Development Agreement - 2008 - Mill Park - 1/15/2008
ADA COUNTY RECORDER J. DAVID NAVARRO
BOISE IDAHO 01/15/08 11:08 AM
DEPUTY Lisa Irby
RECORDED - REQUEST OF
Eag Ie Ci tv
AMOUNT
.00
11
1111111111111111111I11111111111111111
108005081
Recording Requested By and
When Recorded Return to:
City of Eagle
660 E. Civic Lane
P.O. Box 1520
Eagle, Idaho 83616
For Recording Purposes Do
Not Write Above This Line
DEVELOPMENT AGREEMENT
This Development Agreement, made and entered into on the date as indicated herein, by and
between the City of Eagle, a municipal corporation in the State ofIdaho ("Eagle"), by and through its
Mayor, and State Park, LLC. ("Applicant").
WHEREAS, the Applicant is the owner of record of certain real estate located at 3950 W. State
Street (Lot 9, Block 2), and Lot 1 and Lot 4, Block 2, ofthe Amended Plat of Flint Estates, Eagle, Idaho,
("Property"), as specifically defined in the attached legal description (Exhibit A) which is the subject of an
application for Rezone identified as Rezone Application No. RZ-07-07; and
WHEREAS, the proposed development includes properties within an area currently zoned A-R
( Agricultural-Residential); and
WHEREAS, the Applicant desires a MU (Mixed Use) zoning classification to develop a five (5)
lot (17 residential units and 12 commercial buildings contained on five lots) mixed use subdivision use on
the above described property, which is herein referred to as the "Property"; and
WHEREAS, the Planning and Zoning Commission and the City Council of Eagle have determined
that the scope of any Mixed Use project upon the Property must be limited with the use of a development
agreement to prevent undue damage to, and to otherwise be in harmony with, the existing community; and
WHEREAS, the intent of this Development Agreement is to protect the rights of Applicant's use and
enjoyment of the Property while at the same time limiting any adverse impacts of the development upon
neighboring properties and the existing community and ensuring the Property is developed in a manner
consistent with Eagle's Comprehensive Plan and City Code; and
WHEREAS, the Applicant has agreed to the use restrictions and other limitations set forth herein
upon the use and development of the Property and has consented to a MU-DA (Mixed Use with a
development agreement) zoning designation for the Property with the requirements set forth in this
Development Agreement; and
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WHEREAS, the Development Agreement is being utilized in lieu of a PUD (Planned Unit
Development) for the MU (Mixed Use) zoning designation as provided for within Eagle City Code; and
WHEREAS, the Applicant has previously provided Eagle with an affidavit agreeing to submit the
Property to a Development Agreement pursuant to Eagle City Code Section 8-10-1 (C)( 1); and
WHEREAS, all exhibits mentioned herein are attached hereto and are incorporated herein by
reference; and
WHEREAS, Eagle City Code, permits up to 10% of the gross land area for uses that are not
otherwise allowed within the Zoning District for a (PUD) as long as favorable findings are made by the
Council; and
WHEREAS, a maximum of 1.1 acres of the development is proposed for restaurants with drive-
thru use which is no more than 10% of the subject site and may be allowed within the MU (Mixed Use)
Zoning District with the Development Agreement being used in lieu of a PUD as permitted by Eagle City
Code; and
WHEREFORE, the Applicant and the City of Eagle desire to resolve the issues and concerns that
have arisen and for and in consideration of the mutual covenants contained herein, it is agreed as follows:
ARTICLE I
LEGAL AUTHORITY
This Development Agreement is made pursuant to and in accordance with the provisions ofldaho Code
Section 67-6511A and Eagle City Code, Title 8, Chapter 10.
ARTICLE II
ZONING ORDINANCE AMENDMENT
Eagle will adopt an ordinance amending the Eagle Zoning Ordinance to rezone the Property that is the
subject of the application to the Mixed Use District ("MU-DA"), after recordation of, and subject to the
provisions of this Development Agreement. The ordinance will become effective after its passage,
approval, and publication and the execution and recordation of this Development Agreement.
ARTICLE III
CONDITIONS OF DEVELOPMENT
3.1 Applicant will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, Applicant will submit such applications regarding floodplain
development permit review, design review, preliminary and final plat reviews, and/or any
conditional use permits, if applicable, and any other applicable applications as may be required by
the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time such
applications are made except as otherwise provided within this Agreement.
