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04.15.2021CouncilPacket Ammon City Council 04-15-2021Page 1 of 94 Ammon City Council 04-15-2021Page 2 of 94 Ammon City Council 04-15-2021Page 3 of 94 Ammon City Council 04-15-2021Page 4 of 94 Ammon City Council 04-15-2021Page 5 of 94 Ammon City Council 04-15-2021Page 6 of 94 Ammon City Council 04-15-2021Page 7 of 94 Ammon City Council 04-15-2021Page 8 of 94 Ammon City Council 04-15-2021Page 9 of 94 Ammon City Council 04-15-2021Page 10 of 94 Ammon City Council 04-15-2021Page 11 of 94 Ammon City Council 04-15-2021Page 12 of 94 Ammon City Council 04-15-2021Page 13 of 94 Approval of Contract for Water Meter Vault Installation Staff Presenting: Recommendation Summary of Analysis Financial Impact Motion Attachments: 1 Ammon City Council 04-15-2021Page 14 of 94 Ammon City Council 04-15-2021Page 15 of 94 Ammon City Council 04-15-2021Page 16 of 94 Ammon City Council 04-15-2021Page 17 of 94 Ammon City Council 04-15-2021Page 18 of 94 Ammon City Council 04-15-2021Page 19 of 94 Ammon City Council 04-15-2021Page 20 of 94 Ammon City Council 04-15-2021Page 21 of 94 Ammon City Council 04-15-2021Page 22 of 94 94 of 23 Page 04-15-2021 Council City Ammon 94 of 24 Page 04-15-2021 Council City Ammon Surety Grand Oaks Nine 2854 Highway 55, Suite 250 Eagan, MN 55121 651-365-7496 651-365-7498-Fax Re:Knife River Corporation – Mountain West Project: Water Meter Installation Knife River Corporation – MountainWest Knife River Corporation –Mountain West Knife River Corporation – Mountain West Knife River Corporation – Mountain West. Member of Liberty Mutual Group Ammon City Council 04-15-2021Page 25 of 94 Ammon City Council 04-15-2021Page 26 of 94 Ammon City Council 04-15-2021Page 27 of 94 Ammon City Council 04-15-2021Page 28 of 94 Ammon City Council 04-15-2021Page 29 of 94 Ammon City Council 04-15-2021Page 30 of 94 Ammon City Council 04-15-2021Page 31 of 94 Ammon City Council 04-15-2021Page 32 of 94 Ammon City Council 04-15-2021Page 33 of 94 Ammon City Council 04-15-2021Page 34 of 94 SUPPORT AMMON BUSINESSES WEEK Ammon City Council 04-15-2021Page 35 of 94 Ammon City Council April 15, 2021 Mayor Coletti and City Councilmembers: Proposed Changes to the City of Ammon Personnel Policy Manual Staff Presenting: Micah Austin, City Administrator Recommendation -Discuss the proposed changes to the Personnel PolicyManual Summary of Analysis 1.The current Personnel Policy Manual was adopted onDecember 20, 2018 by Resolution 2018-020R. Prior to that update, the policy was amendedfour times since 2012. 2.The proposed updates to the Personnel Policy Manualwill be presented at the March 18, 2021 meeting by the City Administrator. 3.Highlighted Updates from the proposed Personnel PolicyManual: a.Updates. i.Incorporated the Drug and Alcohol Free Policy intothe main portion of the Personnel Policy Manual rather than as an appendix.Various minor updates were made to this policy, including updates to thedrug and alcohol testing policy. ii.Incorporated the Technology Use Policy into the mainportion of the Personnel Policy Manual rather than as an appendix. Variousminor updates were made to this policy. iii.Incorporated the Vehicle, Equipment Use, and DrivingSafety Policy into the main portion of the Personnel Policy Manual rather thanas an appendix. Various minor updates were made to this policy. iv.Clarified Bereavement Leave is limited to 40 hours. v.Various formatting updates throughout the policy. nSYnz nvf¸df nlxYnzx bmYxlf ª bm Y bmYxlnxl°*n MfY f± z °5K ,nfbz± vii.New title page. b.New Policies i.Added a new Social Media Policy as Section 3-6. ii.Revised and clarified the travel/training reimbursementand expense policy. Financial Impact -No financial impacts are anticipated from these proposedchanges. Motion °6 wzf z Yzf Kf zvnzx àÞàß¼ÞÞäK Attachments: 1.The proposed Personnel Policy Manual will be presentedat the meeting. 2135 South Ammon Rd., Ammon, Idaho 83406City Hall:(208) 612-4000 www.cityofammon.usPage|1 Ammon City Council 04-15-2021Page 36 of 94 CITY OF AMMON BONNEVILLE COUNTY, IDAHO RESOLUTION NO. 2021-006R (Amendment of Personnel Policy Manual) A RESOLUTION UPDATING THE ADOPTED THE CITY OF AMMONPERSONNEL POLICY MANUAL; PROVIDING FOR RESCISSION AND REPEAL OF ALL RESOLUTIONSIN CONFLICT HEREWITH; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, THE CITY OF AMMON, Bonneville County, Idaho,has adopted, by Ordinance, Section 1-15-6, the provision allowing the adoptionof policies, procedures, specifications and standards by resolution; and WHEREAS, the current Personnel Policy Manual wasadopted on December 20, 2018 by Resolution 2018-020R; and WHEREAS, the City Council has examined the City ofAmmon Personnel Policy Manual and have determined, and hereby find, that such proceduresand policies should be adopted to allow for consistency in the policies, proceduresand programs regarding inspections of subdivision improvements within the City; and NOW THEREFORE, be it hereby resolved by the Mayorand City Council of the City of Ammon, Bonneville County, Idaho as follows: Section 1.That the City Council does hereby findthat the amended policies and procedures as set forth in Exhibit A to this Resolution are reasonableand necessary. The same Exhibit A is hereby adopted as the official policy of the Cityof Ammon. Section 2MmY Y bz zk mn Kf zvnzx mYvv afz fd nx mf *vfu¯ Akknbf Yxd atfb z examination by any interested party. Section 3.That all resolutions heretofore adoptedwhich are in conflict herewith, are hereby rescinded and appealed. Section 4.This resolution shall be in full forceand effect upon the passage and approval by the City Council and the Mayor, and shall take effectas of the 15 day of April, 2021. th Passed by the City Council and approved by the Mayorthis 15day of April, 2021. CITY OF AMMON By: ____________________________________ ATTEST:Sean Coletti, Mayor _______________________________________ Kristina Buchan, City Clerk RESOLUTION 2021-006RCITY OF AMMON PERSONNEL POLICY MANUALPage1of2 Ammon City Council 04-15-2021Page 37 of 94 EXHIBIT A RESOLUTION 2021-006RCITY OF AMMON PERSONNEL POLICY MANUALPage2of2 Ammon City Council 04-15-2021Page 38 of 94 Ammon City Council 04-15-2021Page 39 of 94 o Ammon City Council 04-15-2021Page 40 of 94 Ammon City Council 04-15-2021Page 41 of 94 Ammon City Council 04-15-2021Page 42 of 94 Ammon City Council 04-15-2021Page 43 of 94 Ammon City Council 04-15-2021Page 44 of 94 Ammon City Council 04-15-2021Page 45 of 94 Ammon City Council 04-15-2021Page 46 of 94 Ammon City Council 04-15-2021Page 47 of 94 Ammon City Council 04-15-2021Page 48 of 94 Ammon City Council 04-15-2021Page 49 of 94 Ammon City Council 04-15-2021Page 50 of 94 Ammon City Council 04-15-2021Page 51 of 94 Ammon City Council 04-15-2021Page 52 of 94 CONDITIONAL REZONE AGREEMENT SANDCREEK COMMONS APARTMENTS (CITY OF AMMON/ RAINEY HOMES) THISAGREEMENT,madeandenteredintothis15dayofApril,2021,byandbetween theCITYOFAMMON,amunicipalcorporation,oftheCountyofBonneville,StateofIdaho, PartyoftheFirstPart,hereinaftercalledtheÐCity,ÑandRaineyHomes,hereinaftercalledthe ÐDeveloper.Ñ RECITALS: WHEREAS,theDeveloperisthesoleowner,inlawand/orequity,ofacertaintractoflandin BonnevilleCounty,Idaho,moreparticularlydescribedonExhibitAattachedheretoandmadea part hereof; and WHEREAS,theDeveloper,assoleownerofsaidland,hasmaderequesttotheCityofAmmon torezonethepropertydescribedinExhibitAfromHighwayCommercial1(HC-1)toR3-A Residence Zone (R3-A) , and WHEREAS, the tract of land described in Exhibit Ais located within the City of Ammon; and WHEREAS,onApril1,2021,theAmmonCityCouncilconditionallyapprovedtherequestto rezone the property; and WHEREAS,inaccordancewithIdahoCode67-6511A,theAmmonCityCouncilrequiresthe DevelopertoagreetoaConditionalRezoneDevelopmentAgreementasaconditionof approving the rezone request; and NOWTHEREFORE,inconsiderationoftheaboverecitalsandthemutualcovenantsand agreementshereincontainedandothergoodandvaluableconsideration,thesufficiencyofwhich is hereby acknowledged, the parties hereto agree asfollows: AGREEMENT 1.IncorporationofRecitals.TheRecitalssetforthaboveareherebyincorporatedintoand made an integral part of this Agreement. 2.EffectiveDateofAgreement.ThisAgreementshallbeeffectiveasofthedateapproved by the City Council. SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page1of10 Ammon City Council 04-15-2021Page 53 of 94 3.TermofAgreement.Allrightsrelatedtothisagreement,includingallDeveloperÓs rightsherein,shallexpireifnobuildingpermithasbeenissuedwithinfive(5)yearsof the Effective Date. 4.Developer.ThetermÐDeveloperÑandthelanguageofthisagreement,whetheritismore thanonedeveloper,shallbeconstruedasplural,andifthereareanypartiesthatare feminineorarefirmsorcorporations,themasculineshallincludethefeminineandthe neuter. All terms and conditions of this agreementshall run with the land. 5.IncorporationofRelatedAgreements,Approvals,Plans,Permitsandother documents.Thefollowingagreements,approvals,plans,permitsandotherdocuments areherebyincorporatedintoandmadeanintegralpartofthisAgreementbyreferenceas if restated herein in full. a.Description of property, included as Exhibit A tothis agreement. b.SandcreekCommonsApartmentsConceptPlanaspresentedtotheCityCouncil on April 15, 2021, included as Exhibit B to this agreement. c.AnnexationAgreementapprovedbytheAmmonCityCouncilon:December4, 2006 and amended on June 11, 2014 included as ExhibitC to agreement. d.FindingsofFact,ConclusionsofLawandDecisiononRezoneRequest:April15, 2021 included as Exhibit D to this agreement. e.Ordinance659,approvingtheconditionalrezoningoftheproperty,approvedon April 15, 2021 included as Exhibit E to this agreement. 6.BreachofAgreement.Anymaterialfailuretocomplywiththetermsandconditionsof thisagreementandanyoftheabove-referencedagreements,approvals,plans,permitsand otherdocumentsshallconstituteabreachofthisAgreement.IntheeventofaBreachof Agreement,orfailuretoproceedundertheTermofthisagreementinParagraph#3 above,theunderlyingzoningofExhibitAshallrevertbacktoHighwayCommercial1 (HC-1). 7.Governance.Intheeventofanyinconsistencybetweenthetermsandconditionsofthis Agreementandtheagreements,approvals,plans,permitsandotherdocumentslisted above, the terms and conditions of this Agreementshall govern. 8.ConditionsofRezoneApproval.Thefollowingconditionsarerequiredofthe Developer.Priortoapprovalofanybuildingpermitforthedevelopment,allofthe following conditions shall be completed by the Developer: a.Traffic Study and Traffic Improvements. i.AttheDeveloperÓsexpense,atrafficstudyshallbesubmittedshowing impactonadjacentpublicstreetsthatwouldservetheproposedproject andtheimpactonpublicstreets.Thetrafficstudyshallbepreparedin accordancewiththeBonnevilleMetropolitanPlanningOrganization (BMPO)standardsandatthedirectionoftheCityEngineer.Thetraffic studyshallbepreparedandstampedbyaProfessionalEngineer(PE) licensedintheStateofIdahowhichhasexpertiseintrafficstudies.The trafficstudyshallalsoevaluatepedestrianandmulti-modalaccessibility withinathree(3)mileradiusoftheproposeddevelopment.Inthesole discretionoftheCityEngineer,theTrafficStudymaybeapprovedor rejected. ii.BasedontheresultsoftheTrafficStudy,theDevelopershallmitigateand resolvealltrafficimpactscausedbytheDevelopmentincluding,butnot limitedto,anyupgradesnecessarytothepedestrianandvehicular facilitieswithinathree(3)mileradiusoftheproposeddevelopment.Any mitigationandresolutionwillbelimitedtotheproportionateimpact caused by the Development. SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page2of10 Ammon City Council 04-15-2021Page 54 of 94 iii.MinimumImprovements.Inadditiontotheimprovementsrequiredbythe Traffic Study, the Developer agrees to the following: 1.ImproveHittRd(25thStreet)asmayberequiredbytheCityof IdahoFallsandasdictatedbytheCityofIdahoFalls,basedonthe Developments proportionate impact. 