Development Agreement - 2022 - Primary Health - 2/7/2022 ADA COUNTY RECORDER Phil McGrane 2022-016501
BOISE IDAHO Pgs=12 BONNIE OBERBILLIG 02/16/2022 10:35 AM
CITY OF EAGLE, IDAHO NO FEE
Korn=di.ag requested By and
When ROurn to,
City of Eagle
660 E. Civic Lam�.
3.:.agle, Idaho 816 f t�+.
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DEVELOPMENT AGRZETNtE NT
This Developmmtl Aur Qm;n ; t, rr�rrrd wad entered into on the date az, indicated hereiti, by a�d
between the Cl'€`�' OF1 A�;1 �^,, a n_�u li�it?ai �c?�l�f�ati�?�� in the Sta4�c,f:1��<�b�?("'City"), y a�� rhr���.�oh its
Mayor,and PH t•.AC7f-E, 1.1,C, ("Owner"). RECITALS
WIffif J'AS, tl?>:: t3wm r i t the ovlter of record of cert: n real :stale identified a-, Ada C oul-Ity
l ar:eF ti€5. S051523370.3 ('E'rz}? rec-" as specifically defined io tiu, at€ad-lei legal de,�.:riprion (Exhibit
< ��>:rr l> the €rl?c:ot o f art a pli:atir?n for I ezCrrc identified as Re zom�, Application No, RZ 3-21?,
WHEREAS, tl c proposed de-velopment irt3:.lude• properties within all area currelrtl r zolle R-P
( €ts:tress Park) and
WHl..l;IA'S, the Owner a.C-1-f)A €Neigbborhood t-lusitiess .District with a development
agreornmt _.. P , zw1iiig el���N I atic i to establish Medical Office a a pettrrittatrle trse ors tl�e xrl?c>sc
d<:,erihed pr�op�rt , wbie a~is herelfi referred to as the"pr+N-m". and
A'1I1~l EAS, €he Plartrring and Zoning €"or mi,;;aion and the City t-,3s.n:wil of eagle hav;
deterrrrit€ed that the s;;<3pQ of ariy comm.orciaO development upotl the :ropem- i r u:'t be limi€ed?�>:t13:fie r s'e
of a deg,,el€sp^xer-tt agreement to isrz.?ent undue daniage to, and-0 other kl-be irl:har-n:£ony with.tbe'e step:
eor rrmu o it ,any: w
WHEREAS, the iateut of this Developrnen.t Agromrrerrt is to profit,-;t tbe rights of Owners use: and
emoyrrrer-tt of the Pry?Berty z�,h fie at the .same €i_ate limitim, my adverse ixyipactsi of the do clopmmt upon
fieigbboring prgpertieg ar£d the exi:;tir'g com—nirrni€-y and e srrrir£g the €'`rz?l em: 3s developed ii.i a. manmt r
con:,':sterrt?vitl.�>ag u:N Comprehensive[Tarr and€by C.,_tdo,as;_l
W-IJER-E S,ttte Owmr ha i agreed, to hF use restrictions and other tier?itations set forth herein upwi
the use and developrneot of The Proputy and has c€?rrsenttd to a C-1-DA. (N.'eigfrtrorhood ferry€res,y District
with a development agreement) z c?r_ririg designation for the, Property with the requirements set fordh in thi-,
,reement;and
WI-fF,l3.EAS, t e. € wii r• has provided City with arr affidavit agree€a>g to submit ffie Propv-i yr €o tr
Development Agr•e=;merrt (Exhibit Vuraurrtt to E agle City Code Section 8-10-1t;t';3(f) rrrad be hf?arrit 1?,
same;art£(
Wffl~;i2EAS, all exttib€s ni rniooed herein are affalched hereto arty are incorp_traie£t herc:iri h3
reterence.
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AGREEMENT
In consideration of the mutual covenants contained herein,the parties agreed as follows:
ARTICLE I
LEGAL AUTHORITY
This Development Agreement is made pursuant to and in accordance with the provisions of Idaho Code
Section 67-6511 A and Eagle City Code, Title 8, Chapter 10.
