Loading...
Application MDACouncil Hearing Date: September 6, 2016 File No.: H-2016-0100 Project Name: Twelve Oaks Request: Request for a modification to the development agreement to update the development plan for the site , by Twelve Oaks, LLC . Location: The site is located at 1845 W. Franklin Road, in the NE ¼ of Section 14, Township 3N., Range 1W. Commission Hearing Date: October 6, 2016 Request: Request for a conditional use permit for a multi-family development consisting of 24 dwelling units in the C-C zoning district , by Twelve Oaks, LLC . (��E IDIZ IAN,- Projectname: 1u)e1JQ ©ak File number(s): E4 - 20 1( r 0 Assigned Planner: 66^v&, (4) Type of Review Requested (check all that apply) Planning Division DEVELOPMENT REVIEW APPLICATION ❑ Accessory Use ❑ Planned Unit Development ❑ Admniistrative. Design Review ❑ Preliminary Plat ❑ Alternative Compliance ❑ Private. Street ❑ Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ City Council Review ❑ Short Plat ❑ Comprehensive Plan Map Amendment 11 Time Extension: ❑ Comprehensive Plan Text Amendment Director/ Commission/Council (circle one) AConditional Use Permit ❑ UDC Text Amendment ❑ Conditional Use Modification ❑ Vacation: Director/Commission (circle one) Director/ Council (circle one) Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Other ❑ Final Plat Modification Information Applicantname: J;"n �GeJC � WG�yG O.-kso LL.t_ Phone: Ay -0070 Applicant address: P-0. & X Email: City: CZ State: TD Zip: 83616 Applicant's interest in property: XOwn ❑ Rent ❑ Optioned ❑ Other Owner name: Owner address: City: Agent/Contactt name (e.g., architect, engineer, developer, representative): Firmname: L.^d Jrve4inq LLL Agent address: City: Primary contact is: Applicant Information n ❑ Owner ❑ Agent/Contact Phone: Email: State: p ZLip: p Phone: 13g4r_8& Email: (AT f (•'-SotiJ-rrt�M! S • GOM State: Jo Zip: 93617 Location/street address: act57 L.✓, lZJ • Township, range, section: r .3 N - R 1 w — SCC 1 Y Assessor's parcel number(s): 99S OV 00A0 Total acreage: 7.197 Zoning district: 6—C # % i) Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 w .meridiancitv.ore/plannine -1- (Ree 06/12120]4) Project/subdivision name: I hL V;JJe-S I w"1VG, On -k$ General descri tion of proposed project/request: ; � x-06 l M�+-I +; -1'L-���; B�PICXeSo��l�-Plcxes,�9�� and CI (~c Proposed zoning district(s): Alp ( c �' L >V T N R Acres of each zone proposed: 6-C - �2.ONN Type of use proposed (check all that apply): `Residential ❑ OfficeX Commercial ❑ Employment ❑ Industrial ❑ Other p Who will own & maintain the pressurized irrigation system, in this development? /WGL✓G OOJC6 LLQ (r.'✓o- �e_) Which irrigation district doyens this property li-e1 w/t within? / %1.V Primary irrigation source:/ aioko/y �.( W�-til't�Secondary: 56#_+"&4C' N11=19 Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is city water): N/A Residential Number of residential units: L'L° oL''i / / Y-Kzt b o- Number of building lots: Number of common lots: YA Number of other lots: NIA Proposed number of dwelling units (for multi -family developments only): I bedroom: i/q 2-3 bedrooms: L? .2 4 or more bedrooms: Minimum square footage of structure (excl. garage): % 397 S F Maximum building height: 37"'71 Minimum property size (s.f): N�Ai Average property size (sA/� f): Gross density (Per UDC II-lA-1): /3•a 7 VU/cL• Net density (Per UDC It -IA -1): 13.96 Acreage of qualified open space: --0.8 3 Percentage of qualified open space: /0 - Type and calculations of qualified pen space provided in acres (Per UDC 11 -3G -3B): Amenities provided with this development (if applicable): Qkn 5b-ra-^ , e.Isb k Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached XI Duplex Multi -family ❑ Vertically Integrated ❑ Other Non-residential Pro ❑ Townhouse Number of building lots: � Common lots: �)VlOther lots: N/iii Gross floor area proposed: 0?1 q00 _SF L Existing (if applicable): N IA Hours of operation (days and hours): / 10A - s ,+ Avn — IRPI ? Building height: Total number of parking spaces provided: — is— Number of compact spaces provided: 0 Authorization Print applicant name: yvL. Ac s L. J Com+ e it 1 we- lve- up_K Z -1w, Applicant signature: Date: Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning -2- (Rev_ 0 611 212 01 4) N ROCK SOLID CAVIL . CiLil Engineering and'Land DeOe`lopment Consulting July 22, 2016 Re: The Villas at Twelve Oaks (1845 W. Franklin Rd. / Meridian, Idaho) Legal Description: Lot 2, Block 1 of Twelve Oaks subdivision Parcel # R8580480020 (7.987 acres) Zoned C -C & TN -R (see CUP site plan) Project Narrative: The subject development is a 7.99 acre single lot multi -family project. The applications applied for are a Development Agreement Amendment and a Conditional Use Permit Application. Both applications are for the multifamily portions of the project (Three 8-plexes) that are within the C -C zoning area as designated by the City of Meridian. The remaining multifamily portion of the project (Five 8-plexes, Two 12-plexes, Nine duplexes, and clubhouse) is already permitted as it is located within the TN -R zoning area. Furthermore, the proposed retail store in the northwest corner of the site is also permitted within the C -C zoning area. The two 12-plexes are three stories tall while the remaining structures are 2 -story and single level structures. A meandering private drive aisle provides tenant, guest, and emergency vehicle access to all onsite structures off Franklin Rd. Amenities provided within the development will be two large open spaces, an open water feature, basketball