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Development Agreement - 2015 - Lilac Springs Subdivision - 5/6/2015 Recording Requested By and When Recorded Return to: City of Eagle ADA COUNTY RECORDER Christopher D.Rich 2015-044493 660 E.Civic Lane BOISE IDAHO Pgs=25 CHE FOWLER 05/26/2015 08:10 AM P.O.Box 1520 CITY OF EAGLE NO FEE Eagle,Idaho 83616 11111111111111111111011 i ll�lll II I�'I"I'I I'II 00101481201500444930260253 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 of Idaho ("Eagle"), by and through its Mayor,and Floating Feather Estates,LLC("Owner"). WHEREAS, the Owner is the owner of record of certain real estate consisting of approximately 64 acres generally located at the northwest corner of W. Floating Feather Road and N. Lanewood Road, 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-05-14;and WHEREAS, the proposed development includes properties within an area currently zoned RUT; and WHEREAS, the Owner desires an R-3-DA-P (Residential with a development agreement and PUD)zoning classification to develop a residential subdivision on the above described property,which is herein referred to as the"Property";and WHEREAS, on February 24, 2015, the Eagle City Council, made findings and determined that the requested annexation should be granted and that a zoning classification of R-3-DA-P for the property described in Exhibit"A"is appropriate to meet the requirements of Idaho Code,Eagle City Code and the Eagle Comprehensive Plan and should be granted;and WHEREAS, the Planning and Zoning Commission and the City Council of Eagle have determined that the scope of any residential subdivision 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 Owner'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 Owner 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 R-3-DA-P(Residential with a development agreement and PUD)zoning designation for the Property with the requirements set forth in this Development Agreement;and Page 1 of 8 KiPlanning Dept%Eagle AppliwionalPreliminary Development Plans12014\L.ilac Springs DA final version.doc WHEREAS,Exhibit"D"represents the Owner's proposed architectural styles that were approved by the Eagle City Council for all homes within the development;and WHEREAS, the Owner has provided Eagle with an affidavit agreeing to submit the Property to a Development Agreement (Exhibit C) pursuant to Eagle City Code Section 8-10-1(C)(1) and be bound by same;and WHEREAS, all exhibits mentioned herein are attached hereto and are incorporated herein by reference;and WHEREFORE, the Owner 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 of Idaho 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 Residential District("R-3-DA-P"),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 The maximum density for the Property shall be 1.88 dwelling units per acre(120 single-family lots). 3.2 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further,Applicant will submit such applications regarding 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. 3.3 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. 3.4 The single-family dwellings shall be constructed in substantial conformance to the styles of architecture as shown in Exhibit"D". To assure compliance with this condition, the applicant shall create an architectural control committee (ACC)as a component of the development's CC&R's. Provisions regarding the creation and operating procedures of the ACC shall be included in the CC&R's, and shall be reviewed and approved by the City attorney prior to the approval of the first final plat. The submittal of the building permit application to the City for each structure within the development shall be accompanied by an approval letter from the Architectural Control Committee. Page 2 of 8 K:\Planning Dept\Eagle ApplieanonsV'reliminary Development Ple si2014\Lilse Springs DA final version doe Building permit applications that do not have an approval letter attached will not be accepted. To assure compliance with the conditions of approval herein,the City reserves the right to deny, at its discretion, any building permit application that does not substantially conform to the design requirements as shown on the Exhibit"D".If a building permit is denied,the applicant shall have the right to appeal the decision to the Eagle City Council in accordance with Eagle City Code Section 8- 7-4-1. 