of the centerline (240 feet total) for building setbacks and to include a frontage road, • or, 70 feet each side of centerline (140 feet total) if the developer provides an internal frontage road type system to feeder roads. The general requirements of ITD would not be in compliance with the existing use and would require compliance upon approval of a detailed site plan and/or subdivision and/or conditional use permit issuance. Stafffinds that the existing building setbacks, landscape inadequacies; and the potential for right-of-way acquisition create a unique situation for the site. In order to mitigate anticipated problems a development agreement will be required. • "Permit new ...commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The Meridian Fire Department has not submitted written comments for this site as the plans submitted based on the conceptual retail use only. One of the comments received from the Fire Department states that the existing convenience store has several items of concern that would require compliance upon approval of a detailed site plan and/or subdivision and/or conditional use permit issuance. The subject site is readily serviceable by City of Meridian's sanitary sewer and water systems. • "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Objective B, Action item 5) v safe, accessible and convenient. Tlie detailed site plan must address these issues. . B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the Applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning — for example, a residential area turning into commercial area by means of conditional use permits; Convenience stores require conditional use permit approval in the C-G zone. Residential uses are prohibited in the C-G zone. The existing Junkyard business is not allowed in a C-G zone and would be required to conform to the submitted conceptual plan and cease operation. The purpose of the C-G District is to provide for commercial uses, which are customarily operated entirely or almost entirely within a building (MCC 11-7-2.K). Staff finds that the proposed convenience stone and the existing Junkyard are not principally permitted uses in the C-G zone. The convenience store would require separate conditional use approval. The existing junkyard is prohibited and does not conform to the proposed zoning. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Southern Springs Subdivisions 1-3 have recently been annexed and developed with commercial land uses in this area. There are several developments in the area that have developed in a fashion similar to the proposed rezone area. Kuna-Meridian Road was recently widened in this area by ITD. Overland Road is scheduled by ACHD for improvements in the current Five Year Work Program or CIP. The intersection of Overland Road/Kuna-Meridian Road is a signalized intersection with directional traffic being controlled. The Commission and Council should rely on the preceding facts and any public testimony to determine whether the changes in the area dictate that this area should be annexed into the City and zoned C-G at this time. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed C-G zone with the proposed retail uses if designed, constructed and operated in accordance with adopted city ordinances, should be harmonious and appropriate in appearance with the intended character of the vicinity. The site is intended to be utilized for commercial uses which, based on the Comprehensive Plan description, will have such uses as retail, wholesale, service and office uses, multi -family residential, as well as appropriate public uses such as government offices. The existing uses do not conform to the harmonious and appropriate appearance of the existing upon redevelopment to conform to these goals and policies. and would be required F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The existing uses on the site are hazardous to neighboring uses. Accessory to the existing businesses, there are chemicals, gasoline, and assorted automobile wastes stored on this site. Appropriate buffers should be required on the north and east boundaries of this development, as the abutting uses are less -intense than the proposed and existing uses (see MCC 12-13-12-4). The Commission and Council should rely on public testimony to determine whether the proposed uses will be disturbing or hazardous to