2.ImproveJudyStreetwithsidewalksalongDeveloperÓsfrontage andconnectingwiththeexistingsidewalkattheintersectionof JudyStreetandTaylorviewDrive,orasrecommendedbythe Traffic Study. 3.Constructpedestrianimprovementsconnectingtheproposed developmenttoSunnysideRd.orpayafeetotheCityequivalent to the cost of providing the pedestrian improvements. 4.ProvidesecondaryvehicularandpedestrianaccesstoHittRd(25th Street)fromthesouthwestportionoftheproposeddevelopmentin a manner acceptable to the City Engineer. iv.FrontFootageFee.Inadditiontotheimprovementsrequiredbythe TrafficStudy,theDeveloperagreestopayafrontfootagefeeof$117.00 perlinearfootofdevelopmentfortheanticipatedimpactstoJudyStreet which was previously improved at the CityÓs cost. b.WaterStudy.Awaterstudyshallbecompletedshowinghowthedevelopment willbeservicedwithculinarywaterandirrigationwater,theimpactthe developmentwillhaveonexistinggroundwaterrights,andtheupgrades necessarytotheAmmoncitywatersystemandirrigationsystemtofullyservice thedevelopment.ThewaterstudyshallbecompletedbytheCityofAmmonat theDeveloperÓsexpense.Studytobecompletedexpeditiouslyastimeisofthe essence.Priortoapprovalofafinalplat,theDevelopershallpayallcosts associated with completing the water study. c.WastewaterStudy.Awastewaterstudyshallbecompletedshowinghowthe developmentwillbeservicedforwastewater,theimpactthedevelopmentwill haveonexistingwastewatersystems,andtheupgradesnecessarytotheAmmon wastewatersystemtofullyservicethedevelopment.Thewastewaterstudyshall becompletedbytheCityofAmmonattheDeveloperÓsexpense.Studytobe completedexpeditiouslyastimeisoftheessence.Priortoapprovalofafinal plat,theDevelopershallpayforallcostsassociatedwithcompletingthe wastewater study. d.WastewaterConnectionFee.TheDeveloperisrequiredtopayforsewer connectionfeesdueto1)theEasternIdahoRegionalWastewaterAuthority (EIRWWA);and2)theCityofAmmon,whensubmittingforeachbuilding permit.TheCityofAmmoncannotguaranteesewercapacitywillbesufficientto handle the development and cannot award capacity onbehalf of EIRWWA. e.PropertyDedication.Developeragreestodedicateupto1,000squarefeetof realpropertytotheCityofAmmonforthepurposeofimprovingpublic wastewaterinfrastructurelocatedwithinthevicinityoftheproposeddevelopment. Nodimensionofthisdedicatedspaceshallmeasurelessthan20Óinwidth.The CityEngineershallapprovethefinallocationanddimensionsoftheproperty dedication.DevelopershallbeprovidedadonationreceiptfromtheCityof Ammon for the fair market value of the property dedication. f.ArchitecturalandSitePlanDesign.Priortoapprovalofafinalplatforthe proposeddevelopment,theCityCouncilshallapprovethefinalprojectdesign includingarchitecturalplans,landscapeplans,outdoorlightingplans,and SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page3of10 Ammon City Council 04-15-2021Page 55 of 94 circulationplans.Thefollowingshallberequiredinthefinalprojectdesignwhen submitted to the City Council: i.Exceptasotherwiseindicatedinthisagreement,theprojectdesignshall generallyalignwithExhibitBtothisAgreement.ExhibitBrepresentsthe projectconceptassubmittedtotheCityCouncilforconsiderationon February 18, 2021. ii.Alloutdoorlightingfixturesandluminairesshallcomplywiththeoutdoor lighting standards established by the InternationalDark Sky Association. iii.Thesetbackfromtheeastpropertylineshallbefour(4)feetforeveryfoot ofbuildingheight.Primarystructuresshallbesitednocloserthanthe setbackcalculatedfrommultiplyingthemaximumbuildingheightbyfour (4)feet.Forthepurposesofthisrequirement,buildingheightshallbe calculatedusingthedefinitionofBuildingHeightfromSection202: Definitions of the International Building Code. iv.Landscapingplantingsshallbedesignedtoprovidescreeningfor12 monthsinallfourseasonsandprovidenoisebuffering,andpreventlight trespass.Evergreenplantingsshallhaveaminimumheightoften(10) feet.Theminimumdensityoftheevergreenplantingsshallbe43peracre. The minimum density of total plantings shall be 132per acre. v.Windowandbalconyplacementshallbeorientedtominimizeviewof neighboringpropertiestotheeastandmaintaintheprivacyofneighboring properties as reasonably as possible. vi.Aprivacywallshallbeconstructedbetweentheresidential-zoned propertiesandtheproposeddevelopment,consistentwiththeexisting privacywallconstructedbetweenthecommercialandresidential propertiesnorthofJudyStreet.Developershallextendtheprivacywall eastalongthenorthandsouthpropertylinesadjacenttoJudyStreetata distanceacceptabletotheCityEngineer.Maintenanceoftheprivacywall shallberesponsibilityoftheDeveloperandsubsequentownersofthe development. vii.Astormwaterdrainagefacilityshallbeprovidedontheeastsideofthe developmentthatconnectstotheexistingstormwatersystemdraining from the adjacent neighborhood. viii.TheentrancetotheDevelopmentfromJudyStreetshallbelocatedasfar as reasonably possible from the east property line. g.ParksandOpenSpace.TheDevelopershallpay$400.00perresidentialunitto bededicatedtoparksandopenspaceimprovementswithinthegeneralvicinityof theproposeddevelopment.Thisfeeshallbepaidpriortoissuanceofany buildingpermit.Inlieuofapayment,theDevelopmentmayproposedonationof realpropertyorprovidein-kindimprovementstopublicparksatthedirectionof the City Administrator. h.MaximumDensityofProject.Theproposeddevelopmentshallnotexceed16 residentialunitsperacre,withamaximumof240residentialunitsinthe development. i.FiberOptic.ThedevelopmentshallbeconnectedtotheCityofAmmonFiber Optic network. j.DevelopmentAgreement.Uponapprovalofafinalplatforthedevelopment,the Developershallenterintoanadditionaldevelopmentagreementthatspecifies SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page4of10 Ammon City Council 04-15-2021Page 56 of 94 standardinfrastructurerequirementsforallprojectsconstructedintheCityof Ammon and any special conditions specific to the development. 