court, two BBQ areas, and a clubhouse with fenced pool. Connectivity is offered via a 10' wide multiuse pathway from Franklin Rd. to the neighboring subdivision to the south (Whitestone Estates). A 10' wide pedestrian bridge will be constructed across the Tenmile Lateral per City of Meridian and NMID standards. FEMA studies have been conducted and coordination with Whitestone Estates and Meridian Parks is underway. Please let me know if you have any questions. Sincerely, �K� Derritt Kerner, E.I.T. w .rocksolidcivil.com ROCK SOLID CIVIL LLC 270 N. 27� Street, Boise, ID 83702 dkerner@rocksolidcivil.com tel 208.342.3277 fax 208.376.1821 AL Sawtooth Land Surveying, LLC '5j WT00%%1 P: (208) 398-8 104 r: (208) 398-8105 /""/ "ILLG 2030 S. Washington Ave., Emmett, ID 83617 City of Meridian Community Development Planning Division Please accept this letter as part of the Development Agreement Modification Application checklist for Twelve Oaks Centre. Twelve Oakes LLC, is requesting a modification to the existing Development Agreement recorded on November 16, 2006 as Inst. No. 106180812, and an addendum to the Development Agreement recorded on July 17, 2013, as Inst. No. 113080081, Ada County Records. Please see attached Development Agreement for changes. PA2016\1 6031 -TWELVE OAKS-RSCI\Correspondence\OUT\DA MOD LETTER.docx ADA COUNTY RECORDER Christopher D. Rich AMOUNT 13.40 2 8015E IDAHO 08/30/2013 04:04 PM DEPUTY Victoria Bailey PioneerTitleco.' PXCORDrEkhank ED-REOUMOF, III�IIlflI11111011111111 0111 1111K a 0 l a a a c Y a a a PIONEER TITLE COMPANY OF ADA C 113099954 8151 W. Riflemen Strut Soisa,lD 83744 ELECTRONICALLY RECORDED -DO NOT REMOVE -ME COUNTYSTAMPED FIRST PAGE AS RIS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT File No. 524811 For Value Received WARRANTY DEED Franklin Centre, LLC hereinafter mfermd to as Grantor, data hereby grant, bargain, sell, warren and convey unto Twelve Oakes, LLC hereinafter referred to as Grentoo, whose current address is 1326 W. Terramor St Eagle, ID 83616 The following described premises, to -wit See Exhibit A attached hereto sad made a part hereof. To HAVE AND TO HOLD the said premises, with. their appurtenances unto the said Grantee(s), and Gramees(s) heirs and assigns forever. And the said Gramor(s) does (do) hereby covenant to and with the said Gmntu(s), the Grantor(s) is/are the owner(s) in fat simple of said premises; that said promises am free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those . made, sufi'ered or done by die Granme(s); and subject to U.S. Patent reservations, restrictions, dedications, easements, rights of way and agreements, (if any) of record, and current years taxes, levies, . and assessments, includes irrigation and utility assessments, (if any) which are net yet due and payable, aid that Grantor(s) will warrant End defend the sane from all lawful claims whatsoever. Dated: August 21, 2013 Frankli tre, C / Y. ball . Wilson, Saeger Sate of Idaho, County of%,4x8.— . On this day of August in the year of 2013, before me, die undersigned, a Notary Public in mid for said State, personally appeared David F. Wilson, known or identified to me to be the Msnager of the Limited Liability Company that executed the foregoing instrument, and acknowledged to me that such Limited Liability Company executed the Same. Noery Public Residing at Commission Expires: _ d/ fA - �A®jj es a bZOt\ `� EXHIBIT A Twelve Oaks Boundary Legal A parcel of land located in the W 12 of the Elft of the NEI/4 of Section 14, Township 3 North, Range I West, Boise Meridian, City of Meridlan, Ada County, Idaho, mom particularly described as follows; Commencing at a found bress cap marking the Northeast comer of mid Section 14; thence North 89" 1Tl T' West, coincident with the North line of said NE 1/4 of Section 14, a distance of 664.47 feet to the Northeasterly comer of said W I/2 ofthe EI/2 of the NE 1/4 of mid Section 14; thence South 0°33.43" West, coincident with the Bastuly line of said W 12 ofthe E12 ofthe NE 114 of Section 14, a distance of45.59 feel to Ills POINT OF BEOINNING; thence continuing South 0033'43" West, coincident with said Easterly line ofthe W12 of the E12 ofthc NEI 14 afSection 14, a distance of527.06 feet to the Northerly right of way of the Ten Mile Orals as described in Deed to the United States of America, on September 13, 1917 es Instrument No. 70680 as shown in Book 126 of Deeds at Page 58; thence South 75°07'43" West, coincident with said Northerly right of my of the Ten Mile Drain, 689.45 feet to a point on the Westerly line of said WI /2 of the 91/2 ofthe NEI 14 of Section 14; thence North 0'34' I8" East, coincident with mid Weemrly line of the W 12 of the E12 ofthe NE 1/4 of Section 14, a distance of710.64 feet to the Southerly right of way of W. Franklin Road; thence. South 89-13' 17" East, coincident with said Southerly right of way of W. Franklin Road, 556.16 feet; thence North 89°30.20" East, coincident with mid Southerly right of way of W. Franklin Road, 10833 reel to the POINT OF BEGINNING. 