3.2 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of the
project. As the Concept Plan evolves, the City understands and agrees that certain changes in that
concept may occur. If the City determines that any such changes require additional public
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comment due to potential impacts on surrounding property or the community, a public hearing
shall be held on any proposed changes in the Concept Plan, notice shall be provided as may be
required by the City.
However, the residential portion of this development proposal is recognized by Eagle and
Applicant as a desired component to a mixed use development. A residential component of
similar size and area to that depicted in the Concept Plan with the provisions and allowances
contained herein, shall be maintained.
3.3 The total number of residential units on the Property shall not exceed 17-units in the aggregate.
Development of the residential portion ofthe Property will be pennitted through the Design
Review process and future conditional use penn its for the residential development will not be
required. A separate application shall be submitted for a conditional use pennit for a height
exception.
3.4 The Mixed Use area of the Property as depicted on the Concept Plan is to be developed with a
combination of any office and commercial uses allowed within Eagle City Code Section 8-2-3
"Official Schedule of District Regulations" under the MU zoning designation (except as pennitted
in Section 3.5, below). The building footprints shall be no larger than shown on the Concept Plan
date stamped by the City on November 29,2007. Buildings in excess 000,000 square feet in size
are prohibited.
3.5 Except for the limitations and allowances expressly set forth above and the other tenns of this
Agreement, the Property can be developed and used consistent with the Mixed Use District land
uses allowed by the Eagle City Code Section 8-2-3 "Official Schedule of District Regulations",
existing at the time a design review application or conditional use penn it application (whichever
the case may be) is made for individual building use.
All uses shown as "P" pennitted under the MU zoning designation within Eagle City Code Section
8-2-3 "Official Schedule of District Regulations," shall be considered pennitted uses and all uses
shown as "c" conditional uses under the MU zoning designation shall require a conditional use
penn it, except that the residential portions of the Property described in Section 3.3 shall not
require a conditional use penn it.
The following uses which are shown as "c" conditional uses under the MU zoning designation
within Eagle City Code Section 8-2-3 "Official Schedule of District Regulations," shall be
pennitted uses on the Property:
.
Arts and Crafts Show (outdoor);
Bar;
Bed and Breakfast Facility;
Childcare (Daycare Center or Group);
Commercial Entertainment Facilities (indoor);
Government Building, Office;
Laundromat;
Laundry (with drive up service);
Library;
Museum;
Residential Condominiums (as shown on Exhibit "B");
Retail/office buildings (building footprints as shown on Exhibit "B");
Commercial Entertainment Facility (Theater)
.
.
.
.
.
.
.
.
.
.
.
.
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In addition to all other uses prohibited within said section of Eagle City Code and on the entire
Property as noted above, the following uses shall also be prohibited on the Property:
· Adult Business;
· Ambulance Services;
· Automotive washing facility;
· Boarding or Lodging House or Dormitory;
· Cabinet Service;
· Cemetery;
· Circuses and Carnivals;
· Drive-In Theatre;
· Equipment Rental and Sales Yard;
· Flex Space;
· Golf Course and related services;
· Hospital;
· Horticulture (general);
· Horticulture (limited);
· Kennel;
· Park and Recreation Facilities;
· Public Service Facilities;
· Residential, Mobile Home (Single Unit);
. Residential, Mobile Home (Single Unit Temporary Living Quarters);
· Residential, Mobile Home Park;
· Riding Academies/Stables;
· Small Engine Repair;
· Storage (fenced area);
· Woodworking shop
In addition Restaurant (with drive thru) use which is prohibited within said section of Eagle City
Code and on the entire Property as noted above shall be permitted with an approval of a
Conditional Use Permit except that the drive thru restaurant as shown on the Concept Plan as
Building L shall be permitted with this development agreement.
3.6 Any building with a proposed drive-thru shall be designed in such a way as to compliment the
entirety of the development and shall provide a minimum forty-eight inch (48") grade separated
berm adjacent to the drive-thru lanes to reduce the impact of the vehicles utilizing the drive-thru
lanes (i.e. vehicle headlights and vehicle cueing). Design styles exceeding the standard utilitarian
look of a building with a drive-thru shall be required.