ARTICLE II
ZONING ORDINANCE AMENDMENT
The City will adopt an ordinance amending the Eagle Zoning Ordinance to rezone the Property that is the
subject of the application to the C-1-DA (Neighborhood Business District with a development
agreement), 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 ON DEVELOPMENT
3.1 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, the Owner will submit such applications regarding floodplain
development permit 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 with this Agreement.
3.2 The Concept Plan (Exhibit Q 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 "Office, Medical and Dental," as defined in Eagle City Code section 8-1-2, is the only approved
use for the Property. Any change of use will require a modification to the Development
Agreement prior to the change of use.
3.4 The applicant shall revise the proposed site plan to comply with review comments provided by
Eagle Fire Department in a letter dated August 26, 2021, regarding the length and terminus of the
proposed westerly parking lot. The applicant shall ensure the revised parking lot remains in
compliance with Eagle City Code Section 8-4-5 upon any re-design of the parking lot. The
applicant shall submit Eagle Fire Department approval of the parking lot prior to submittal of a
design review application.
3.5 The setbacks, lot coverage, and building height requirements shall be as follows:
Front(north) 15-feet
Rear(south) 10-feet(street side)
Interior Side (west) 0-feet
Interior Side(east) 0-feet
Maximum Lot Coverage 50%
Maximum building height 35-feet (any exceptions to the maximum height requires a
conditional use permit)
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3.6 Owner shall provide a property use and common area maintenance agreement "Agreement"
containing conditions, covenants and restrictions for the Property which shall contain at least the
following:
(a) An allocation of responsibility for maintenance of all community and privately owned
pressurized irrigation facilities, sidewalks, pathways, parking lots and amenities. The repair
and maintenance requirement shall run with the land and that the requirement cannot be
modified and that the Agreement cannot be dissolved without the express consent of the
city.
(b) A requirement that all common landscaped areas are to be privately owned but shall be
described in and subject to a reciprocal easement allowing for common use by all property
owners within the development. The Agreement shall provide that a designated property
owner or group (i.e. business owner's association) shall have the duty to maintain and
operate all the landscaped areas in a competent and attractive manner, including watering,
mowing, fertilizing and caring for shrubs and trees in accordance with Eagle City Code, in
perpetuity.
3.7 Owner shall landscape and maintain the area located along East McGrath Road between the back-
of-curb and the sidewalk. The landscape plan shall be reviewed and approved by the Design
Review Board and the City Council prior to installation of the landscaping. The Owner shall
provide a recorded copy of the ACHD license agreement associated with the landscaping located
within the right-of-way area. The landscaping shall be installed prior to the issuance of a
certificate of occupancy for the proposed medical office.
3.8 Owner shall landscape and maintain the area between the southern property line to within 9-feet
of the paved surface of State Highway 44. The landscape plan shall consist of sodded turf and be
reviewed and approved by the Design Review Board and the City Council prior to installation of
the landscaping. The Owner shall provide a recorded copy of the ITD license agreement
associated with the landscaping located within the right-of-way area. The landscaping shall be
installed prior to the issuance of a certificate of occupancy for the proposed medical office.
3.9 The subject property shall be annexed into the Eagle Sewer District's service boundaries and shall
comply with all applicable Eagle Sewer District's regulations and conditions prior to the issuance
of a building permit for this site. The owner shall provide proof of central sewer service to the
proposed commercial uses. A letter of approval shall be provided to the City from the Idaho
Department of Health and Welfare, Department of Environmental Quality, and/or Central District
Health, prior to issuance of any building permits.
3.10 The medical office shall be connected to central water service prior to the issuance of a zoning
certificate.
3.11 To allow for the future installation of municipal fiber-optic cable, the applicant shall be required
to install two (2) one inch and a quarter (1 1/4") fiber-optic conduit lines along the south side of
East McGrath Road. Prior to the installation of the municipal fiber-optic conduit lines, a formal
plan shall be submitted to the City for review and approval and shall include location and
specifications. Upon approval of the plan and subsequent completion of the installation of the
municipal fiber-optic conduit lines,the applicant shall provide GIS coordinates of the locations of
the municipal fiber-optic conduit lines. The municipal fiber-optic conduit lines shall be installed,
GIS coordinates provided, and the fiber-optic conduit lines shall be dedicated to the City prior to
the issuance of a certificate of occupancy.