9.Miscellaneous Provisions. a.CovenantRunningwiththeLand/SuccessorsandAssigns.Unlessthis AgreementismodifiedbymutualwrittenagreementofthePartiesorterminated byCity,thisAgreementandallconditions,terms,dutiesandobligationsincluded inthisAgreementshallbebindingupontheOwner,eachsubsequentownerofthe PropertyandeverypersonorentityacquiringanyinterestintheProperty.This Agreementshallconstituteacovenantrunningwiththelandburdeningthe PropertyinfavoroftheCityandshallbebindingupontheOwner,itssuccessors in interest, personal representatives, heirs, vendeesand assigns. b.Waiver.AnywaiverofanyofthetermsorconditionsofthisAgreementbyCity orOwnermustbeinwritingtobeeffectiveandshallapplysolelytothebreach andbreacheswaivedandshallnotbaranyotherrightsorremediesofCityor Ownerofapplyingtoanysubsequentbreachofanysuchorothercovenantsand conditions. c.Notices.Anyandallnotices,demands,requests,andothercommunications requiredtobegivenhereunderbyeitherofthepartiesheretoshallbeinwriting andbedeemedproperlyservedordeliveredifdeliveredbyhandtothepartyto whoseattentionitisdirected,orwhensent,seven(7)daysafterdepositinthe U.S.Mail,postagepre-paid,oruponthesendingofafacsimile,followedbya copy sent by U.S. Mail as provided herein, addressedas follows: City: City of Ammon c/o City Administrator 2135 South Ammon Road Ammon, Idaho 83406 (208) 612-4051Phone (208) 612-4009Fax Owner: Rainey Homes Joe Rainey 259 East 500 South Bountiful, UT 84010 Oratsuchotheraddress,orfacsimilenumber,ortosuchother partywhichanypartyentitledtoreceivenoticehereunder designates to the other in writing as provided above. d.AttorneyFees.IntheeventeitherpartytothisAgreementisrequiredto retaintheservicesofanattorneytoenforceitsrightshereunder,thedefaulting partyshallpaytothenon-defaultingpartyreasonableattorneyfeesandcosts incurredasaresultofsuchdefaultwhetherornotlitigationiscommencedand including reasonable attorney fees and costs on appeal. e.TimeisoftheEssence.Thepartiesheretoacknowledgeandagreethattimeis herebymadeexpresslyoftheessencewithrespecttoeachandeveryterm, condition,andprovisionhereof,andthatthefailuretotimelyperformanyofthe obligationshereundershallconstituteabreachofandadefaultunderthis Agreement by the party so failing to perform. SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page5of10 Ammon City Council 04-15-2021Page 57 of 94 f.RequirementforRecordation.Ownershallrecordthisdocument, includingalloftheExhibits,andsubmitproofofsuchrecordingtotheCity. FailuretocomplywiththissectionshallbedeemedadefaultofthisAgreement by Owner. g.NoPrecedent.ApprovaloftheDevelopmentAgreementshallnotbeconsidered abindingprecedentfortheissuanceofotherdevelopmentagreements.The Development Agreement is not transferable from oneparcel of land to another. h.PolicePowers.Nothingcontainedhereinisintendedtolimitthepolicepowersof theCity.ThisAgreementshallnotbeconstruedtomodifyorwaiveanylaw, ordinance,rule,orregulation,includingwithoutlimitation,applicablebuilding codes,firecodes,zoningordinances,subdivisionordinances,orcomprehensive plan provisions, unless expressly provided herein. i.InvalidProvisions.IfanyprovisionofthisAgreementisheldnotvalid,such provisionshallbedeemedtobeexcisedtherefromandtheinvaliditythereofshall not affect any of the other provisions contained herein. j.ChoiceofLaw.ThisAgreementshallbegovernedbythelawsanddecisionsof the state of Idaho. INWITNESSWHEREOF,theCityhasbymotiondulypassed,executedthisagreementbythe signatureoftheMayor,attestedbytheCityClerk,andtheDeveloperhascausedthisagreement to be duly executed the day and the year first abovewritten. ATTEST:CITY OF AMMON, IDAHO _____________________________________________________ Kristina Buchan, City ClerkSean Coletti, Mayor ___________________________ Developer SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page6of10 Ammon City Council 04-15-2021Page 58 of 94 STATE OF IDAHO County of Bonneville Onthis_____dayof_______________,2021beforemetheundersigned,aNotaryPublicin andforsaidState,personallyappearedSeanColetti,knownoridentifiedtometomebethe MayorofAmmon,themunicipalcorporationthatexecutedtheattachedDevelopment Agreement and acknowledged to me that such corporationexecuted the same. INWITNESSWHEREOF:Ihavesetmyhandandaffixedmyofficialsealthedayandyearfirst above written. Kristina Buchan Notary Public for the State of Idaho Residing in Bonneville County, Idaho Commission Expiration Date: ___________ SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page7of10 Ammon City Council 04-15-2021Page 59 of 94 STATE OF IDAHO County of Bonneville Onthis_____dayof_______________,2021beforemetheundersigned,aNotaryPublicin andforsaidState,personallyappeared_________,knownoridentifiedtometobethe individualthatexecutedtheattachedDevelopmentAgreementandacknowledgedtomethat such corporation executed the same. INWITNESSWHEREOF:Ihavesetmyhandandaffixedmyofficialsealthedayandyearfirst above written. Notary Public for the State of Idaho Residing in Bonneville County, Idaho Commission Expiration Date: SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page8of10 Ammon City Council 04-15-2021Page 60 of 94 EXHIBIT A TO REZONE DEVELOPMENT AGREEMENT ORDINANCE 659 SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page9of10 Ammon City Council 04-15-2021Page 61 of 94 EXHIBIT B TO REZONE DEVELOPMENT AGREEMENT SANDCREEK COMMONS APARTMENTS CONCEPT PLAN DATED 2/18/2021 AS PRESENTED TO THE CITY COUNCIL SANDCREEK COMMONS APARTMENTS CONDITIONAL REZONE AGREEMENT - Page10of10 Ammon City Council 04-15-2021Page 62 of 94 o Ammon City Council 04-15-2021Page 63 of 94 o o o o Ammon City Council 04-15-2021Page 64 of 94 o o o o Ammon City Council 04-15-2021Page 65 of 94 o Ammon City Council 04-15-2021Page 66 of 94 Ammon City Council 04-15-2021Page 67 of 94 Ammon City Council 04-15-2021Page 68 of 94 Ammon City Council 