3.5 A letter of approval shall be provided to the City from the Eagle Sewer District indicating that the property has been annexed into the Eagle Sewer District's service boundaries prior to submittal of the final plat application. ARTICLE IV AFFIDAVIT OF PROPERTY OWNERS An affidavit of the owner(s)of the Property is attached hereto and incorporated by reference herein agrees to subject the Property to this Development Agreement (Exhibit C) and be bound thereby, and comply with and be bound by the provisions set forth in Idaho Code Section 67-6511A 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 Owner 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 the terms of this Development Agreement expires prior to completion of the Conditions of Development or without an amendment to this Agreement for its extension being in process in accordance with the notice and hearing provisions of Idaho Code Section 67-6509, as required by Eagle City Code Section 8-10-1,use of the property shall be limited to those uses allowed within an A-R (Agricultural-Residential) zoning designation until Eagle enacts and records an ordinance changing the property to the A-R(Agricultural-Residential)zoning designation. 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 Owner(s) (or other appropriate party)and Eagle. Page 3 of 8 K:\Planning DepAEagle Applications\PreI ntinary Development Plans\20 14\tilae Springs DA find version doe 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 Owner. 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 bound by and 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 of Idaho 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 of Idaho 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 Owner 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 Owner: Floating Feather Estates,LLC Attn:Thomas Coleman 3103 W. Sheryl Drive,Suite 100 Meridian,Idaho 83642 Or such other address and to such other persons as the parties may hereafter designate. Any such notice shall be deemed given upon receipt if by personal delivery, forty-eight (48) hours after Page 4 of 8 K:LL'lanning Dept\Eagle ApplicationslPreliminary Development Plans12010LL.ilae Springs DA final version doe 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 Financial Assurance. In addition to the other remedies afforded Eagle herein, Owner agrees to provide adequate financial assurance to Eagle, to secure the payment of any deferred balance of the attorney fees and the engineering fees,together with interest accrued thereon. Eagle shall provide to the Owner an estimate for the anticipated attorney fees and engineering fees associated with this Agreement. The Owner shall provide a cash deposit, letter of credit or a bond in the amount of the estimated fees associated with the work undertaken pursuant to the terms of this Agreement. Thereafter,Eagle shall bill Owner for such fees, adjusting the estimates as appropriate. The Owner shall make payments for such fees as incurred by Eagle and as invoiced to the Owner or,if Owner has made a cash deposit with Eagle, Eagle may draw on the deposit to pay its invoice. If the financial assurance deposited by Owner is in the form of a letter of credit,and if the Owner fails to make payment for such fees when actually incurred by Eagle and invoiced,then following thirty (30)days of written notice of such failure from Eagle, Eagle may draw upon the financial assurance provided by the Owner. Thereafter,if the then current estimated fees still to be paid exceeds the amount of the then current balance of the financial assurance(whether it be in the form of a cash deposit or a letter of credit),the Owner shall replenish the financial assurance and shall become current as to all outstanding fees owed. Upon payment in full of all attorney fees and engineering fees, Eagle shall release to the Owner the unused portion of the cash deposit or the letter of credit,as applicable. Eagle's draw upon the financial assurance under this Section shall not preclude it from exercising any of the other rights and remedies afforded it in Article V or in Section 8.7. 