3.12 All traffic associated with the construction of the medical facility shall take access from East
McGrath Road only. Construction access from State Highway 44 is prohibited.
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3.13 All existing structures, fencing, and vehicles/trailers shall be removed from the subject property
no later than June 01, 2022.
3.14 Owner shall complete the Design Review process for the site (as required by the Eagle City
Code) and shall comply with all conditions required by Eagle as a part of the Design Review
prior to issuance of a building permit.
3.15 Owner shall submit a design review application for the Property that is being developed showing
at a minimum the following as applicable: 1) proposed development signage and locations, 2)
planting plans, details, and specifications within the proposed and required landscape islands and
all common areas throughout the development, 3) elevation plans for all proposed common area
structures and irrigation pump house (if proposed), 4) landscape screening details of any
irrigation pump house (if proposed), 5) useable amenities such as picnic tables, covered shelters,
benches, gazebos, bike racks, and/or similar amenities, 7) design of ponds (if any) to be
constructed in reference to mosquito abatement. The design review application shall be reviewed
and approved by the Eagle Design Review Board prior to commencing construction of the
applicable structure(s).
3.16 A detailed request regarding the proposed location, number, size and architectural style of
signage shall be submitted with the Design Review application.
3.17 Owner shall place 4'x8' signs containing information regarding the proposed development. The
information signs shall be located along each roadway that is adjacent to the Property. The
information signs shall be located on the Property outside of the public right-of-way and remain
clearly visible from the roadway. The information signs shall be reviewed and approved by staff
prior to installation of the signs.
3.18 The applicant shall submit a revised site plan that locates the entire 10-foot-wide pedestrian
walking path located along the southern boundary of the site within the dedicated pathway
easement. The revised site plan shall be submitted with the Design Review application.
ARTICLE IV
AFFIDAVIT OF PROPERTY OWNER
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 B) and be bound thereby, and comply
with and be bound by 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 Owners fail to comply with the commitments set forth herein, within thirty (3 0)
days of written notice of such failure from City, City 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, City 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.
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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
BP (Business Park) zoning designation until City enacts and records an ordinance changing the
property to the C-1-DA (Neighborhood Business District with a development agreement) 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 City.
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 Owner, and its 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 City 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.
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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;
City: City of Eagle
660 E. Civic Lane
Eagle, ID 83 616
Owner: PH Eagle, LLC
3 5 0 North 9th Street, Suite 200
Boise, Idaho 83702
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
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 City herein, Owner agrees to
provide adequate financial assurance to City, to secure the payment of any deferred balance of the
attorney fees and the engineering fees, together with interest accrued thereon. City 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,
City shall bill Owner for such fees, adjusting the estimates as appropriate. The Owner shall make
payments for such fees as incurred by City and as invoiced to the Owner or, if Owner has made a cash
deposit with City, City 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 City and invoiced, then following thirty (30) days of written notice of such failure
from City, City 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, City shall release to the Owner the unused portion of the cash
deposit or the letter of credit, as applicable. City'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;
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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 Attorney. The prevailing party in any claims or disputes arising out of this Agreement shall be
entitled to recover reasonable attorney's fees in addition to other relief which a court of competent
jurisdiction may award.
8.9 Effective Date. This Development Agreement shall be effective upon the signing and execution of
this agreement by both parties.
8.10 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.
8.11 Termination: If the Property is not developed as conditioned herein, this agreement shall terminate
5-years after the Effective Date.
IN WITNESS WHEREOF, the parties have executed this Development Agreement.
A
DATED this day of a 01;1
CITY OF EAGLE, a municipal corporation organized
and existing un er the laws of the State of Idaho
--::)
By:
_ Q� -
son P,erce, Mayor
•
A EST: .•'••+ GLE ��'•.
