Development Agreement - 2009 - Old Valley Plaza - 8/11/2009
ADA COUNTY RECORDER J. DAVID NAVARRO
BOISE IDAHO 08/12/09 10:59 AM
DEPUTY Vicki Allen
RECORDED-REQUEST OF
Eag Ie Ci IV
AMOUNT
.00
11
1111111111111111111111111111111111111
109094122
Recording Requested By and
When Recorded Return to:
City of Eagle
660 E. Civic Lane
P.O. Box 1520
Eagle, Idaho 83616
F or 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 4149 State Street, LLC ("Applicant").
WHEREAS, the Applicant is the owner of record of certain real estate located at 4149 W. State
Street, Eagle, Idaho, ("Property"), as specifically defmed in the attached legal description (Exhibit A)
which is the subject of an application for Rezone identified as Rezone Application No. RZ-04-08; and
WHEREAS, the proposed development includes properties within an area currently zoned RUT
(Rural-Urban Transition - Ada County designation); and
WHEREAS, the Applicant desires a MU (Mixed Use) zoning classification to develop a eight (8)
lot (7 commercial, I common) 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
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
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WHEREAS, all exhibits mentioned herein are attached hereto and are incorporated herein by
reference; 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 ofIdaho 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 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.
3.3 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
permitted in Section 3.4, below). The building footprints shall be no larger than shown on
the site plan date stamped by the City on June 17, 2008. Should the buildings located on
Lots 1 and 2, Block 1, be combined into one (1) building and the buildings located on Lots 3
and 4, Block 1, be combined into one building, the building footprint of those buildings
shall not exceed the square footage of the separate buildings as shown on the Site Plan.
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3.4 Should a single building be constructed over Lot 1 and Lot 2, Block 1, the water line shall
be relocated, the associated easement vacated, and a Lot Line Adjustment application
submitted to the City to remove the lot line located between the two (2) lots, to be reviewed
and approved by staff prior to the issuance of a zoning certificate. Should a single building
be constructed over Lot 3 and Lot 4, Block 1, the applicant shall submit a Lot Line
Adjustment application to remove the side lot line located between the two (2) lots, to be
reviewed and approved by staff prior to the issuance of a zoning certificate.
3.5 Except for the limitations and allowances expressly set forth above and the other terms 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
permit application (whichever the case may be) is made for individual building use.
All uses shown as "P" permitted under the MU zoning designation within Eagle City Code
Section 8-2-3 "Official Schedule of District Regulations," shall be considered permitted uses
and all uses shown as "C" conditional uses under the MU zoning designation shall require a
conditional use permit, except that the residential portions of the Property described in
Section 3.3 shall not require a conditional use permit.
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 permitted uses on the Property:
· Childcare (Daycare Center or Group);
· Massage spa;
· Retail sales (limited)
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;
· Banks/financial (with drive up service);
· 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;
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· Public Service Facilities;
· Residential, Mobile Home (Single Unit);
· Residential, Mobile Home (Single Unit Temporary Living Quarters);
· Residential, Mobile Home Park;
· Riding Academies/Stables;]
· Roadside Stand (temporary structure);
· Small Engine Repair;
· Storage (fenced area);
· Woodworking shop
In addition, a Vet Clinic (with no boarding), 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. The restaurant with drive-thru (coffee/cafe shop), as shown on the
Concept Plan located east of the Middleton Mill Ditch, which is prohibited within said
section of Eagle City Code and on the entire Property as noted above, shall be permitted
with this development agreement.
3.6 The restaurant with drive-thru (coffee/cafe shop) shall be constructed with a building square
footage commensurate to the parking ratio as outlined in Eagle City Code to adequately
accommodate off-street parking.
3.7 The restaurant with drive-thru (coffee/cafe shop) shall be designed in a manner that
compliments and operates within the development as a whole. A minimum forty-eight inch
(48") grade separated berm shall be constructed adjacent to the drive-thru lanes to reduce the
impact of the vehicles utilizing the drive-thru lanes (Le. vehicle headlights and vehicle
cueing). Design styles exceeding the standard utilitarian look of a building with a drive-thru
shall be required.
3.8 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.
3.8.1 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 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.
3.9 The development is to incorporate public art, water features, or other features of interest and
pedestrian amenities, which encourage pedestrian use (Le.: outdoor drinking fountains,
benches, tables, etc.).
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3.10 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 showing the proposed landscaping
adjacent to the western 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
of the final plat.
3.11 The applicant shall submit a Design Review Sign Application for all signage within Old
Valley Plaza Subdivision to be reviewed and approved by the Design Review Board prior to
the issuance of a zoning certificate.
3.12 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.
3.13 Applicant shall provide pedestrian and bicycle public access in the form of a seven foot (7')
wide sidewalk and five foot (5') wide bike lane to be constructed adjacent to Old Valley
Road.
3.14 Building placement shall be designed such that parking areas are not concentrated between
the buildings and State Highway 44.
3.15 Provide a license agreement from ACHD approving the landscaping located within the
public right-of-way abutting the southern boundary of the Property (Old Valley Road) prior
to the City Clerk signing the final plat.
3.16 Provide a cross access agreement between all lots included within this development and
providing access to the adjacent property to the west. The cross access agreements shall be
executed, recorded, and referenced as a plat note at the time of final plat recordation.