04-15-2021Page 69 of 94 Ammon City Council 04-15-2021Page 70 of 94 Ammon City Council 04-15-2021Page 71 of 94 Ammon City Council 04-15-2021Page 72 of 94 Planning and Zoning Commission c.That the hearing followed proper legal requirements for advertisement of the hearings. d.That the proposed zoning classificationof MUshall be compatible with the comprehensive plan. Section 2. That the City Council does hereby amend the zoning map and the zoning classification to MUfor the following described property: LEGAL DESCRIPTION for Curlew Bend Mixed-Use Development Township 2 North, Range 38 East of the Boise Meridian, County of Bonneville, Stateof Idaho. Section 22: Beginning at a point that is S89°20'54"E 1480.61 feet along the Sectionline and N00°39'06"E 359.94 feet from the West Quarter Corner of said Section 22,said point being on the Easterly right-of-way line of Curlew Drive and running thenceN00°18'30"E 845.70 feet along said Easterly right-of-way line to a pointon theSoutherly right-of-way line of John Adams Parkway extended; thence S89°38'48"E95.02 feet along said Southerly right-of-way line to the point of curve of a nontangent curve to the right, of which the radius point lies S00°18'13"W a radialdistanceof 500.00 feet; whose chord bearing is S81°52'11"E with a chord distance of 136.17 feet; thence Easterly along the arc through a central angle of 15°39'11" adistance of 136.60 feet along said Southerly right-of-way line; thence S00°18'13"W828.48 feet; thence N89°20'45"W 230.00 feet to the Point of Beginning. a.Section 3.That the City Council does hereby amend the zoning map and the zoning classification for the property as described above.In the event a conditional rezone agreement and a development agreement are not reached between the developer and the City ofAmmonthe Comprehensive Plan Land Use Map and rezone shall be reversed. Section 4. This ordinance shall become effective upon its passage by the City Council, approval by the Mayor and due publication. PASSED BY THE COUNCIL ANDAPPROVED BY THE MAYOR this 15thday of April, 2021. ________________________________ Sean Coletti, Mayor City of Ammon hƩķźƓğƓĭĻ ϔЏЏЉ /ǒƩƌĻǞ .ĻƓķ {ǒĬķźǝźƭźƚƓ tğŭĻ Ћ ƚŅ Ѝ ATTEST: ______________________________ Kristina Buchan, City Clerk City of Ammon STATE OF IDAHO) ) ss. County of Bonneville) I, KRISTINA BUCHAN, CITY CLERK OF THE CITY OF AMMON, IDAHO, DO HEREBY CERTIFY: That the above and foregoing is a full, true and correct copy of the Ordinance entitled, AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING THE CLASSIFICATION OF CONDITIONAL ZONING FOR SUCH PARCEL OF LAND; PROVIDING FOR AN EFFECTIVE DATE. stth (Curlew Bend Subdivision property located south of 1Street, east of 25East, north of th 17Street, west of Tie Breaker Drive) Datedthis 15thday of April, 2021. ____________________________________ Kristina Buchan, City Clerk hƩķźƓğƓĭĻ ϔЏЏЉ /ǒƩƌĻǞ .ĻƓķ {ǒĬķźǝźƭźƚƓ tğŭĻ Ќ ƚŅ Ѝ CITY OF AMMON BONNEVILLE COUNTY, IDAHO SUMMARY OF ORDINANCE NO: #660 AN ORDINANCE TO AMEND THE ZONING CLASSIFICATION AND THE ZONING MAP FOR CERTAIN LANDS LOCATED WITHIN THE CITY OF AMMON; PARTICULARLY DESCRIBING SAID LANDS AND DECLARING THE CLASSIFICATION OF CONDITIONAL ZONING FOR SUCH PARCEL OF LAND; PROVIDING FOR AN EFFECTIVE DATE. stth (Curlew Bend Subdivision property located south of 1Street, east of 25East, north of th 17Street, west of Tie Breaker Drive) Office, 2135 S. Ammon Road, Ammon, Idaho. ATTEST:CITY OF AMMON _______________________ ________________________ Kristina Buchan, City ClerkSean Coletti, Mayor I have reviewed the foregoing summary and I believe that it provides a true and complete summary of Ordinance #660and the summary provides adequate notice to the public of the contents of this ordinance. DATED this 15thday of April, 2021. __________________________ Scott Hall, City Attorney hƩķźƓğƓĭĻ ϔЏЏЉ /ǒƩƌĻǞ .ĻƓķ {ǒĬķźǝźƭźƚƓ tğŭĻ Ѝ ƚŅ Ѝ CONDITIONAL REZONE AGREEMENT CURLEW BEND (CITY OF AMMON/ HEAVY T LLC) THISAGREEMENT,madeandenteredintothis15dayofApril,2021,byandbetween theCITYOFAMMON,amunicipalcorporation,oftheCountyofBonneville,StateofIdaho, PartyoftheFirstPart,hereinaftercalledtheÐCity,ÑandHeavyTLLCand/orassigns,hereinafter called the ÐDeveloper.Ñ RECITALS: WHEREAS,theDeveloperisthesoleowner,inlawand/orequity,ofacertaintractoflandin BonnevilleCounty,Idaho,moreparticularlydescribedonExhibitAattachedheretoandmadea part hereof; and WHEREAS,theDeveloper,assoleownerofsaidland,hasmaderequesttotheCityofAmmon torezonethepropertydescribedinExhibitAfromGeneralCommercial1(GC-1)toMixedUse (MU) , and WHEREAS, the tract of land described in Exhibit Ais located within the City of Ammon; and WHEREAS,onMarch18,2021,theAmmonCityCouncilconditionallyapprovedtherequestto rezone the property; and WHEREAS,inaccordancewithIdahoCode67-6511A,theAmmonCityCouncilrequiresthe DevelopertoagreetoaConditionalRezoneDevelopmentAgreementasaconditionof approving the rezone request; and NOWTHEREFORE,inconsiderationoftheaboverecitalsandthemutualcovenantsand agreementshereincontainedandothergoodandvaluableconsideration,thesufficiencyofwhich is hereby acknowledged, the parties hereto agree asfollows: AGREEMENT 1.IncorporationofRecitals.TheRecitalssetforthaboveareherebyincorporatedintoand made an integral part of this Agreement. 