3.7 The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) An allocation of responsibility for maintenance of all community and privately owned
landscaping, pressurized irrigation facilities, parking lots, and amenities.
(b) A requirement insuring compliance with the Design Guidelines approved with this
Agreement.
3.7.1 The applicant shall place a note on the final plat that all common areas are to be
owned and maintained by the Owners Association(s) for the development. The applicant shall
provide a copy of the CC&Rs (which include a similar statement regarding the common areas) for
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review and approval by the City attorney prior to the approval of the first final plat. The CC&Rs
shall provide that the association( s) shall have the duty to maintain and operate all of the common
landscape areas in the subdivision in a competent and attractive manner, including the watering,
mowing, fertilizing and caring for shrubs and trees, in accordance with Eagle City Code, in
perpetuity.
3.8 The development is to incorporate public art, water features, or other features of interest and
pedestrian amenities which encourage pedestrian use (i.e.: outdoor drinking fountains, benches,
tables, etc.).
3.9 The applicant shall submit a design review application showing at a minimum: 1) proposed
development signage, 2) planting details within the proposed landscape islands and all common
areas throughout the development, 3) footprints of proposed buildings to make a determination
regarding, 4) landscape screening details and cut sheet showing the proposed six foot (6') high
solid decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall
fencing within the ten foot (10') wide buffer area adjacent to the northern boundary line. The
design review application shall be reviewed and approved by the Eagle Design Review Board and
Eagle City Council prior to the submittal ofthe final plat.
3.10 All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless
otherwise determined by the City Forester. A detailed landscape plan showing how the trees will
be integrated into the open space areas (unless approved for removal by the City Forester and the
Design Review Board) shall be provided for Design Review Board approval prior to the submittal
of a final plat. The applicant shall have an on-site meeting with the City Forester to survey all
existing trees. Subsequent to the on-site meeting, construction fencing shall be installed (pursuant
to the City Forester's direction) to protect all trees that are to be preserved, prior to the
commencement of any construction on the site.
3.11 Applicant shall provide pedestrian and bicycle public access to State Highway 44 and the
proposed subdivision to the north as shown on the Concept Plan date stamped by the City on
November 29,2007. The public access to the pathway shall be reviewed and approved by the
Eagle Parks and Pathway Development Committee and the Design Review Board prior to
submitting final plat application.
3.12 Building placement shall be designed such that parking areas are not concentrated between the
buildings and State Highway 44.
3.13 Provide a license agreement from ACHD approving the landscaping located within the public
right-of-way abutting the western boundary of the Property (N. Park Lane) prior to the City Clerk
signing the final plat.
3.14 Provide a cross access agreement between all lots included within this development and a cross
access agreement with the adjacent property owner to the east. The cross access agreements shall
be executed, recorded, and referenced as a plat note on the final plat prior to the City Clerk signing
the final plat.
3.15 The development shall include a ten foot (10') wide buffer area adjacent to the northern boundary
of the subdivision and the required buffer area adjacent to N. Park Lane and State Highway 44
based upon the location of parking areas and buildings per Eagle City Code.
3.16 As individual buildings go through the Design Review approval process, they shall demonstrate
the complimentary relationship, in terms of building height and style, to adjacent existing or
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proposed buildings within the development in order to produce a compatible and desirable
development.
To assure compliance with this condition, the applicant shall create an architectural control
committee (ACe) as a component of the development's CC&Rs. Provisions regarding the creation
and operating procedures ofthe ACC shall be included in the CC&Rs, and shall be reviewed and
approved by the City attorney prior to the approval of the final plat.
3.17 The applicant shall comply with the requirements of the Ballantyne Irrigation Ditch Company
prior to the City Clerk signing the final plat.
ARTICLE IV
AFFIDA VIT OF PROPERTY OWNERS
An affidavit of all owners of the Property agreeing to submit the Property to this Development Agreement
and to the provisions set forth in Idaho Code Section 67-65 I I A and Eagle City Code Section 8- I 0- I shall
be provided and is incorporated herein by reference.
ARTICLE V
DEFAULT
5. I In the event the Applicant fails to comply with the commitments set forth herein, within thirty (30)
days of written notice of such failure from Eagle, Eagle shall have the right, without prejudice to any
other rights or remedies, to cure such default or enjoin such violation and otherwise enforce the
requirements contained in this Development Agreement or to terminate the Development Agreement
following the process established in Eagle City Code Section 8-10-1.