the neighboring uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the recent roadway improvements to Kuna-Meridian Road (SH 69) should be adequate to serve this project for the short term. However, ITD has indicated that SH 69 is not constructed to its ultimate section and willneed to be widened again in the future. Based on recent correspondences, ITD needs additional right-of-way and/or a frontage road adjacent to/through this property. Improvements to Overland Road in this area have not taken place in the recent past, and except for the signalization at SH 69, improvements are anticipated within the next 20 years. Based on past correspondence with ACHD, Planning staff believes that this site will add a significant amount of traffic to the roadway system upon build out. This site has over 500 feet of frontage on Overland Road. Based on future development applications staff is conditioning that the Applicant enter into a development agreement with the City to require improvements (landscaping, sidewalk, bike lane, road widening, turn -lane, etc.) to Overland Road, subject to ACHD requirements, with site -specific standards conditions to be met in accordance with approval of the subject development. On December 3, 2004, a joint agency/department comments meeting, was held with representatives of key service providers to this property. The Meridian Fire Department has concerns with serviceability of this site, as it contains several non -conforming uses that do not meet standards for service. Because the applicant has not identified all future buildings within this development, such buildings will be subject to further review and comments by Meridian Fire Department. The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department, and any other agency not listed above, regarding their ability to adequately service this project. Staff finds that the property proposed for annexation can be served adequately by all essential public facilities and services as conditioned. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If this annexation/development is approved, the developer will be financing the extension of sewer, water, local/internal street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the convenience store uses involve activities, processes, materials, equipment or conditions that could produce excessive traffic, noise, fumes and/or odors, as well as other negative public impacts A kev question that should be discussed at th ublic hearin is whether the im acts will be "excessive." MCC 11-12-2 and 11-12-3 are intended to mitigate impacts of special uses such as fire hazards, bulk storage, noises. In the Applicant's Ietter, they do not address the convenience store. Conditions associated with a CUP and/or Development Agreement could establish use parameters that would prevent detrimental effects. In order to establish idelines to mit ate the antici ated detrime tal as cts of the ro osed and existin uses the Anolicant should clan the ro osed uses during the public hearing J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that any future uses may impact the level and flow of traffic on the surrounding roadways. Chapter VII of the Comprehensive Plan states that the City should "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2). K. L. ACHD has not evaluated the proposed access t whi e ITD has jurisdiction over ad— QmD access to Kuna-Meridian Road (SH 69).dand The ITD and ACHD reports for future site projects should provide additional information regar ing is portion ofthis findin .Staff feels that the accesses will beL� adequately addresse y future applications. "' ITD has indicated to the City the policy for access to a Type IV Principal Arterial (SH 69) will beat intersections only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis (see letter from ITD). ITD's policy on approaches lessens the ability of driveways to create interference on the roadways. Staff finds that no curb cuts or access to Kuna Meridian Road shall be taken from this site u o development. Will not result in the destruction, toss or damage of a natural or scenic feature of major importance; and Staff is not aware of any natural or scenic feature(s) that would be lost, damaged or destroyed by allowing this site to be annexed, zoned and developed with commercial uses. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. Future development shall be in compliance with the Scenic and Historical Byway goals and policies. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" Stafffinds that the annexation and zoning of this property as mitigated through a development agreement may be in the best interest of the City for the following reasons: • the developments in the area have developed in a fashion similar to the Proposed rezone area (commercial); • municipal sanitary sewer and water systems are readily available to provide service; • the proposed retail stores use may involve activities, processes, materials, equipment and/or conditions that will produce additional traffic, noise, fumes and/or odors, as well as other negative public impacts that can be mitigated through development of the site; the existing uses that are to remain, si infrastructure (sidewalk, bike lanes), screening, drives -aisles landscaping, or parking, are to be brought into compliance with current City Code upon development of the site; • the existing building setbacks, landscaping, and lack of a frontage road or accounting for additional right -of --way on Kuna-Meridian Road does not meet policies outlined in the Comprehensive Plan and Meridian City Code and would be required prior to redevelopment of the site; Mr. Howell has the following violations of Ada County Code, Title 8 existing on his property that will be mitigated through redevelopment of the site: According to the Ada County Code Enforcement Oj1cer, Mr. Howell has a non permitted Junkyard. At the present time without having an approved detailed site plan, the area where the existing junk automobiles are being displayed is in violation ofAda County Code. ANNEXATION AND ZONING COMMENTS The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within services can be made available to the Urban Service PIanning Area. Essential City the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non - domestic purposes such as landscape irrigation. entered into between the City of Meridian, property owner (at the time of 5. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be ordinance adoption), and the developer. The applicant shall contact the City annexation Attorney, Bill Nary, at 888-4433 to initiate this process. —The DA shall incorporate the following: All future uses on proposed lots or parcels within the annexation area shall be approved through the Conditional Use Permit process. Prior to issuance of any building permit on the subject property, all existing uses shall be properly abandoned or brought into compliance with the Meridian City Code, Meridian Fire Department, and subject to the conditions of ACHD and ITD. MERIDIAN FIRE DEPARTMENT CONDITIONS AZ-04-031 The Meridian Fire Department has not provided written testimony for the annexation. The fire agency has indicated to staff during the agency comments meeting that they would be'requiring compliance upon redevelopment of the site. In particular, they noted the following specific concerns: • The underground storage tanks for the convenience store shall be verified as registered with the Department of Environmental Quality • The tank located at the right of way between Overlann d Road and Kuna-Meridia Road (SH 69) shall be relocated to an appropriate location. • All flammable fluids contained in the junkyard shall be disclosed and/or stored in an appropriate and defined location. • The remediaton of any gasoline spills shall be verified as clean or in progress of being remediated. MATERIALS TESTING & INSPCCTION J Shvironmental Services J Goolechnical Engineering J Construction Materials Testing -J Special Inspections GeOTF-CHNICAL ENGINEERING REPORT Of Proposed Retail DevelOPMEnt SW CornEr of OVerland and Meridian Roads Meridian, Idaho Prepared for: White-I-Easure Development Company 416 South Sth Strget, Suite 200 Boise, Idaho 83502! MTI File Number B50885g W. Lemhl St, 0 ID 83709 - (208) 376-4748 * FaX 008)322-6515 1@mtWd.coV1 0 WWW.rnti-id.com M I vaA -TC RIALS JUIY27.2005 TESTING & Page # I df 30 INSPrECTION (0- � J Environmerital services J Geotechnical. Engineering J Construction Materials Testing J SPecial Inspe0ions; 11110'Pery,Vr2Nbo.40t2. N11% Keft Lenz White -Leasure I)evelopillelit Company 416 South 8th Street, Suite 200 Boise, Idaho 83502 (208) 345-1842 Re: G, 66tietinfleal Engineering Report PI-Oposed Retail Developmen i SW