2.EffectiveDateofAgreement.ThisAgreementshallbeeffectiveasofthedateapproved by the City Council. CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page1of9 Ammon City Council 04-15-2021Page 76 of 94 3.TermofAgreement.Allrightsrelatedtothisagreement,includingallDeveloperÓs rightsherein,shallexpireifnobuildingpermithasbeenissuedwithinfive(5)yearsof the Effective Date. 4.Developer.ThetermÐDeveloperÑandthelanguageofthisagreement,whetheritismore thanonedeveloper,shallbeconstruedasplural,andifthereareanypartiesthatare feminineorarefirmsorcorporations,themasculineshallincludethefeminineandthe neuter. All terms and conditions of this agreementshall run with the land. 5.IncorporationofRelatedAgreements,Approvals,Plans,Permitsandother documents.Thefollowingagreements,approvals,plans,permitsandotherdocuments areherebyincorporatedintoandmadeanintegralpartofthisAgreementbyreferenceas if restated herein in full. a.Description of property, included as Exhibit A tothis agreement. b.CurlewBendConceptPlanaspresentedtotheCityCouncilonMarch18,2021, included as Exhibit B to this agreement. c.FindingsofFact,ConclusionsofLawandDecisiononRezoneRequest:April15, 2021 included as Exhibit C to this agreement. d.Ordinance660,approvingtheconditionalrezoningoftheproperty,approvedon April 15, 2021 included as Exhibit D to this agreement. 6.BreachofAgreement.Anymaterialfailuretocomplywiththetermsandconditionsof thisagreementandanyoftheabove-referencedagreements,approvals,plans,permitsand otherdocumentsshallconstituteabreachofthisAgreement.IntheeventofaBreachof Agreement,orfailuretoproceedundertheTermofthisagreementinParagraph#3 above,theunderlyingzoningofExhibitAshallrevertbacktoGeneralCommercial1 (GC-1). 7.Governance.Intheeventofanyinconsistencybetweenthetermsandconditionsofthis Agreementandtheagreements,approvals,plans,permitsandotherdocumentslisted above, the terms and conditions of this Agreementshall govern. 8.ConditionsofRezoneApproval.Thefollowingconditionsarerequiredofthe Developer.Priortoapprovalofanybuildingpermitforthedevelopment,allofthe following conditions shall be completed by the Developer: a.Traffic Improvements. i.Minimum Improvements. The Developer agrees to thefollowing: 1.ExtendandconstructCurlewDrivefromthesouthtothe DevelopmentaccordingtothestandardsrequiredbytheCity Engineer. 2.ExtendandconstructJohnAdamsParkwayalongthefrontageof theDevelopmentaccordingtothestandardsrequiredbytheCity Engineer.Ifright-of-wayforJohnAdamsParkwayisobtained fromtheintersectionofCurlewDrivetotheTieBreaker Subdivision,DevelopershallextendJohnAdamsParkwaytoTie Breaker Subdivision. 3.ImprovetheintersectionofCurlewDriveandJohnAdams Parkway to accommodate fire protection and constructionaccess. b.WaterStudy.Awaterstudyshallbecompletedshowinghowthedevelopment willbeservicedwithculinarywaterandirrigationwater,theimpactthe developmentwillhaveonexistinggroundwaterrights,andtheupgrades necessarytotheAmmoncitywatersystemandirrigationsystemtofullyservice thedevelopment.ThewaterstudyshallbecompletedbytheCityofAmmonat theDeveloperÓsexpense.Priortoapprovalofafinalplat,theDevelopershallpay all costs associated with completing the water study. CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page2of9 Ammon City Council 04-15-2021Page 77 of 94 c.WastewaterStudy.Awastewaterstudyshallbecompletedshowinghowthe developmentwillbeservicedforwastewater,theimpactthedevelopmentwill haveonexistingwastewatersystems,andtheupgradesnecessarytotheAmmon wastewatersystemtofullyservicethedevelopment.Thewastewaterstudyshall becompletedbytheCityofAmmonattheDeveloperÓsexpense.Priorto approvalofafinalplat,theDevelopershallpayforallcostsassociatedwith completing the wastewater study. d.WastewaterConnectionFee.TheDeveloperisrequiredtopayforsewer connectionfeesdueto1)theEasternIdahoRegionalWastewaterAuthority (EIRWWA);and2)theCityofAmmon,whensubmittingforabuildingpermit. TheCityofAmmoncannotguaranteesewercapacitywillbesufficienttohandle the development and cannot award capacity on behalfof EIRWWA. e.ArchitecturalandSitePlanDesign.Priortoapprovalofapreliminaryplatfor theproposeddevelopment,theCityCouncilshallapprovethefinalprojectdesign includingarchitecturalplans,landscapeplans,outdoorlightingplans,and circulationplans.Theapprovalshallnotbeunreasonablywithheld.The followingshallberequiredinthefinalprojectdesignwhensubmittedtotheCity Council: i.Exceptasotherwiseindicatedinthisagreement,theprojectdesignshall generallyalignwithExhibitBtothisAgreement.ExhibitBrepresentsthe projectconceptassubmittedtotheCityCouncilforconsiderationon March 18, 2021. ii.Alloutdoorlightingfixturesandluminairesshallcomplywiththeoutdoor lighting standards established by the InternationalDark Sky Association. iii.A maximum of 61 dwelling units shall be permittedfor the Development. iv.Aminimumof10,000squarefeetofcommercialspaceshallbepermitted for the development. v.Thedevelopmentplansshallallowfortwo-storyconstructionto accommodate up to 10,000 square feet of additionalcommercial space. f.ParksandOpenSpace.TheDevelopershallpay$480.00perresidentialunitto bededicatedtoparksandopenspaceimprovementswithinthegeneralvicinityof theproposeddevelopment.Thisfeeshallbepaidpriortoissuanceofany buildingpermit.Inlieuofapayment,theDevelopmentmayproposedonationof realpropertyorprovidein-kindimprovementstopublicparksatthedirectionof the City Administrator. g.MaximumDensityofProject.Theproposeddevelopmentshallnotexceed61 dwelling units. h.FiberOptic.ThedevelopmentshallbeconnectedtotheCityofAmmonFiber Optic network. i.DevelopmentAgreement.Uponapprovalofafinalplatforthedevelopment,the Developershallenterintoanadditionaldevelopmentagreementthatspecifies standardinfrastructurerequirementsforallprojectsconstructedintheCityof Ammon and any special conditions specific to the development. 