8.7 Default. In the event Owner fails to comply with the terms and conditions hereof in any material respect,the City may,without further notice to Owner,exercise any or all of the following remedies. A. Withhold the issuance of any building permit or certificate of occupancy of any structure located within the Project; B. Withhold the connection of water, sewer or electric service to any property located within the Project; C. Refuse to accept public ownership and maintenance of public improvements within the Project and record a notice of such action with the Ada County Recorder's Office; D. Issue a stop work order for any building under construction within the Project; E. Withhold reimbursement of Project surety/financial guarantee of performance collected pursuant to Section 9-4-2-2 of the City Code; F. Bring an action for damages, injunctive relief, specific performance or any other remedy available at law or in equity; All of the above remedies are cumulative and to the extent not wholly inconsistent with each other, may be enforced simultaneously or separately,at the sole discretion of the City. 8.8 Effective Date. This Development Agreement shall be effective upon the signing and execution of this agreement by both parties. 8.9 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. Page 5 of 8 K:Planning Dept\Eagle Appliations\Prdiminary Development 1'Ians1201411iIac Springs DA find version doe IN WITNESS WHEREOF,the parties have executed this Development Agreement. DATED this� day of04144164015. .• *••• CITY OF EAGLE,a municipal corporation organized aAF 4"8 and existing under the laws of the State of Idaho � Aft 4%0 / ' • y Qom: �,�__ ` • A . ..• #•#,* •• e�c�► ��••�� : es D. •eynolds Ma or ATTEST: '•.., STA' �..•°*� Sharon . Bergmann,City Clerk Owner:Floating Feather Estates,LLC By:Coleman Homes,LLC,Managing Member By: \ Thomas M.Coleman,President Page 6 of 8 KAPlanning D pt\Esgk ApplicationsTrdiminary Development Planst20I4%ilac Springs DA final vention.doc STATE OF IDAHO ) .ss. County of Ada ))I ,,,, On this lX'day of VIA AA-1 ,2015,before the undersigned notary public in and for the said state,personally appeared JAMES D.REYNOLDS,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 d y and year first above written. / ltttttttttt..n,,,, No u lic f r Idaho °`°y,��1 R T��,��'A,,� Residing at: i c3 0 My Commission Expires: 40 4..0 :• �OTAR I di..... • * . • • Pl. '' , • •. .> • r a u : '1 ems_ STATE OF IDAHO ) .ss. County of Ada )) On this 5" day of 2015,before the undersigned notary public in and for the said state, personally appe d THOMAS M. COLEMAN, known or identified to me to be the President of Coleman Homes, LLC, Managing Member of Floating Feather Estates, LLC, the owner of the property referenced herein,and the person who executed the foregoing instrument. IN WITNESS WHEREOF,I have hereunt/et % hand and seal the ear f t above written. .401661 fics,A L. ,� o 0■ Public fo daho/ WJ. �, Resie'ngat: i /� / ( /( T& 1 My Commission Expires: /I UBL%G >► 4 Page 7 of 8 K:Wlanning Dept\Eagle Applications\Prelinanary Development Plans1201411.ilac Springs DA final version.doc INDEX OF EXHIBITS A — Legal Description of Property B — Concept Plan of Property C — Affidavit of Owner Agreeing to Submit Property to Development Agreement D — Typical Housing Styles Page 8 of 8 K:1Planning DeptEaple ApplicationsWreliminary Development Plans\2014%ilac Springs DA find venion.doe EXHIBIT "A" I RECEIVED& FILED CITY OF EAGLE 06146 r2014014 File: 6 Route DESCRIPTION FOR ANNEXATION & R-3-DAP REZONE PROPOSED LILAC SPRINGS SUBDIVISION A parcel of land being a portion of the S 1/2 of Section 2,T.4N., R.1W., B.M., Ada County, Idaho, more particularly described as follows: Commencing at an iron pin marking the West Y corner of said Section 2; thence along the North boundary of the SW 1/4 of Section 2 South 89°17'12" East, 1,302.99 feet to an iron pin marking the POINT OF BEGINNING; Thence leaving said North boundary along a line East of and parallel with the West boundary of said SW 1/4 of Section 2 South 00°48'40" West, 2,125.34 feet to an