cot-116rlof:ovel-laud III](] MeHdia11Ro,, ads- Mel-idiall, Mhho tJeritleine Itt compliance with your illsti-tictiolls, we hAve Conducted a soils exploration acid f6U11dati the above Mentioiied deVelopmeat. Field work P on evaluation fbi- .ol. this investigation Was CO)AMCd from 30 June 2005 to 7 July 2005. Data have been arialyzcd to evaluate perfilielit geotechnical conditions. Provided ge*otechnical, groundwater and cojistmdi011 recommendatiolis are listed in the Table Of Contents. Results of this i llvestigati 011, together with our ir recommen dat iolls, are to be found it) the following report. We have provided three coPies-11bryourmview and clistribiitiotl. 004. se:�o `f d esigri and Construction details that occur on it project, qUeStio]IS arise: concerning so'] eo,ticfiticim, 'We would be pleased to C011tiVILIC Our rote as geotechn' 'cal engineers dtiring project Implement Miom MTI also has great interest In providing materials testing and special inspection services during coris*truction of this project, If YOU will advise its of the appopriate time to disctiss these .ell gitleering SeMtCs, wd-,will be pleased to I'le'dt with You at your eonvenictice We appreciate this OPP01-ttinity to be of service to y I Olt and we look* N`wArd-to-workin viI If you have questions plea8e.,CWI- us at (208) 376-4748, 8 ffi:YM111111C ffiturc. a Jesse fttui-E.T.T. staff.higineer S RespectfitIly Submitted, Allatet-1, als Testing & 1.4specti-on Copyright '200.5 Materials, T6s4h'k:& j208) 376A748 # Fax .V061 322.-6515 -- E-Mail Mti@mti-id.com * WWW.M, fi-id.corn - TeSTING PWATMALS 1uly,27; 2005: Pagel 2 ai'30 J Environmental Services J Geoteahnical Eri inearintg 4] Cnrlstruction Matenals Testirly J SpeGi rl Inspections lVtltiserver2lbaise120ft3 reparlslStit)-99�1b34�$5�6508SSgebfiech,doe. ITABLE OF CONTENTS RXECUTIVE' SI'.MMARY.,... 3 INTRODUCTION-- ........... .. Project Descrlptiatt,: .. 5 Authorization . Purpose ..,.., ... J Scope... .... . 5 �1'arr:iuft And Limiting Conditions .... ..:........................ . General ... :....:.. 'DESCRIPTION OF SITE.......:......a....ti..,............v.r ................r+....a... 7 SiteAcCeSS ,........•....,.......................:... :. ;.:.....7 General Geology Of Arcs: ................ ............................. ,..7 Site Topography, DrainageA:nd Vegetatioll ...... .................................... .7 Site Clinfatology And UeoOcntistry .............. .. ieosel MIC Setting _ g ;otiS EYI.OItATt(?ti .. ..... . Expldtstti It and Sampling Procedures ......................... . ........ ......... .........$' Lubarotory Testing Program... ......... ..,,.................................. Soil Abd Sedim0lt Profile. f 9 .iollxur �}, ................................... 9 Ftivii (�rrnlental' Coxlcerns ....:..::....: .....:.., ? SITEHYI)1161.O(i .... ..........«.w....7...v.:.. .. ..r...c., • ....................10 C:eneral Notes— ...... ...................... .10 Groundwater...... ............................. ........ ........ ..... ... .10 oil Itlfiltl atigwRates .. a F(lti 1 ,A'1' , p( ,, SLAU AND 'PAVFNIENT DISCI AND Rt'.c0mmrNDA9'iflryr i ................11 General Votes. ...... . Foundation Design RecomMendatlons., 1-1 Tloor SLl4-©n-Grade 12 I2ecommen(led Pavetn) ht $cttjops,...13 CONSTRt CTION CONSIDE A7•IONs .......... Earthwork ......... Dry Wditthet•....., Ia 3'et tVedther ..... t6. Frozen Subgrsde Soils:....... .. 1f Structural Till. .. s I6 BackA.4, .16 vxcav1W1,atls ............ .17 Groutldrtater Calltral .... 7 GFNEILki, CC).11rtr1NT$..,,.. .. $ ... ........, .. ...>.LB; .,....: ..:..:.. ......... ......... .-t9. A>'i FNDIx.l rsr...... .... Geotechnical General Votes Unified Soil Classificatipu .. 21 Pest Pit Logs ............ - ........22 23: PI'vemelrt Thickness Design......,. 28 C13.it. DATA ...... ..,,.r. ,3f1 copyright' 2005 MAleriails Tossing & 1nSpection,,lrie. 7446 M Lomhi;St. • Lioise, ID 83709 .. 