9.Miscellaneous Provisions. a.CovenantRunningwiththeLand/SuccessorsandAssigns.Unlessthis AgreementismodifiedbymutualwrittenagreementofthePartiesorterminated byCity,thisAgreementandallconditions,terms,dutiesandobligationsincluded inthisAgreementshallbebindingupontheOwner,eachsubsequentownerofthe PropertyandeverypersonorentityacquiringanyinterestintheProperty.This CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page3of9 Ammon City Council 04-15-2021Page 78 of 94 Agreementshallconstituteacovenantrunningwiththelandburdeningthe PropertyinfavoroftheCityandshallbebindingupontheOwner,itssuccessors in interest, personal representatives, heirs, vendeesand assigns. b.Waiver.AnywaiverofanyofthetermsorconditionsofthisAgreementbyCity orOwnermustbeinwritingtobeeffectiveandshallapplysolelytothebreach andbreacheswaivedandshallnotbaranyotherrightsorremediesofCityor Ownerofapplyingtoanysubsequentbreachofanysuchorothercovenantsand conditions. c.Notices.Anyandallnotices,demands,requests,andothercommunications requiredtobegivenhereunderbyeitherofthepartiesheretoshallbeinwriting andbedeemedproperlyservedordeliveredifdeliveredbyhandtothepartyto whoseattentionitisdirected,orwhensent,seven(7)daysafterdepositinthe U.S.Mail,postagepre-paid,oruponthesendingofafacsimile,followedbya copy sent by U.S. Mail as provided herein, addressedas follows: City: City of Ammon c/o City Administrator 2135 South Ammon Road Ammon, Idaho 83406 (208) 612-4051Phone (208) 612-4009Fax Owner: Heavy T LLC Sky Hazelhurst 1708 E 5550 S Ste 18 South Ogden, UT 8443 Oratsuchotheraddress,orfacsimilenumber,ortosuchother partywhichanypartyentitledtoreceivenoticehereunder designates to the other in writing as provided above. d.AttorneyFees.IntheeventeitherpartytothisAgreementisrequiredto retaintheservicesofanattorneytoenforceitsrightshereunder,thedefaulting partyshallpaytothenon-defaultingpartyreasonableattorneyfeesandcosts incurredasaresultofsuchdefaultwhetherornotlitigationiscommencedand including reasonable attorney fees and costs on appeal. e.TimeisoftheEssence.Thepartiesheretoacknowledgeandagreethattimeis herebymadeexpresslyoftheessencewithrespecttoeachandeveryterm, condition,andprovisionhereof,andthatthefailuretotimelyperformanyofthe obligationshereundershallconstituteabreachofandadefaultunderthis Agreement by the party so failing to perform. f.RequirementforRecordation.Ownershallrecordthisdocument, includingalloftheExhibits,andsubmitproofofsuchrecordingtotheCity. FailuretocomplywiththissectionshallbedeemedadefaultofthisAgreement by Owner. g.NoPrecedent.ApprovaloftheDevelopmentAgreementshallnotbeconsidered abindingprecedentfortheissuanceofotherdevelopmentagreements.The Development Agreement is not transferable from oneparcel of land to another. CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page4of9 Ammon City Council 04-15-2021Page 79 of 94 h.PolicePowers.Nothingcontainedhereinisintendedtolimitthepolicepowersof theCity.ThisAgreementshallnotbeconstruedtomodifyorwaiveanylaw, ordinance,rule,orregulation,includingwithoutlimitation,applicablebuilding codes,firecodes,zoningordinances,subdivisionordinances,orcomprehensive plan provisions, unless expressly provided herein. i.InvalidProvisions.IfanyprovisionofthisAgreementisheldnotvalid,such provisionshallbedeemedtobeexcisedtherefromandtheinvaliditythereofshall not affect any of the other provisions contained herein. j.ChoiceofLaw.ThisAgreementshallbegovernedbythelawsanddecisionsof the state of Idaho. INWITNESSWHEREOF,theCityhasbymotiondulypassed,executedthisagreementbythe signatureoftheMayor,attestedbytheCityClerk,andtheDeveloperhascausedthisagreement to be duly executed the day and the year first abovewritten. ATTEST:CITY OF AMMON, IDAHO _____________________________________________________ Kristina Buchan, City ClerkSean Coletti, Mayor ___________________________ Heavy T LLC Developer CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page5of9 Ammon City Council 04-15-2021Page 80 of 94 STATE OF IDAHO County of Bonneville Onthis_____dayof_______________,2021beforemetheundersigned,aNotaryPublicin andforsaidState,personallyappearedSeanColetti,knownoridentifiedtometomebethe MayorofAmmon,themunicipalcorporationthatexecutedtheattachedDevelopment Agreement and acknowledged to me that such corporationexecuted the same. INWITNESSWHEREOF:Ihavesetmyhandandaffixedmyofficialsealthedayandyearfirst above written. Kristina Buchan Notary Public for the State of Idaho Residing in Bonneville County, Idaho Commission Expiration Date: ___________ CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page6of9 Ammon City Council 04-15-2021Page 81 of 94 STATE OF IDAHO County of Bonneville Onthis_____dayof_______________,2021beforemetheundersigned,aNotaryPublicin andforsaidState,personallyappeared_________,knownoridentifiedtometobethe individualthatexecutedtheattachedDevelopmentAgreementandacknowledgedtomethat such corporation executed the same. INWITNESSWHEREOF:Ihavesetmyhandandaffixedmyofficialsealthedayandyearfirst above written. Notary Public for the State of Idaho Residing in Bonneville County, Idaho Commission Expiration Date: CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page7of9 Ammon City Council 04-15-2021Page 82 of 94 EXHIBIT A TO REZONE DEVELOPMENT AGREEMENT ORDINANCE 660 CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page8of9 Ammon City Council 04-15-2021Page 83 of 94 EXHIBIT B TO REZONE DEVELOPMENT AGREEMENT CURLEW BEND CONCEPT PLAN DATED 3/18/2021 AS PRESENTED TO THE CITY COUNCIL CURLEW BEND CONDITIONAL REZONE AGREEMENT - Page9of9 Ammon City Council 04-15-2021Page 84 of 94 Ammon City Council 04-15-2021Page 85 of 94 94 of 86 Page 04-15-2021 Council City Ammon 94 of 87 Page 04-15-2021 Council City Ammon Ammon City Council 04-15-2021Page 88 of 94 Ammon City Council 04-15-2021Page 89 of 94 94 of 90 Page 04-15-2021 Council City Ammon 94 of 91 Page 04-15-2021 Council City Ammon CHAPTER 10-38 DESIGN REVIEW 10-38-1 APPLICABILITY.Design Review is required forbuilding, developing, or substantially altering the exterior of buildings or projects inthe following zones: R-2, R-2A, R-3, R-3A, RMH, and MU and for any developments over 4.0 units peracre. 1.Exemptions 1.1.Accessory Structures 1.2.Temporary Structures 1.3.Maintenance and repair of exterior facades 1.4.Modifications to exterior finishes that do not changethe materials, including but not limited to paint, stain, and other exterior finishes. 1.5.Roofing materials 2.Design Review approval must be obtained prior to issuanceof any building permit for applicable projects. 