5.2 If required to proceed in a court oflaw or equity to enforce any provision of this Development
Agreement, Eagle shall be entitled to recover all direct out-of-pocket costs so incurred to cure or enjoin
such default and to enforce the commitments contained in this Development Agreement, including
attorneys' fees and court costs.
5.3 If any term, provision, commitment, or restriction of this Development Agreement or the application
thereof to any party or circumstances shall, to any extent, be held invalid or unenforceable, the
remainder of this instrument shall terminate and the zoning of the property shall revert to the A-R
(Agricultural-Residential) zoning designation unless the portion ofthis instrument determined to be
invalid or unenforceable is re-negotiated in good faith between the Applicant (or other appropriate party)
and Eagle as an amendment to the Development Agreement processed in accordance with the notice and
hearing provisions ofIdaho Code Section 67-6509, as required by Eagle City Code Section 8-10-1.
ARTICLE VI
UNENFORCEABLE PROVISIONS
Subject to terms of Section 5.3 above, if any term, provision, commitment, or restriction of this Agreement
or the application thereof to any party or circumstances shall, to any extent, be held invalid or
unenforceable, the remainder of this instrument shall nevertheless remain in full force and effect and that
portion determined to be invalid or unenforceable shall be re-negotiated in good faith between Applicants
(or other appropriate party) and Eagle.
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ARTICLE VII
ASSIGNMENT AND TRANSFER
After its execution, the Development Agreement shall be recorded in the office of the County Recorder at
the expense of the Applicant. Each commitment and restriction on the development shall be a burden on
the Property, shall be appurtenant to and for the benefit of the Property, adjacent property, and other
residential property near the Property and shall run with the land. This Development Agreement shall be
binding on the Applicant and owners, and their respective heirs, administrators, executors, agents, legal
representatives, successors, and assigns; provided, however, that if all or any portion of the development is
sold, the sellers shall thereupon be released and discharged from any and all obligations in connection with
the property sold arising under this Agreement. The new owner of the Property or any portion thereof
(including, without limitation, any owner who acquires its interest by foreclosure, trustee's sale or
otherwise) shall be liable for all commitments and other obligations arising under this Agreement with
respect to the Property or portion thereof.
ARTICLE VIII
GENERAL MATTERS
8.1 Amendments. Any alteration or change to this Development Agreement shall be made only after
complying with the notice and hearing provisions ofIdaho Code Section 67-6509, as required by Eagle
City Code Section 8-10-1.
8.2 Paragraph Headings. This Development Agreement shall be construed according to its fair meaning
and as if prepared by both parties hereto. Titles and captions are for convenience only and shall not
constitute a portion of this Development Agreement. As used in this Development Agreement,
masculine, feminine or neuter gender and the singular or plural number shall each be deemed to
include the others wherever and whenever the context so dictates.
8.3 Choice of Law. This Development Agreement shall be construed in accordance with the laws of the
State ofIdaho in effect at the time of the execution of this Development Agreement. Any action
brought in connection with this Development Agreement shall be brought in a court of competent
jurisdiction located in Ada County, Idaho.
8.4 Legal Representation. Both the Applicant and Eagle acknowledge that they each have been
represented by legal counsel in negotiating this Development Agreement and that neither party shall
have been deemed to have been the draftor of this agreement.
8.5 Notices. Any notice which a party may desire to give to another party must be in writing and may be
given by personal delivery, by mailing the same by registered or certified mail, return receipt requested
postage prepaid, or by Federal Express or other reputable overnight delivery service, to the party to
whom the notice is directed at the address of such party set forth below;
Eagle:
City of Eagle
660 E. Civic Lane
Eagle, Idaho 83616
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Owner:
State Park, LLC
832 East Winding Creek, Suite 201
Eagle, ID 83616
Or such other address and to such other persons as the parties may hereafter designate. Any such
notice shall be deemed given upon receipt ifby personal delivery, forty-eight (48) hours after deposit
in the United States mail, if sent by mail pursuant to the foregoing, or twenty-four (24) hours after
timely deposit with a reputable overnight delivery service.
8.6 Effective Date. This Development Agreement shall be effective upon the signing and execution of this
agreement by both parties.