251 CERTIFICATE OF ORGANIZATION FILED EFFECTIVE LIMITED LIABILITY COMPANY 10I3 AUG 29 PM 3: 52 (Instructions on back of application) SEGRE IAiiY t1}Tt,TE 1. The name of the limited liability company is: STATE OF 10„H0 Twelve Oakes, LLC 2. The complete street and mailing addresses of the initial designated office: 1326 W Terramor St, Eagle, ID 83616 (Slreat Address) PO Box 140036, Boise, ID 83714 (Mailing Address, if different than street address) 3. The name and complete street address of the registered agent: Michael Shideler 1326 W Terramor St, Eagle, ID 83616 (Name) (Street Address) 4. The name and address of at least one member or manager of the limited liability company: flame Adds JW, Inc 1735 W Franklin, Ste 145, Meridian, ID 83642 Star Works, LLC PO Box 140036, Boise ID 83714 5. Mailing address for future correspondence (annual report notices): PO Box 140036, Boise ID 83714 ARY OF STATE 68/29/ :00 6, Future effective date of filing (optional): 1 6 29 N6 ct:21 � EX�ITE C�12 Signature of a manager, member or authorized person. a Typed Name: Signature_ Typed Name: %21W12 of State use IDAHO SECRETARY OF STATE 08/27/2013 85eee CK: 8358 C7: 55795 N. 13576% 1 0 168.08 = IN.00 ORGAN LLC 1112 W IZg W(, Annual Report for C 196391 No. C 196391 Due no later than Oct 31, 2015 Annual Report Form 2. Registered Agent and Address (NO PO BOX) Return to: JAMES L JEWETT SECRETARY OF STATE 167 E WHITESPUR ST. 700 WEST JEFFERSON ]U, INC. MERIDIAN ID 83642 PO BOX 83720 JAMES JEWETi BOISE, ID 83720-0080 PO BOX 280 3. New Registered Agent Signature:* EAGLE ID 83616 NO FILING FEE IF RECEIVED BY DUE DATE 4. Corporations: Enter Names and Business Addresses of President, Secretary, and Directors. Treasurer (optional). Office Held Name Street or PO Address_ S tateC ountry Postal Code VICE PRESIDENT MARY STEVENS 167 WHITESPUR _ _City _ _ _ _ _ _ MERIDIAN ID USA 83642 ____ PRESIDENT JAMES L JEWETT 167 E. WHITESPUR ST MERIDIAN ID USA 83642-8330 S. Organized Under the Laws of: 6. Annual Report must be signed.* ID Signature: James L Jewett Date: 08/21/2015 C 196391 Name (type or print): James L Jewett Title: president Processed 08/21/2015 * Electronically provided signatures are accepted as original signatures. http://www.sos.idaho.gov/xU?xp=%5C20150821%5CXNfLPORTS_C196391_1508211446.xml[7/20/2016 1:20:48 PM] FIRST ADDENDUM TO DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Twelve Oakes, LLC, Owner 3. JLJ, Inc., Developer THIS SECOND ADDENDUM TO DEVELOPMENT AGREEMENT is dated this 19th day of . July, -20- 32016, ("FIRST Second ADDENDUM'), by and between City of Meridian, a municipal corporation of the State of Idaho ("CITY"), whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and Twelve Oakes, LLC, an Idaho limited liability company whose address is 1735 W. Ff:apAdin Road,e,.:.,, 145167 E Whitespur St., Meridian, Idaho 83642, hereinafter called OWNER and JLJ, Inc., whose address is 773 Fr-ap did Read Suite 145167 E. Whitespur St., Meridian, Idaho 83642, hereinafter called DEVELOPER. RECITALS A. City and FORMER OWNER entered into that certain Development Agreement that was recorded on November 16, 2006 in the real property records of Ada County as Instrument No. 106180812 ("DEVELOPMENT AGREEMENT") as well as an Addendum to the Development Agreement recorded on July 17, 2013 as Instrument No. 113080081 on the parcel of property as described in Exhibit A. This First Addendum replaces that First Addendum which failed to contain language as approved by City Council, resulting in a Scribner's error B. City and OWNER and/or DEVELOPER now desire to amend the Development Agreement, which terms have been approved by the Meridian City Council in accordance with Idaho Code Section 67-6511. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: OWNER and/or DEVELOPER shall be bound by the terms of the Development Agreement, except as specifically amended to modify/add the following: 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 as Meridian City Unified Development Code. Twelve Oaks (fka Hark's Canyon Creek Subdivision) - MDA -13-008 Page 1 Application for a Certificate of Zoning Compliance shall be submitted to the City of Meridian prior to future development in the C -C and TN -,R zones, and the pertinent provisions of the City of Meridian Comprehensive Plan are applicable to the MDA -13-008 application. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. DEVELOPMENT: "Owner and/or Developer" has submitted to "City" a Conceptual Site Plan attached as Exhibit `B", and shall be required to obtain the "City" approval thereof, for a preliminary and final plat of the subject property. 6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 6.1 "Owner/Developer" shall develop the "Property" in accordance with the following special conditions: 1. That the Owner and/or Developer will be responsible for all costs associated with the sewer and water service extension. 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. 2. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall 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. 3. The Owner and/or Developer shall provide a surety agreement for the construction of a multi -use pathway through the site from the Ten Mile Creek to W. Franklin Road and pedestrian bridge across the Ten Mile Creek in accordance to Unified Development Code 11-5C prior to the issuance of the first certificate of occupancy in this development. 4. The Owner and/or Developer shall coordinate with the Meridian Parks Department and Nampa Meridian Irrigation District to define the location of the multi -use pathway, bridge maintenance, and landscaping along the Ten Mile Creek. 6. A cross-access/ingress-egress easement or a public street stub (as applicable) shall be recorded to the properties to the east (Parcel #'s R8956000010 & R8956000200) and west (Parcel #S1214120661) prior to issuance of any building permits for the site. In lieu of access being provided Twelve Oaks (flea Hark's Canyon Creek Subdivision) - MDA -13-008 Page 2 from the subject property to Parcel # R8956000200, a cross-access/ingress- egress easement may be granted instead through the Hark's Corner property (to the east of the subject property) with the property owners consent. In this case, a cross-access/ingress-egress easement shall be recorded to Parcel # 88956000200 along with consent for a minimum 20 foot wide section of the concrete fence to be removed for the access to occur. 