3.17 The applicant shall provide a written agreement with the adjacent property owner to the west
(Marion and Mary Moore) approving the proposed buffering adjacent to the common
property line located on the western boundary of the site.
3.18 As individual buildings are reviewed through the Design Review approval process, they
shall demonstrate the complimentary relationship, in terms of building height and style, to
adjacent existing or 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 (ACC) as a component of the development's CC&Rs. Provisions regarding the
creation and operating procedures of the 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.
3.19 The applicant shall provide a copy ofa recorded agreement between the owners of the
subject development and the Middleton Mill Ditch Company, and shall comply with the
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requirements of the Middleton Mill Ditch Company, prior to the City Clerk signing the final
plat.
3.20 The setbacks shall be as follows:
Front 7.5 feet
Side 7.5 feet
Side 12 feet
(adjacent to western subdivision boundary)
Rear 7.5 feet
Rear 20 feet
(adjacent to State Highway 44)
ARTICLE IV
AFFIDAVIT 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 67-6511 A and Eagle City Code Section 8-10-1 shall
be provided and is incorporated herein by reference.
ARTICLE V
DEFAULT
5.1 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 of law 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 R-E
(Residential-Estates) zoning designation unless the portion of this 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
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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.
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
7.1 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.
7.2 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.
7.3 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.
7.4 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.
7.5 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;
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Eagle:
City of Eagle
660 E. Civic Lane
Eagle, Idaho 83616
Owner:
4149 State Street, LLC
Attn: Reed DeMordaunt
1017 S. Arbor Island Way
Eagle, Idaho 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.
7.6 Effective Date. This Development Agreement shall be effective upon the signing and execution of this
agreement by both parties.
7.7 Termination. This agreement terminates upon completion of Conditions of Development or after 7-
years after the Effective Date, whichever occurs first.
7.8 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.
DA TED this ~ day of +,2009.
CITY OF EAGLE, a municipal corporation organized
an existm der the laws of the State of Idaho
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STATE OF IDAHO )
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County of Ada )
On this l11!::iay of A'5U-~ ,2009, before the undersigned notary public in and for
the said state, personally appeared PHIL BANDY, 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 WITNESS WHEREOF, I have hereunto set my hand and seal the day and year first above
written. . ~
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STATE OF IDAHO )
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County of Ada )
On this Ilikct.y of ~ ~ ,2009, before the undersigned notary public in and for
the said state, personally appeared Ree DeMordaunt, known or identified to me to be the Manager of
4149 State Street, LLC, the owners of the property referenced herein and the person who executed the
foregoing instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year first above
written. .....",~ ~ I ~ J I ~
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RECEIVED & FilED
CITY OF EAGLE
Description for Erlckson.;Civillnc. FEB 2 1 2008
for Old Valley Plaza Subdivision - Annexation and Zoning File:_
Route to:=
EXHIBIT "A"
KESTKELLAND
SUKVE't
A parcel of land in Government Lot 3 of Section 12, Township 4 North, Range 1 West of the Boise Meridian,
Ada County, Idaho, more particularly described as follows:
Commencing at an Aluminum Cap monument mar1<ing the East Yo. comer of said Section 12; tIlence North .
89020'17" West a distance of 2642.24 feet along the Northerfy Une of the Southeast Quarter of said Section
12 to a 518" iron pin marking the Northwest comer of the Southeast Quarter of said Section 12; thence
South 00030'49" West a cflStance of 1310.49 feet along the Westerty line of the Southeast Ouarterof said
$ection 12 to the Northeast comer of said Government Lot 3; thence along the Easterty line of said
Government Lot 3, South 00030'49" West a cflStance of 85.18 feet to a point on the centerline of US
Highway 44 and the extension of the centerfme of West Old Valley Road, the TRUE POINT OF
BEGINNING
Thence along the extension and the centerfme of West Old VaIJey Road, South 00030'49" West a
cflSta~ of 82. 1 0 feet to a point of curvature;
Thence along a CUIVe to the righL an arc distance of 156.33 feet, said CtJJVe havtrJJ a radius of
140.00 feet and through a central angle of 63058'49", the long chord of which bears South 32030'14" West a
chord cftStance of 148.34 feet
Thence continuing along said centerline, South 64029'38" west a distance of 602.66 feet
Thence leaving said centerline, on a 6ne perpenc:f1CUlarto sailcentertine, North 25~ West a
distance of 40.00 fettto the Southwest comer of Benmor SubdMsion, Book 53, page 4616, records of Ada
County;
Thence along the Easterly Ine of said Subdivision, North 03039'22" West a cftStance Of 307.51 feet
to a point on the Southerly Right-of-Way line of said US Highway 44;
Thence leaving said Easterly Une and along a One perpenaJCUlar to the eenter1lne of said tfaghway,
North 0601T12" West a distance of 60,00 feet to a point on said centerfme;
Thence along said centerrme alOng a curve to the right an arc ctistance of 670.87 feet, said curve
having a radius of 22918.31 feet and through a central angle of 01040'38", the long chord of which bears
North 84031'05" East a chord distance of 670.87 feet to the POINT OF BEGINNING.
Annexation area will contain 190,457 square feet or 4.372 acres more or less.
369 E. Watertower Ln., Ste. ^' Meridian, ID 83642 (208) 888-7345 phone - (208) 888-7354 fax
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