�.• gyp;......•• •.�
o
• •.
10
Tracy E. orn, City ClirZ O
'�P'e 4
•% CO ;•' .k)H Eagle, LLC
STkVV'•..
By: ---- =
Mike Fery, Manag
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STATE OF IDAHO )
: ss.
County of Ada )
On this day of F , 2022, before the undersigned notary public in and for
the said state, personally appeared MIK FERY, known and identified to me to be the Manager of PH
EAGLE, LLC, known or identified t me to be the owners of the property referenced herein and the
persons who executed the foregoing instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year first above
written.
TRACY V.VANCE
COMMISSION#31149 4RA
lic or Idaho
k-e
NOTARY PUBLIC b :
'lz9aAe , Z10 7:7;�7
STATE OF IDAHO My Commission Expires: Z_bz_z
b'!Y 0OIVIMISSION EXPIRES 12/16J2022
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REV.docx
INDEX OF EXHIBITS
A - Legal Description
B - Affidavit of Owner
C - Concept Plan
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Exhibit A
Legal Description for Rezone to C-1-DA
Parcel S0515233703
A parcel of land situated in a portion of the Southwest 1/4 of the Northwest 1/4 of Section 15,Township
4 North, Range 1 East, Boise Meridian, City of Eagle, Ada County, Idaho and being more particularly
described as follows:
Commencing at a found brass cap marking the Northwest corner of said Section 15, which bears
N00°27'08"E a distance of 2,645.21 feet from the West 1/4 corner of said Section 15,thence following
the westerly line of said Northwest 1/4, S00027'08"W a distance of 805.31 feet;
Thence leaving said westerly line, S52°01'22"E a distance of 1,317.68 feet to a found 5/8-inch rebar on
the centerline of East McGrath Road and being the POINT OF BEGINNING.
Thence following said centerline, S52°01'22"E a distance of 350.58 feet to a found 5/8-inch rebar on the
easterly line of said Southwest 1/4 of the Northwest 1/4;
Thence leaving said centerline and following said easterly line, S00°31'50"W a distance of 136.89 feet to
the centerline of State Highway 44;
Thence leaving said easterly line and following said centerline, N71°37'55"W a distance of 465.26 feet;
Thence leaving said centerline, N00°34'10"E a distance of 137.00 feet to a found 1/2-inch rebar;
Thence N67°19'06"E a distance of 178.96 feet to the POINT OF BEGINNING.
Said parcel contains 2.020 acres, more or less,and is subject to all existing easements and/or rights-of-way
of record or implied.
All subdivisions,deeds, records of surveys and other instruments of record referenced herein are recorded
documents of the county in which these described lands are situated in.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
Exhibit "B"
Affidavit of MIKE FERY
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO )
) ss.
County of Ada )
MIKE FERY, who being first duly sworn under oath, deposes and says:
1. I am MIKE FERY, Manager of PH EAGLE, LLC, whose mailing address is 350 North
9'Street, Suite 200,Boise, Idaho 83702 ("Manager").
2. PH EAGLE, LLC is the fee simple owner of the parcel of real property described on
Exhibit 1, attached hereto (the"Property").
3. I, MIKE FERY, am the duly appointed official of PH EAGLE, LLC and authorize the
submission of the Property to certain Development Agreement pursuant to the provisions set forth in
Idaho Code Section 67-6511 A and Eagle City Code Section 8-10-1 dated the day of , 2022)
by and between the City of Eagle, a municipal corporation in the State of Idaho, and PH EAGLE, LLC
(the "Agreement").
w
DATED this s day
a
of 20 2 2.
�fu
By: Owner
By:
Mike Fery, Marrslgoer, PH EAGLE, LLC
SUBSCRIBED AND SWORN to before me this s day of � 2022.
FTRACY V.VANCE
COMMISSION#31149 of u lie for Idaho
NOTARY PUBLIC R idi at , ,l! /'` , Idaho
STATE OF IDAHO My Commission expires
MY OOMMISSION EXPIRES 1211612022
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