7. Access to the site via W. Franklin Road is limited to one access point unless otherwise waived by City Council in accord with UDC 11 -3A -3A. City Council approved a waiver for the second access via Franklin Road shown on the site plan, contingent upon approval by ACHD. S. The commercial portion of the site is depicted on the concept plan to consist of a two retail pads consisting of 2,900 and 1,750 square feet (s.f); a 3,525 s,f bank; and a 4,500 s.f. dental office. In determining consistency with the concept plan, building sizes on these pads shall be allowed a 20% increase or decrease in size. ------------ 2. OWNER and/or DEVELOPER agrees to abide by all ordinances of the City of Meridian that are consistent with the terms of the Development Agreement and this First Addendum and the Project Site shall be subject to de -annexation if the OWNER and/or DEVELOPER, or their assigns, heirs, or successors shall not meet the conditions of this First Addendum as herein provided, and the Ordinances of the City of Meridian that are consistent with the terms of the Development Agreement and this First Addendum. 3. If any provision of this First Addendum is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this First Addendum and the invalidity thereof shall not affect any of the other provisions contained herein. 4. This First Addendum sets forth all promises, inducements, agreements, condition, and understandings between OWNER and/or DEVELOPER and City relative to the subject matter herein, and there are no promises, agreements, conditions or under -standing, 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 First Addendum 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. a. Except as herein provided, no condition governing the uses and/or conditions governing development of the subject Project Site 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. Twelve Oaks (flea Hark's Canyon Creek Subdivision) - MDA -13-008 Page 3 5. This Addendum shall be effective as of the date herein above written. 6. Except as amended by this Second Addendum, all terms of the Development Agreement shall remain in full force and effect. ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER: Twelve Oakes, LLC; an Idaho liability limited By: James L. Jewett DEVELOPER: JLJ Inc, By: James L. Jewett CITY OF MERIDIAN ATTEST: I5A Mayor Tammy de Weerd Jaycee L. Holman, City Clerk Twelve Oaks (tka Hark's Canyon Creek Subdivision) - MDA -13-008 Page 4 STATE OF IDAHO, ) ss County of Ada, On this day of 2013, before me, the undersigned, a Notary Public in and for said State, personally appeared James L. Jewett, known or identified to me to be the of Twelve Oakes, LLC and acknowledged to me that he executed the same with authority on behalf of Twelve Oakes, LLC. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) STATE OF IDAHO, ) ss County of Ada, Notary Public for Idaho Residing at: My Commission Expires: On this day of 2013, before me, the undersigned, a Notary Public in and for said State, personally appeared James L. Jewett, known or identified to me to be the of JLJ, Inc. and acknowledged to me that he executed the same with authority on behalf of JLJ, Inc. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho Residing at: My Commission Expires: Twelve Oaks (flea Hark's Canyon Creek Subdivision) - MDA -13-008 Page 5 STATE OF IDAHO ) ss County of Ada On this day of , 2013, before me, a Notary Public, personally appeared Tammy de Weerd and Jaycee L. Holman, know or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho Residing at: Commission expires: Twelve Oaks (flea Hark's Canyon Creek Subdivision) - MDA -13-008 Page 6 STATE OF IDAHO ) COUNTY OF ADA ) AFFIDAVIT OF LEGAL INTEREST lz0? F . "t -TV,- 6RyiL 61- (name.) 1(name) (address) (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: -5*)Tcviff 4"P Su.2dr?/ic(i 2o3a s &A451O/N1rPAIw "e (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this.day of -/ 14Z. PI , 20_/l SUBSCRIBED AND SWORN to before me NOTARY PUBLIC above written. (Notary Public for Idaho) Residing at: E My Commission Expires: 51 a9 I -n a— Community Development a Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.ora/planning Derritt Kerner From: Christy Little <Clittle@achdidaho.org> Sent: Wednesday, July 20, 2016 12:36 PM To: Derritt Kerner; Kaci Bader Subject: RE: Twelve Oaks A TIS is not required. Thanks, Christy From: Derritt Kerner[mailto:dkerner(-&rocksolidcivil.com] Sent: Wednesday, July 20, 2016 12:31 PM To: Kaci Bader Cc: Christy Little Subject: RE: Twelve Oaks Kaci - Remember Jim Jewett's Twelve Oaks project off Franklin Rd in Meridian? There was no need for a formal plan review. I'm filling out a CUP application for the City of Meridian on this one and need to know whether or not a traffic impact study is required or a change in use is required by ACHD. Documentation on the matter is required. It is a large single lot multifamily development. The portion of the lot within the C -C zoning must have this CUP application for the multifamily residential use to be permitted. The remainder of the lot is OK to be used for multifamily residential as it is zoned TN -R. I CC'd Christy