208 376.4748 • E-Mail mtf�mti-id:com ) Fax (2i)$)22-65t5 www:mli-id.com IVIATeRIALS July 27, 2005 TeSTING & Page # 3: of 30 INSPC-CTION .J EnvjrontTventaj Services J.00otechnical Engineering J C013strUction Materials Testing J -Special Inspections Eu.CUTIVE SUMINIARY The folloNvi-II&is a brief summ 4rY,00911ifica"t geoteclinical issues foil the proposed development, presented WM conclusions and reco:nInjend.46iiis. Tilis sunlil�qy 111 ust be read incoAjunctioll vvitil Ille entire accnrilpanyingreport for proper interprettitioll of the overall investigation, Building Foundations: On the basis of data obtaincd From the site and test "estills from various l recommends follow-ii igguldelincs be tisqd:for the net allowable soils bearing abapacoratory tests per dj, MTI g city., Building rilooV Slabs: WaigneeI)s Before the placing of concrete flOO"s on site, or before obviously tojil ressive niaterial . floor supporting, rill, isPIOCCCIS Organic, loose or, P i s fflust be removed. Tile remaining subgrade should betreated .il) accordance witIVEArlhWork guidelines aild.0ther Construction Considerations presented later ill 111. excessive is report. Areas of , essive yielding should be excavated and backfilled with sirtict1jr,11 fill. Uncontrolled, debt -is containing fill Was encountered in this,portion of the site. exca ated to a suffi I fin floor slab areas, it is recommencU41hat these rill soils be cient depth to expose competent, native soils or to a Minimum depth n F. 1 5 Peet below tnisfub gradeand revi aced with i il ....... structural fill: Therefore, the presence of a qualified soils technician dur"19 excavation is recommended to identify these soils ill Ilic field. imported fill placed below4b . - - , . c floor slab should meet the requirements for structural fill. All existing fill anti fill placed beneath the ftoor slab must be c0lilp-acted to,a Of tile I'laximunAryAcrisity as detelinined by ASTI&D 1557. 95% 7.414.6 COPY -Fight ` 1065 Materials Testjn$& Inspection, Ini:. 0 001se, ID 83709 1 (208) 376474 f E-Mail nitiOmfi-id,com * www,mtI.jd,p(im. 6 0 c C) MATERIALS INSPECTION TESTING OWN July 27, 2JO05 Page # 4 of 30 1lr Wsl cvc0lb i"\2005 rcportsi800-9�91b5b885g',b50885ga otcc.Uk Building'Hoor Slabs': Large Retail Building Before the I)lae' rtg of concrete floors oil site, or before floor supporting fill is placed, orgataic, looso or obviously compressive Ittaterials mast be removed. The reil'aiIli jig subgra& should be treated ill accordance with Eartlt� m-k guidelines and other Constt•uction Consitlerntions presented Dater its this report. Areas of excessive yielding should be excavated and backlilled wit'' structural fill. Uncontrolled fill was encountered near test pit 3. I1 floor,:labireas: it is rpern,,,,,t�tP�r ,l, ,t rll .;, ::,n....r __ _ rnor co $C€1ll('Tl [7 _kamr•lrlr•a fill fl.— _e.v­_, , ��••+,c.u�� a wtu uiuui r2145tl will' iIII I Soft Or 1QQ G' are $ eX'O'clV'ctted andiGpIaGC'Cl Wtt13 $il ttCtlEl,ll 1111 Therefore, the presezlce fa qualified sods techniclau duru'g excavation is recotjtmended to identify these soils ill the field. 'Impoted fill placed below the floor slab should sleet the requirements fol' structural fill'. All existing All and fill placed beneath the floor slab 'rust be compacted to a min.imun' 95% of the maxunlui" dry density as determined by ASTM 1) 1557. Pavement: The AASHTO design Irletllod has been used to calculate the following pavement sections. Calettlation sheets provided in the Appellclix indicate the soils col'stant, traffic loading, traffic projections :and 1"aferial COnstants used to calculate the pavellICIA seCtions.. ;Ib1Tl recommends that Inaterials used its the collstructiol of Asphaltic Concrete AYMetlts meet requirements of the State of Idaho Transportation Depatfntcl't (f'I'D) Standard Specificatiol' for Highway ConstrllCtion. Cot'struction of the pavement section should be ill accordalift with these specifications and should adhere to guidelines recommended i.n the section oil Construction Call Side ratiol's. �• .�•• . . �,,, vl,e,u unve a s and Parkin , No "Truck Access 17rive�va s and Ptlrkin , Titrck Accs ss As laltic concrete - _ W, 2.5 b'ches 3.0Inches Cruslied Aggregate Base 4.0 Inches Structural Sub-BaseI.00 111ches1 6.0 Inches _ . ...__ . I4.0 Inches' Compacted Strb ache _ Not Re uireti - Not ;fie., wired Aggregate Base ,Material cornplyrtrg.> i th r!'D_Staridar l pe il`i�aGoats fortixgl ra Cotlttrttct se for oi� ctions 303.atld 703 aggregates. Sttuctut0l Subbase Material vornglyying With the regtliret,ient for granular stl•ticlural till in the Soils Re}�ort EXCEPT that maitirr um rr [ rrat"tiia3l fer is uo more than 2/3 of'tht compose„ t thickness. Compacted su -base Copyright `2005 Materials Testing lnslaccticln, file. 7446 W: Lemhi St. • Boise, 1) 83709 • (208) 376-4748M • Fax t208) 322 $515 E-tVla. Mti@mtHd.com • ww,v.rnti-id.com