10-38-2 AUTHORITY OF THE ADMINISTRATOR AND THE COMMISSION 1.The Administrator is authorized to approve all projectssubmitted for Design Review. 2.In the sole discretion of the Administrator, any projectmay be submitted to the Planning and Zoning Commission for consideration and approval. 10-38-3 APPLICATION:A completed design review applicationwith all fees paid and all application materials submitted shall constitute acomplete application for design review and is required prior to review of any design review proposal.The following is required to be submitted for an application for Design Review: 1.Design Review application form shall include projectname, location, applicant, owner, project representatives, and contact information. 2.Vicinity map (to scale) showing the project locationin relationship to neighboring buildings and the surrounding area. Note: a vicinitymap shall show location of adjacent buildings and structures. 3.Site plan, as required by the application form andas directed by the Administrator. 4.Landscape plan (existing landscaping on the site shownas retained, relocated or removed; proposed landscaping including species type,size and quantity). 5.Floor plan. List gross square footage for each floor.List occupancy classification and type of construction. 6.Detailed elevations of all sides of all proposed buildingsin the development and other exterior elements (colors, materials). 7.Exterior Lighting plan showing location, height, type,and lumen output for fixtures and luminaires. 8.Construction Management Plan showing where stagingwill occur, where materials are stored, parking plan for contractors. If any stagingor parking shall occur off-site, a staging/parking plan must be submitted including materialsstorage, excavation (backfill) stockpile areas, job trailers, blue rooms, dumpsters,contractor parking, etc. Ammon City Council 04-15-2021Page 92 of 94 9.The Administrator may waive some submittal requirements if they determine the information is not relevant to the design review. 10.Other information as required by the Administratoror the Commission. 10-38-3 APPROVAL:The Administrator shall determinethe following before approval is granted for Design Review: 1.The project does not jeopardize the health, safetyor welfare of the public. 2.The project conforms to all applicable standards andcriteria as set forth in this chapter, any other standards as adopted or amended by the CityCouncil. 3.The Administrator may impose any condition deemednecessary to ensure the health, safety, or welfare of the public is not jeopardized. 10-38-4 STANDARDS.The following shall be requiredof all projects. 1.Streets and Sidewalks. 1.1.The applicant shall be responsible for all costs associatedwith providing a connection from an existing city street to their development.All streets designs shall be approved by the City Engineer. 1.2.A minimum of a 6’ sidewalk is required, however theCity Engineer may require additional width and design standards at their discretion.The length of sidewalk improvements constructed shall be equal to the lengthof the subject property line(s) adjacent to any public street or private street. 1.3.Sidewalks shall be constructed to provide pedestrianconnections to any existing or future sidewalks adjacent to the site. In addition,sidewalks shall be constructed to provide safe pedestrian access to andaround a building. 2.Stormwater Drainage.All stormwater shall be retainedwithin the development. Public drainage improvements constructed shall be equal tothe length of the subject property lines adjacent to any public street or private street.The City Engineer may require additional drainage improvements as necessary, dependingon the unique characteristics of a site. 3.Utilities.All utilities necessary for the Developmentshall be improved and installed at the sole expense of the applicant. Utilities shallbe located underground and utility, power, and communication lines within the developmentsite shall be concealed from public view where feasible. 4.Architectural: 4.1.Building shall provide unobstructed pedestrian accessto the nearest sidewalk and entryway shall be clearly defined. 4.2.The building character shall be clearly defined byuse of sloped roofs, parapets, cornices or other architectural features. 4.3.Accessory structures, fences, walls and landscapefeatures within the project shall match or complement the principal building. 4.4.Building walls shall provide undulation/relief, thusreducing the appearance of bulk and flatness. 4.5.Garbage storage areas and satellite receivers shallbe screened from public view and shall be shielded from view. Ammon City Council 04-15-2021Page 93 of 94 5.Circulation Design:Traffic shall flow safely within the project and onto adjacent streets. Traffic includes vehicle, bicycle, and pedestrianuse. Consideration shall be given to adequate sight distances and proper signage. 6.Snow Storage.Snow storage areas shall not be lessthan 5% of the improved parking and pedestrian circulation areas. 6.1.Snow storage areas shall be provided on-site. 7.Landscaping: 7.1.Landscaping is required for all projects and shallbe consistent with the additional landscaping requirement of 10-5-24. 7.2.Landscape materials and vegetation types specifiedshall be readily adaptable to a site's microclimate, soil conditions, orientationand aspect, and shall serve to enhance and complement the community. 7.3.All plant species shall be drought tolerant. Nativespecies are recommended but not required. 7.4.Landscaping shall provide a substantial buffer betweenland uses, including, but not limited to, structures, streets and parking lots. 10-38-4 FEES AND COSTS: 1.The application fee for design review shall be setby resolution of the City Council. Ammon City Council 04-15-2021Page 94 of 94