as this is probably a question for her. Thank you both:) Derritt Kerner, EIT ROCK SOLID ,i�1►� CIVIL CML ENGINEERING AND LAND DEVIRLOPMEW CONSULTING 270 N 27th Street Suite 100 Boise, Idaho 83702-4741 (208) 342-3277 Office Main (208) 391-7682 Direct (208) 376-1821 Fax dkerneraa rocksoliclavil.com www.rocksolidcivil.com IDAHO / CALIFORNIA / OREGON / WASHINGTON / MONTANA / WYOMING / UTAH / NORTH DAKOTA THIS E-MAIL MAY BE CONFIDENTIAL: This e-mail, including any attachments, may contain information that is confidential and/or non-public information. It is intended to be conveyed only to the designated recipient or recipients. If you are not an intended recipient of this message, please (a) do not read, copy or disclose the contents of this communication to others, (b) notify the sender at (208) 342-3277, and (c) return the message and delete it from your system. Unauthorized use, dissemination, distribution, or reproduction of this message is strictly prohibited and may be unlawful. Thank you. From: Derritt Kerner Sent: Thursday, June 23, 2016 11:55 AM To:'Kaci Bader' <kbader@achdidaho.org> Subject: RE: Twelve Oaks VICINITY MAP THE VILLAS AT TWELVE OAKS 1 845 W. FRANKLIN RD. / MERIDIAN NE 1/4, NE '/4, SEC -1 4, T-3 N, R-1 W 4w ROCK SOWD CIVIL Civil Engineering and Land Development Consulting � m _ - ------ Ll �.i -- W FRANKLIN RD W FRANKLIN RD - WFRANKLIN RD- - - - - - III __EJ -- � L. — — - PROJECT SITE RRIFU DR 9,et r" ¢ Wyk MS'S F.PP[hT - z -.WGREE^� H — S .— _-WGALGnE GT ¢ YCgF FNH�t)•Qq NN f? a s !' d 4w ROCK SOWD CIVIL Civil Engineering and Land Development Consulting CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Villas at Twelve Oaks Date: 4/4/16 Applicants)/Contact(s): Carl Porter, Jim Jewett. City staff: Sona Bill i Location: 1845 W. Franklin RA. Size of Property: 8 aeras Comprehensive Plan FLUM Designation: MU -C (along Franklin) & MHDR (rear Porrioril Existing Use: Vacantlundeveloped Existing Zoning: C -C & TN -R Proposed Use: MFR development Proposed Zoning: NA Surrounding Uses: Commercial, residential Street Bufferts) and/or Land Use Buffer(s): 26' buffer along Franklin (existing): provide stub street to west boundary at south Open Space/Amenifies/Pathways: A 10' wide multi -use pathway is required through the site w/a pedestrian bridge over the -Ten Mile Creek - coordinate w/Jay Gibbons in Parks Dept AccesslStub Streets/SUeet System: Access via W. Franklin Rd. Sewer & Water Service: Note: A Traffic Impact Study (TIS) will he roquiradby ACHD forlarge commemialprojects and anyresidentlal development with over POO units. To avoid unnecessary delays & expedite the hearing precess, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City Not having ACHD comments and/or conddions on large projects may delayhearing(s) at the W. Please contact Mindy Wallace at 387- 6178 or CdristyLittle at 387-6144 at ACHD forinformation in regard to a TIS, conddions, impact fees and process. Other AgencieslDepartments to Contact: ❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department ❑ Parks Department ❑ Central District Health Department ❑ Fire Department ❑ Other Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modificatioblfransfer ❑ Rezone ❑ Altemative Compliance ® Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat El Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ElCom Comprehensive Pian Amendment -Ma El UDC Text Amendment p p ❑ Planned Unit Development ❑Vacation ❑ Comprehensive Plan Amendment -Text ❑ Preliminary Plat ❑ Variance Conditional Use Permit ❑ Private Street ❑ Other Notes. 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat), and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The Information provided during this meeting Is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pro -application meeting shall be valid for four (4) months. CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Date: -7-14P-15 City Staff: ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Location: ❑ Idaho Transportation Dept. (ITD) Size of roperty: Comprehensive Plan FLUM Designation: raU--C i�d Ry& — T)W I Sl}f ❑ Design Guidelines Development Context: ❑ Urban ❑ Urban/Suburban ❑ Suburban ❑ Rural Existing Use: V x nom ❑ Existing Zoning: e -C ?7 -7V --k Proposed Use: ryjF& ❑ Proposed Zoning: Application(s) Required: Surrounding Uses: c ,A 0 Street Buffer(s) and/or Land Use u er(s) 2 lv. r u rr,a i cc n�lln � xjI-A-ria Z5 r Rra{{r to ref d�.ViE OpenSpace/Amenities/Pathways: !_ ,Ie rneazfr'�-h J-✓ e p4 --An isdi!Variakci a_cmi Access/Stub Streets/Street System: fs- akce✓r Development Agreement Modification J y Sewer & Water Service: ❑ Annexation ❑ Waterways/ Floodplain/Topography/Hazards: ❑ Time Extension - Council History: AZ -05-,0 Additional Meetino Notes: 4 - Note: ATratfic Impact Study (TIS) will be required byACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments andlor conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ 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 0 Development Agreement Modification ❑ Short Plat ❑ Annexation ❑ Final Plat ❑ Time Extension - Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment - Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment - Text ❑ Preliminary Plat ❑ Variance Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11.5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC andlor Comp Plan may affect your submittal andlor application. This pre -application meeting shall be valid for four (4) months. parcel primary_owner R1234170020 S T ENTERPRISES LLC R1234180040 GREYLOCH PROPERTIES LLC