iron pin; Thence along a line 2,125.20 feet South of and parallel with said North boundary of the SW 1/4 of Section 2 South 89°1T12" East, 1,328.60 feet to an iron pin on the East boundary of said SW 1/4 of Section 2; Thence continuing South 89°17'12" East, 25.00 feet to a point on the easterly right-of-way of N. Lanewood Road; Thence along said East right-of-way North 01°00'54" East, 1,891.87 feet; Thence North 89°17'12" West, 25.00 feet to an iron pin marking the Southeast corner of Record of Survey No. 2822, filed for record in the office of the Ada County Recorder, Boise, Idaho, as Instrument No. 94032922; Thence along the South boundary of said Record of Survey No. 2833 North 89°17'12" West, 198.00 feet to an iron pin marking the Southwest corner of said Record of Survey No. 2822; Thence along the West boundary of said Record of Survey No. 2822 North 01°00'54" East, 220.00 feet to an iron pin marking the Northwest corner of said Record of Survey No. 2822; Thence along the North boundary of said Record of Survey No. 2822 South 89°17'12" East, 198.00 feet to an iron pin on said East boundary of said SW 1/4 of Section 2 marking the Northeast corner of said Record of Survey No. 2822; Thence continuing South 89°17'12" East, 25.00 feet to a point on the easterly right-of-way of N. Lanewood Road; Thence along said easterly right-of-way North 01°00'54" East, 13.50 feet; Thence North 89°17'12" West, 25.00 feet to an aluminum cap marking the center of Section 2; Thence along the North boundary of the SW 1/4 of said Section 2 North 89°17'12" West, 1,336.16 feet to the POINT OF BEGINNING. Said parcel containing 65.10 acres, more or less. LAND ( 5TE. ;`1), d 11118 d>40 (44:01‘14*N EXHIBIT "B" as .. , M+e NO=I M-.tf9� 7 rlrt flMCM901 sF WWW uK� p1MI YII•S N 14 4 'IM la Celt ?- - mN.vr orw�NC a��as'w wa.�.root 1�/ld/1tlYI�M'Hkid m mama sea 71111111011611103 twin ii 1 SIN gl "1.1111111111111' I = ": lib !UUt rr I I I t 6 h ,r'1 - f! a pp y I'. 1111W4IIIILL-i i I 1 I ' t. i I t » _ 1 :c YI1 ')3 or :„. IA g ihiePli- .;,■ I I I . ; i M� � x - \ . + :i1 1 1 I I N i :II I I f+�slsrv� 1 ! f a •∎ i :I€L. —1_ Al _1 i AA a. Imo I a I / fil 1 IN •\`�, , frz ,� ii i' `° wl c;. ,__ g_ I i ? (I 41-l'1,1 0 11 yd : I Nl1j i i 1 m;.. 1 iii,� ni . iit' ' 11 1 2 - t ' Kik A�!I X11 �`���-,4.;� � �i �'' 15 ii , iwimpri,. .-7 . '_ ----'--- ---",,---,-,,...,,i44‘ 1'''-- . i II 1 • --- it /, `��`� r ,1 I E i , ,I / r1 , . Ili , iliiN g 1 if ' �=�21 /% e ` V t'; ! { 1 sr, 4u. \ xi :\.. \\•\' ' I ,,,,,,,, . , . . . mita. , 1 , . , ." 11PININNI ' II' .,:{' ' .,4,„ .� I� i' ' I ��, !�l `'�E�a'���� ,III � ei'A k -_,.::%,.: - -„,,,--,.. ..:-... .....i-z:- • Ipp ,,,,, 1 A Mr . i .. �i . , : ilall ' i , 1111'4 ' Nitt4441 I . / ' NOW/S tip, Np E01 +�� —� . � f l I _,v 141111 .111 ' I ir, i''''' '''''. ..-.- .,'■ii,i i(/ , '''''-,..i.„- -- -_,__ -- __. __ I W T_si ,,,,,moione, . . .1 g fg "ilk i WIN! A 1/111 I i 11 N'rii i EXHIBIT"C" Affidavit of Thomas M.Coleman on behalf of Coleman Homes,LLC,Managing Member of Floating Feather Estates,LLC AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) ) ss. County of Ada ) THOMAS M.COLEMAN,who being first duly sworn under oath,deposes and says: 1. I am Thomas M. Coleman,who is the President of Coleman Homes,LLC,which is Manager of Floating Feather Estates, LLC, whose mailing address is 3103 W. Sheryl Dr., Suite 100, Meridian,Idaho 83642("Floating Feather Estates,LLC"). 2. Floating Feather Estates,LLC is the fee simple owner of the parcel of real property described on Exhibit A,attached hereto(the"Property"). 3. Floating Feather Estates, LLC authorizes the submission of the Property to certain Development Agreement pursuant to the provisions set forth in Idaaho Code Section 67- 6511A and Eagle City Code Section 8-10-1 dated the 20 day of RIZ-- , 2015 by and between the City of Eagle,a municipal corporation in the State of Idaho,and Floating Feather Estates,LLC O"Agreement"). DATED this 3) day of �nU• _ _I ,2015. Floating Feather Estates,LLC By:Coleman Homes,LLC,Managing Member Z\l\00\ By: \ Thomas M.Coleman,President SUBSCRIBED . t " , ORN to before m; his OD day of /\, ,2015. ,,a,ikL. 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