8.7 Termination. This agreement terminates upon completion of Conditions of Development or after 7-
years after the Effective Date, whichever occurs first.
8.8 Authority to Enter Into Agreement: By the execution and delivery of this Agreement by the parties,
and the performance of their covenants and obligations therein, the parties acknowledge such action
has been duly authorized by all necessary corporate (or LLC) action, and necessary corporate (or LLC)
resolution(s) have been executed for the undersigned representatives to sign this Agreement and so
bind their respective parties.
IN WITNESS WHEREOF, the parties have executed this Development Agreement.
DATED this ,,5b:iay ~200}.
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CITY OF EAGLE, a municipal corporation organized
and existing under the laws of the State of Idaho
By:
ATTEST:
Jli ~. \Z 0.9~
-Sharon'K. Bergmann, City Clerk
BY:5?~.
Tim Resler, Manager
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ST A TE OF IDAHO )
: ss.
County of Ada )
On this ~ day of ~ ' 20$, before the undersigned notary public in and for
the said state, personally appea d NANC . MERRILL, known or IdentIfied to me to be the Mayor of
the City of Eagle and the person who executed the foregoing instrument on behalf of said City and
acknowledged to me that said City executed the same.
IN WIlNESS WHEREOF, I have hereunto set my hand and seal the day and year first above
written. ~ ' I
. '7f/L d, ~
Notary Public for Idahitf
Residing at: <0tvJv\ii ,
My Commission Expires: G7 (~O/ /J..
STATE OF IDAHO )
: ss.
County of Ada )
On this ~ day of ..J~~ , 20~ before the undersigned notary public in and for
the said state, personally appeared Tim R~er, known or IdentIfied to me to be the Manager of State Park,
LLC, owners of the property referenced herein and the persons who executed the foregoing instrument.
IN WIlNESS WHEREOF, I have hereunto set my hand and seal the day and year first above
written.
( aci~ !1~ ~~
Notary Public for Idaho
Residing at: l; () I U ) / (J
My Commission Expires: 1 J) %1 /~d PI
( ,
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TOOTHMAN -ORTON ENGINEERING COMPANY
CONSULTING ENGINEERS, SURVEYORS AND PLANNERS
9777 CHIN DEN BOULEVARD
BOISE, IDAHO 83714-2008
208-323-2288 . FAX 208-323-2399
boise@toengrco.com
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F \:~';..:/'1'! ,.,"~:::-~:,",~~~.;fC~D
Project: 05033
Date: September 23, 2005
Page: 1 of 1 -
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EXHIBIT "A"
Description for Property
A parcel ofland situated in the N 1/2 of the SE 1/4 of Section 12, Township 4 North,
Range 1 West, Boise Meridian, City of Eagle, Ada County, Idaho, being all of Lots 1, 4
and 9, Block 2, Amended Plat of Flint Estates, recorded in Book 45 of Plats, at Pages
3713-3714, Records of Ada County, Idaho, described as follows:
COMMENCING at the C 1/4 corner of said Section 12, from which the S 1/4 comer
of said section bears S.00027'07"W., 2621.21 feet; thence, along the longitudinal
centerline of said section,
A) S.00027'07"W., 906.39 feet to point marking the westerly extension of the
northerly line of said Lots 1 and 4; thence, along said extension and the northerly
line thereof,
B) N.89037'05"E., 13.04 feet to the POINT OF BEGINNING
1) N.89037'05"E., 1349.22 feet to the northeasterly comer of said Lot 4: thence.
along the easterly line of said Lot 4 and the southerly extension thereof,
2) S.Ooo23'32"W., 360.37 feet to northerly right-of-way line of State Highway
"44"; thence, along said northerly right-of-way line,
3) S.89040' 53"W., 806.06 feet to the beginning of a tangent curve; thence,
4) Southwesterly along said curve to the left, having a radius of 5765.00 feet. an
arc length of 546.22 feet, thro'ugh a central angle of 05025'43" and a chord
bearing and distance of S.86058'02"W., 546.01 feet; thence, leaving said
right-of-way line
5) N.Ooo40'47" E., 384.77 feet to the POINT OF BEGINNING.
CONTAINING: 11.25 acres, more or less.
SUBJECT TO: all Covenants, Rights, Rights-of-Way, Easements of Record and any
Encumbrances.
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