R8956000010 FRANKLIN INVESTMENT CO LLC R8956000052 YARNALL OPERATIONS LLC R8956000060 L & J CAPITAL VENTURES LLC R8956000200 ROAM THOMAS K R9375760120 WESTON STEVEN CURT R9375760150 WALKER STACY R9375760280 VINEYARD JULIA D R9375760290 HAGERMAN DEAN C R9375760330 TALBOT CYNTHIA R8580480010 TWELVE OAKES LLC 51211438951 ALLIED WASTE SERVICES OF NORTH AMERICA 51214121134 KOSTKA & CALNON LLC R9375760060 LARSEN JIM & MARCIA LIVING TRUST R9375760070 MARSH ROBERT D R9375760100 NAPOLIELLO RICHARD M R9375760180 MANSFIELD THOMAS A 89375760300 HEPPERTIM 51214120661 BAINBRIDGE STEVEN J R8956000351 USA (BUREAU OF RECLAMATION) R9375760080 LYNX INVESTMENTS LP R9375760090 HAMILTON LYNN M R9375760130 THOMPSON DOUGLAS G R9375760140 PRICE ALLISON L R9375760160 BOOTH ROBERT R9375760270 SUTCLIFFE JOHN & R9375760310 FOLKMAN KEITH L R9375760320 MITCHELL STEVEN E 51211449402 GULL INC S1214120805 NAMPA MERIDIAN IRRIGATION DISTRICT R1234170030 HONNOLD THOMAS M R9375760110 WHITESTONE HOMEOWNERS ASSOC R9375760190 THOMPSON THERESA 51211438600 MERIDIAN JOINT SCHOOL DIST NO 2 secondary_owner mailing_address 4202 N MARCLIFFE AVE 6554 N FOX RUN AVE PO BOX 6770 98 N BALTIC PL STE 101 PO BOX 190182 ROAM LISA M 115 S LINDER RD 1824 W GREENHEAD DR 1904 W GREENHEAD DR 1767 W GREENHEAD DR HAGERMAN NANCY 1795 W GREENHEAD DR 1925 W GREENHEAD DR 1326 W TERRAMOR ST PO BOX 29246 15210 30TH AVE CT NW LARSEN JAMES B TRUSTEE 2919 E IDAVADA CT MARSH NANCY B 1728 W GREENHEAD DR 1800 W GREENHEAD DR MANSFIELD DEVAN L 301 S LODESTONE AVE HEPPER KRISTINA K 4350 S MCDERMOTT RD 2579 W PIAZZA DR 230 N COLLINS RD 712 N TROUTNER WAY HARRISON ROBERT DOUGLAS PO BOX 145 THOMPSON ELLEN M 1846 W GREENHEAD DR 1868 W GREENHEAD DR BOOTH SARAH 1926 W GREENHEAD DR SUTCLIFFE BECKY 1749 W GREENHEAD DR FOLKMAN MARLENE K 280 S MOONSTONE WAY MITCHELL KIMBERLEE 1 1901 W GREENHEAD DR 8575 VIC LN 1503 FIRST STS HONNOLD CHERYL A 5738 SE 3RD AVE PO BOX 1090 325 S LODESTONE AVE 1303 E CENTRAL DR mail ing_city_state_zip BOISE ID 83704-0000 MERIDIAN ID 83646-5196 KETCHUM ID 83340-0000 MERIDIAN ID 83642-0000 BOISE ID 83719-0182 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-6160 EAGLE ID 83616-0000 PHOENIX AZ 85038-0000 GIG HARBOR WA 98332-0000 NAMPA ID 83686-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 NAMPA Ib 83687-0000 MERIDIAN ID 83646-0000 BOISE ID 83702-4520 BOISE ID 83712-0000 MERIDIAN ID 83680-0145 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MIDDLETON ID 83644-0000 NAMPA I'D 83651-0000 NEW PLYMOUTH ID 83655-5435 MERIDIAN ID 83680-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 physical_ address 1870 W FRANKLIN RD 1950 W FRANKLIN RD 1767 W FRANKLIN RD 1701 W FRANKLIN RD 1711 W FRANKLIN RD 115 S LINDER RD 1824 W GREENHEAD DR 1904 W GREENHEAD DR 1767 W GREENHEAD DR 1795 W GREENHEAD DR 1925 W GREENHEAD DR W FRANKLIN RD 2130 W FRANKLIN RD W FRANKLIN RD 1702 W GREENHEAD DR 1728 W GREENHEAD DR 1800 W GREENHEAD DR 301 S LODESTONE AVE 1821 W GREENHEAD DR 2155 W FRANKLIN RD 245 S LINDER RD 1754 W GREENHEAD DR 1776 W GREENHEAD DR 1846 W GREENHEAD DR 1868 W GREENHEAD DR 1926 W GREENHEAD DR 1749 W GREENHEAD DR 280 S MOONSTONE WAY 1901 W GREENHEAD DR 1720 W FRANKLIN RD W FRANKLIN RD 1800 W FRANKLIN RD W GREENHEAD DR 325 S LODESTONE AVE 50 N WARD AVE physical_address_city_state_zip MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 MERIDIAN ID 83642-0000 ._�_ -- _�f�Tr+�_,��I�IH�✓...-.-._.---�`D(� (�Iaot ��ay.� _ _ �w�..e. , uw.� 9 �toP-898-ot ...... � nt t'T Ana�.w A.� � f 7J W .��2�- il��� � COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. Date Community Development a Planning Division . 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.orWplannine W C%E IDIAN:--- Community Development Parcel Verification Date: 7/20/16 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: Twelve Oaks Centre Parcel Numbers: R8580480010 (1.438 Acres) R8580480020 (7.987 Acres) T/R/S: 3N 1W 14 Property Owner: Twelve Oakes, LLC 1326 Terramor St. Eagle, ID 83616 Address Verification Rev: 04/23/12 N 7 p = T F M." , f -_� r b S.. ' , b t r lY v\ P �i7 OF i d ------ __ _..- A� ��tl2yy.�$3 PJ &sm� y £ fil 3 m n 1 a m '4 W--- �� FAR y�.3 y we t° PB5 r@ uo as 2 F "bq o ° AGENCYREVIEWNOTAPPROVED FOR CONSTRUCTION THE VILLAS AT TWELVE OAKS ""` Revisions ^ _ u [ au 1H[ mLnS Auo DEOXN5 lI 7645 W. FRANKLIN RD. I MERIDIAN ixomvoan Hwe FAR 1NF ll . PHE I'll Ee eSSOPA [enOf C R �a'"g' �. .1 scue QnL. Alx CuSE ROCKSOLID CIVIL � a'' oiuE on nav vaa M1 omw vao1Em CONDITIONAL USE PERMIT (CUP)161TE PIAN of we Ehoa91 nni°x Aurzwa,znnoH RF.. mM CML I1C o a o'B 8 € al�Fs3s€yaag2gg �a q&xa� 18a€ {{d3[as ipspa8� �R$9�83p gx8t'8 it g gT. 1C ;k xs i5 3 r 7 Fip Y S& qq 8=-m:i �5>s3ga�9 el 581: �'ka-F €s is Sz z��t yy g tt y�giE".d ;£�8 i? z�e it $ Ie IPIfP3 a gF Sag# F 6$ 3� a'd i s F Fs$ a yp d is qe gx iI� g€i 3 t P gPs , g� f i � � ��� f �1 3 S4 ga l� i g g 3s a B F$ i$� F e 8 Pe 33q $ d R8� } if 1 3{ ded r3 Sp 3 pp gi i€ � e ;�i 4� dq g'#e e� �`•: ( �77 €1 i 3$ i 8s€ }g fit 4 A � yF§ s#� r s za Yl[ 1$ a $B k' €oai axg S8 S' 5 �a € #Ygg€i�t'8 a 61 se 5ss9 si xi i8 ei r� ;rgg a @ �E 4� 3 a� s y �T p3 FI € 4E 7 x 3s 1 g5 R€ 5 q4 �F TI R 34 FiT 5 S€ gYE9 Tai a- €1 e4 s T 'y8 € 5 }e} i5 nm # it Bis 5 51 $ as {aa E ' Bli 8ej - Si, $ s,. it s f si $ e! d € z '� z �A aA 3 F s °t8 F� r¢raqq€ i'1$1[led8 p`;488&gsri�`9 Isq s q 8 it iS u $Ta; UPNI 3 �'ir✓. o 'I! q 3! �1 13 d§'xt�TB $ sl e o k l to { min '' -'€'✓. m �� 5' � p � �� � �5 psi �s tl?� €3�o da4� t vmiw N+o mm�muniAcniNn2 I f�1 vym Rmo � A3)AAAF mm ZA ��� •oS2 8ee,saE ®+SK.1.:+_ o. • o III FpFyyam g® 'v_o�x- yADO g4)�Zv lJ I li w w vvvo "'$2 .a 1, 1111111 FIJI H, s AGENCYREVIENNOT APPROVED FOR MAIMUCJON THE VILVS AT TWELVE OAKSxrusr: °wr nxo ixe meas nxo ffmxus Revisions 1845 W. FRANKLIN RD. I MERIDIAN pp.AV11 N, Alw ms:xWu V°- -on . ('j a = . �a m¢morvu smncy s mE rxremrr av mvuFanIu Ymm rxoxn Xoilo9FUAo POCK SOLID CIVILx axe pnp r. cY ,n rar o Y � a COVE0.EHEET, INOEK, B.NOTE3 w,zx n&numowzewx `s a woc mn axi u% INa 1 1 y TV 1 A 1 lij N Uz 0"A Ml jy ,� ice/ - III I'i 1 fii_➢ m p I IPI C c:acc:ccc42 aegC m ,.. r � a m m r E Ep ak giI ia� wiy Qa g a s. h a 6 P '3g' s �s a €c� b ks a { -9 m� a f 5 s§ - g 2 jC E34s o AGENCYRMEW NOT APPROVED FOR CONSTRUCTION a THE VILLAS AT TWELVE OAKS 1845 W. FRANKLIN RO. I MERIDIAN aGIINNcyflf l esPvcIXFPao%wh'e _OPmWuesssLa®vmsexEeaRFlN sou OFEa nI nloMunruF soiGmPm.�PuNuvfnYu �em » ROCK SOLID CIVIL HORIZONTAL CONTROL PLAN uT m. o-vMeL ssu 0°A2� Revisions lIL qN f E s. f' INa 1 1 y TV 1 A 1 lij N Uz 0"A Ml jy ,� ice/ - III I'i 1 fii_➢ m p I IPI C c:acc:ccc42 aegC m ,.. r � a m m r E Ep ak giI ia� wiy Qa g a s. h a 6 P '3g' s �s a €c� b ks a { -9 m� a f 5 s§ - g 2 jC E34s o AGENCYRMEW NOT APPROVED FOR CONSTRUCTION a THE VILLAS AT TWELVE OAKS 1845 W. FRANKLIN RO. I MERIDIAN aGIINNcyflf l esPvcIXFPao%wh'e _OPmWuesssLa®vmsexEeaRFlN sou OFEa nI nloMunruF soiGmPm.�PuNuvfnYu �em » ROCK SOLID CIVIL HORIZONTAL CONTROL PLAN uT m. o-vMeL ssu 0°A2� Revisions lIL To p A i I as — r} 4 m s'/�,• z 71, n o I p, f , Do Po -��iii �'- � t+ „f,uil�� „.- 2p €C _ °% I,f ,� 4", —� e J �� Q 1 F z a l ®gggg ©® ®® a®®®®®a®®©©® o ® 0000©0 0 00 #€ R P s € € € Fe p- 1 8 Y € 4 4 g ld_n's°3a a€ € € Y a 9® #�a 4 B S e s Fill�9�ye� t ` € '� € ne i g a �m eaq a$a sad s TaE u'G# o e k ae 3s e a �# s Eli 9 Igo36a fi6F Way 1®q a# aaspiz = € ps @3: i `$p €.4i 3 # Im - R. gs as -.-9 5.®. a s �s €€ I€ 5 3 €. e a aq �e AGENCYREVIEW NOTAPPROVED FOR CONSTRUCTION R ew=r rAAIAND ND Revisions THE VILIAS AT TWELVE OAKS TMs Poen'�uoT °tA TMs nw AND osseus W W. FRANKLIN Ra. I MERIDIAN rFn x 11 IN T OF VRO4DFOONAL scams s,v r s T OF (a a y �,;„oma wcs wuv ar,s uc ,u s m use ROCK SOLID CIVIL „ n w xxae OR rev raa exv sri,” rnax T „., GRADING A DRAINAGE mTx , me e:rars xs Tsx TFOR. v awn wuo am ua i°K®i �€ 1s 3� %i€ �$ a�€ ,Nj $ �€ a� 'R §1 °g € $�€ �� 6 e "'g� R se 5 @ 9 € ? a® �R s $ € gq£ § 6E RI,Res � ez Alla e a xs s egg yz € ;• € s>;� S e ' P °� €� 's �. "p � s Flip s �F$� �3 % g �� g gg se°aF ;QIJI;' g3 Ha' a pi 9�a g v a skm K 6� �k =F a �� s re sE adz � 0 $s ° f€@— a gas ag as F e Ey �Ie9 a.® 8 as,€ TAP € Alli € m � � �I A 1 9 ap SIla x€ c e AGENCYREVIEWNOTAPPROVEDFOR CONSTRUCTION VILIAS AT iVJELVE OAKS ReNebns m mis OP11d 1 vo 1 [ I AND pE96us 1845 W. FRANKLIN RD. I MERIDIAN MOR ennl: Ew n xi®smux[arm `� °,.. xaK m�uo cpONAL ri us o xa mec 15 TPE PRI us[o POCK SOLID CIVIL i q ? N M 0 YXO1E1 V PRIVATE GRADING & DRAINAGE WHIT HE E+re°ss Ammer wmoxiuRPI a a arca e� arc m. �I �0 e t H" �fisT—JZp 0 R � 'pnG1 i°K®i �€ 1s 3� %i€ �$ a�€ ,Nj $ �€ a� 'R §1 °g € $�€ �� 6 e "'g� R se 5 @ 9 € ? a® �R s $ € gq£ § 6E RI,Res � ez Alla e a xs s egg yz € ;• € s>;� S e ' P °� €� 's �. "p � s Flip s �F$� �3 % g �� g gg se°aF ;QIJI;' g3 Ha' a pi 9�a g v a skm K 6� �k =F a �� s re sE adz � 0 $s ° f€@— a gas ag as F e Ey �Ie9 a.® 8 as,€ TAP € Alli € m � � �I A 1 9 ap SIla x€ c e AGENCYREVIEWNOTAPPROVEDFOR CONSTRUCTION VILIAS AT iVJELVE OAKS ReNebns m mis OP11d 1 vo 1 [ I AND pE96us 1845 W. FRANKLIN RD. I MERIDIAN MOR ennl: Ew n xi®smux[arm `� °,.. xaK m�uo cpONAL ri us o xa mec 15 TPE PRI us[o POCK SOLID CIVIL i q ? N M 0 YXO1E1 V PRIVATE GRADING & DRAINAGE WHIT HE E+re°ss Ammer wmoxiuRPI a a arca e� arc m. �I Lu r a 5k pp � o BpF gsS. e AGENCYREVIEW NOT A ,a "gF�F q® 0 3 see G o o o 00 0900 0e 0 0 0 O £ ?' 58t8qq ypaK 37 x3'fi=f5[ 9@ $t€€gpg $F 5E5, Mg"Ey9 Eg g¢g @g g9 $F ei�eE3a^ 'k"c�L. 9 Sa�AF9'k 5A94P9�9 e�Ea05n�Q°: saw a »'Is€ A ds sa � B %-9 p°€ 8 �� °. k a a ;� `x 1 xk g VE bb➢� H[d[ 4 4F .', 4ss3E 3 R..# (' 3 ��g€ !< ,@d ° y` E § 3 §i pp§ gg. MID V^J®ES p R �e * a E THE VILLAS AT TWELVE OAKS Revlslons Yme taNi Axe tN[ m[As arc drsm¢ 1845 W. FRANKLIN R0.1 MERIDIAN Ixw xnrzo xslrtw As A iusmuxwr ar � 4 w n a # ve naso Ar xence is me v ovH v s ,„,.., sae soup rna ucA x roe¢usEo ROCK SOLID CIVIL : PRIVATE GRADING SDRAINAGE Ix maoLL ox vnm va Axr m v mwwe nz IXvn<ss xximx Aumce¢Anox CF PolIX `AIN dNL LLG ...,wurte.n Ab 1 X f 1 1 \ J C � H S -1 y b O N m REEa m N tPef � g 9C RHE 1° *\ z� �t r 1. Lu r a 5k pp � o BpF gsS. e AGENCYREVIEW NOT A ,a "gF�F q® 0 3 see G o o o 00 0900 0e 0 0 0 O £ ?' 58t8qq ypaK 37 x3'fi=f5[ 9@ $t€€gpg $F 5E5, Mg"Ey9 Eg g¢g @g g9 $F ei�eE3a^ 'k"c�L. 9 Sa�AF9'k 5A94P9�9 e�Ea05n�Q°: saw a »'Is€ A ds sa � B %-9 p°€ 8 �� °. k a a ;� `x 1 xk g VE bb➢� H[d[ 4 4F .', 4ss3E 3 R..# (' 3 ��g€ !< ,@d ° y` E § 3 §i pp§ gg. MID V^J®ES p R �e * a E THE VILLAS AT TWELVE OAKS Revlslons Yme taNi Axe tN[ m[As arc drsm¢ 1845 W. FRANKLIN R0.1 MERIDIAN Ixw xnrzo xslrtw As A iusmuxwr ar � 4 w n a # ve naso Ar xence is me v ovH v s ,„,.., sae soup rna ucA x roe¢usEo ROCK SOLID CIVIL : PRIVATE GRADING SDRAINAGE Ix maoLL ox vnm va Axr m v mwwe nz IXvn<ss xximx Aumce¢Anox CF PolIX `AIN dNL LLG ...,wurte.n 9 4 zh a9� IS md E�� HE0 5 w tion €.o o c R^ oll, I �iB' nA _1 '-s--I =m oo 9 7E m�@RIS c"' pF ' G M� -g c oho �A o F 9 9€ o to l # I a � 0 Tl " AGENCY REVIEW NOTAPPROVED FOR CONSTRUCTION 5 9 s 45 -HE. FRANKLIN TWELVE M DADS xsuscmoanwx Revlslons mrs oowucv nuo m¢ ofa nw cLv N m �@46 W. FRANIQ,IN RD.IMERIDIAN ip� eai®ru¢i n,ww muu¢xY or "1� T, °' usm is 0 _ oxo.. nomuo clnc ur nxo is xm io s¢urw ROCK SOLID CIVIL e DETAILS o,xous sxe wPxss �m.�sx nu,nomunox a aarc xuo axe ua a —� -_._ N 01'20'29- E .246.35' ° l rte? P' t � 00 g0 0 ;€0 „� 3s i I a a N. �� $� a eE =" Al llll� i91 fA Ng r g o.a EC ; f6 8 0e€ s s AGENCYREVIEWNOTARRROVEO FOR CONSTRUCTION THE VILLAS AT TWELVE OAKS nems mwuEx�nx s Revision. F 1845 W. FRANKLIN RD.I MERIDIAN ixwaPOPa so HE REIx snuff Iduxt; CJ ., p�,y "DEE..ME ni °EAP 11 ROCK SOLID CIVIL SE nmK uo nnL uc auo is a m a n o .F, �'" * """• wnFEE ROME FOR Aur DINER PnOJECT z. WATER PIAN �mwT m� Errx wwann X4G S9W CML USE r z 0 a 0 ' :5 S 5g i t � 00 g0 0 ;€0 „� 3s i I a a N. �� $� a eE =" Al llll� i91 fA Ng r g o.a EC ; f6 8 0e€ s s AGENCYREVIEWNOTARRROVEO FOR CONSTRUCTION THE VILLAS AT TWELVE OAKS nems mwuEx�nx s Revision. F 1845 W. FRANKLIN RD.I MERIDIAN ixwaPOPa so HE REIx snuff Iduxt; CJ ., p�,y "DEE..ME ni °EAP 11 ROCK SOLID CIVIL SE nmK uo nnL uc auo is a m a n o .F, �'" * """• wnFEE ROME FOR Aur DINER PnOJECT z. WATER PIAN �mwT m� Errx wwann X4G S9W CML USE r z 0 a 0 /// a a °\/, � \ R )i k §§) ) \ \` ij�l / \\\\ \\ }�� It `~ AGENCYREVIEWNOTAPPROVED FOR CONSTRUCTION ; ,}}.\~~_� ~^THE VII -LAS AT TWELVE OAKS 1. FF IR1.11,/2\° P . 9 _RevIslon a \ i � 2\ \ JII } IIS \\ �m rYfT `91 fifi II LA �A. . b G SO -33'43"W +527, 000 00 0000 �1R Eb- I q A �. 3� q p5 �p [ ££ sF 3 ;Is £ P.FE 6 0 Pi i §ja 9 m ra�aas AGENCY REVIEW NOT APPROVED FOR CONSTRUCTION .m w. THE VILLAS AT TWELVE OAKS Revisions nils 11..1 a m m 0 "a ww>u, IS Tbp PROPERFY OF 9645 W. FRANKLIN RD.I MERIDIAN iHgps1ooA. FNAL lIll ns AN 1111FOIA1 aE 'p a Mw AOJJUYLuc M is NOT is 9E USES ROCK SOLID CIVIL : � F S 11 re OR ANY mrn a T Es —11 ION A— WATER PUN o m ui xs uPnsss xxmry numoeuncx Q AOu ONUS UNSL IIG IN n. � y m m n D o ` IN wi f� tr m /mil e- m N _ d I T old l �� IRIM 211 rn o N Z Ant &mem '1$Nzi�E. UPz 8 as1s°� g e des 9 em --- AGENCY REVIEW NOTAPPROVED FOR CONSTRUCTION g $ = a s. ..w°° THE VILfAS AT'fWELVE OAKS SII oscuxvur ex es. o s Rsvhians 1545 W. FRANKLIN RD. I MERIDIAN ixccrer".j xusry a AN w seuu<us ov Iso axu sD ,x¢ rz ��"�' 1-1 swo—uc Qizn i e ussn ROCK SOLID CIVIL v IN xnoD orz ann re nxr o>x¢u areortcr .O SEWER PLAN &PROFILE oMUKne Uva xwirzuwmoIIn IT xac muI am uc "• ` NO°34'18"E 710.84' IDEE, � N o n m m m y li IE5 7^L z �C •`1� IT -1171 £ p g �., mm _ a 1_& -. mG) a y° INQ TO II ��\ Eli _ -IT- ST NOO.— T� w `A IT A m �N D F IIY m a s UP-E! C I s \ ( CNA I A F 1Y T C, V V >7 'AF ROUSI OF THE VILLAS AT TWELVE OAKS THE mmuulT�All TF..E .1 msmxs eNCSyy ReNslons ' 5 `ase 1A45 W. FRANKLIN RD, I MERMAN WCORPn esm FBI s AN Ixs�xuue T or A'��' � o° "'"'ro'°^ cr�oxu sw m m my or xoIX s91N aNL Le EBEE I Is xAR 10F PF u5F¢ a ^o im xxo1T 01 PAx Fore ANI oI Pll.T ROCK SOLID CIVIL o i SEWER PLAN & PROFILE TMou1 THE waecss wuTrtu Aumoaanncx _ OF AW(WED on IIs,. ......mma.umm =-yS T"o e 011! no m 3 ¢{ E 8 a�g QI r y AGENCYREVIEWNOTAPPROVEDFORCONSTRUCTION "• ` NO°34'18"E 710.84' IDEE, � N o n m m m y li IE5 7^L z �C •`1� IT -1171 £ p g �., mm _ a 1_& -. mG) a y° INQ TO II ��\ Eli _ -IT- ST NOO.— T� w `A IT A m �N D F IIY m a s UP-E! C I s \ ( CNA I A F 1Y T C, V V >7 'AF ROUSI OF THE VILLAS AT TWELVE OAKS THE mmuulT�All TF..E .1 msmxs eNCSyy ReNslons ' 5 `ase 1A45 W. FRANKLIN RD, I MERMAN WCORPn esm FBI s AN Ixs�xuue T or A'��' � o° "'"'ro'°^ cr�oxu sw m m my or xoIX s91N aNL Le EBEE I Is xAR 10F PF u5F¢ a ^o im xxo1T 01 PAx Fore ANI oI Pll.T ROCK SOLID CIVIL o i SEWER PLAN & PROFILE TMou1 THE waecss wuTrtu Aumoaanncx _ OF AW(WED on IIs,. ......mma.umm R C U p .Zi a 19Fp ; e5_ iI L�' y AGENCY REVIEW NOT APPROVED FOR CONSTRUCTION RIS S A x THE VILLAS ATTWELVE OAKS Mlur,[�AAWtI°S �� 1845 W. FRANKLIN RD. I MERIDIAN Revisions x'oow ieui nuo xe ouv uo nsscx o 00 _ _ M x� xa`ww�� k ROCK SOLID CIVIL , lV it °jv PRESSURE IRRIGATION PLAN ui n°E ua> a..vmmvaw = m Roar sao awL uc � O®00000000 O a®B f=<�3s� �0€; D�0 aaaw osfl4A,=�; o z� p>z€E as 44G% ]n ph R§ 56 a, 5 2 i z Sx( A;@ n )® f—I•— Fee's2, f Fig C U p .Zi a 19Fp ; e5_ iI L�' y AGENCY REVIEW NOT APPROVED FOR CONSTRUCTION RIS S A x THE VILLAS ATTWELVE OAKS Mlur,[�AAWtI°S �� 1845 W. FRANKLIN RD. I MERIDIAN Revisions x'oow ieui nuo xe ouv uo nsscx o 00 _ _ M x� xa`ww�� k ROCK SOLID CIVIL , lV it °jv PRESSURE IRRIGATION PLAN ui n°E ua> a..vmmvaw = m Roar sao awL uc o� F� s Rag€ss ��s5gE lip ti 95e¢ .," `'€`en�_�en�saE a E3 6£HN e �a@@4 She r 9 �B Asx r z Tj!F o AGENCVREVIEWNOTAPPROVEDFOR CONSTRUCTION THE k xome 45 W. FRANKLIN TWELVE OAKS xrus or nx.w,x Revisions mis oocuuw. px c ioe uro om 1A45 W. FRANKLIN R0.I MERIDIAN vxsmrevoenrto xmxn on i. us r �b � °* artsvoxp�srnn Mrae a ° - A.d x,n. reoa rxumu on wiper omw.a�ssm amm aum� ROCK OLID CIVIL : STREET LIGHT PIAN p�woui rx£ cxvacn vmirrtu wmoxiunou A= � a � 0a erWho IEeho ° e� z � i I i d a' I D I a Z �a$ sad m R z ees Parking Study Twelve Oaks I Apts. I Townhomes [Commercial oe O 5€ i erWho IEeho �1 ggg HE ZO%B o4ePl'UPIPPON- peoy U."Uwjs e an E)m a se i s �1 O I l� Il.n 41' m N < wase oyoai'uoiaijow-v oa wiaomi w m N S� ep anlannl }e Sell!n a41 9sor CV ro r -�. Zb9f6 .4,1 'ueDueN - Peon upryuel3 ®� wo Omani }e Sell!A a41 3 Q d N N 2 a s 0 z N W D J Q 7 F w w z z 0 v Aa M N b N ao Z09f9 oq,l'u,PPM -P-P a --u HE s�{ep anlaMl }e Sell!n a41 Q M ifs u N a ¢ Zb0E0 a4ePl'ueiPNaW � Peon u11Mu.d k w w� § w o T a tl 4 Q k m 0; r N NagZ69E8 o4ePl'ueiPuaW-Peoy wqlueijS�epanlaM_L }e Sell!n a41 R M a m N HE) Zb9E9 o4ep�'ve!puaW-peoystepE)Aj8Ml;eSell!naul R m N H ug Zb9f6 o4eP1ueippayy-peon UiMueijSNep OA19MJ }e Sell!n 941a R co u v7 �< zV Zp9E8 oyepl'ueippaW -peoy upquejj slep 9A19Ml;e sell!n ayl W V, U