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Development Agreement - 2017 - Third Amended Restated Development Agreement - 3/10/2017 ADA COUNTY RECORDER Christopher D.Rich 2017.023755 BOISE IDAHO Pgs=35 BONNIE OBERBILLIG 03/21/2017 02:47 PM EAGLE CITY NO FEE IIIIIII III III 1111 III IIII III Recording Requested By and 00341229201700237560360364 When Recorded Return to: Planning and Zoning Administrator City of Eagle P.O.Box 1520 Eagle,Idaho 83616 For Recording Purposes Do Not Write Above This Line THIRD AMENDED AND RESTATED DEVELOPMENT AGREEMENT (THE BRIDGES AT LAKEMOORI This Third Amended and Restated Development Agreement (The Bridges at Lakemoor) (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"),and GRH LAKEMOOR LLC, an Idaho limited liability company, PMAASP STEPHENS LAKEMOOR LLC, an Idaho limited liability company, and JAD HOLDINGS LLC, an Idaho limited liability company (collectively, the "Owner"). Upon recordation of this Development Agreement, that certain Second Amended and Restated Development Agreement, recorded in the real property records of Ada County, Idaho, on September 10, 2013,as Instrument Number 113103020(the"Original Development Agreement"),shall be void and of no further force or effect as to the Property,defined below. WHEREAS,Owner is the owner of record of certain real estate consisting of approximately 25.58 acres generally located at the southeast corner of East Colchester Drive and South Eagle Road approximately one-third mile north of Chinden Boulevard, ("Property"), as specifically defined in the attached legal description(Exhibit A),and shown on the Concept Plan(Exhibit B),which is a portion of the site subject to the application for rezone, identified as Eagle Rezone Application Nos. RZ-05-02, RZ- 05-02 MOD,RZ-05-02 MOD2,and RZ-05-02 MOD3,and RZ-05-02 MOD4(Lakemoor Subdivision),and which is the entire site subject to an application for modification of development agreement, identified as Eagle Rezone Modification Application No.RZ-05-02 MODS(The Bridges at Lakemoor); WHEREAS,the real estate located directly adjacent on the north, south, and east of the Property consists of approximately 152.92 acres(the"Lakemoor Subdivision")and is generally located at the east side of South Eagle Road approximately 1,000-feet north of Chinden Boulevard,which was subject of an application for rezone, identified as Eagle Rezone Application No.RZ-05-02,RZ-05-02 MOD,RZ-05-02 MOD2,RZ-05-02 MOD3, and RZ-05-02 MOD4(Lakemoor Subdivision). WHEREAS, On October 25, 2016, the Eagle City Council approved RZ-05-02 MODS (The Bridges at Lakemoor). This action approved a stand-alone development agreement for the Property and removed the Property from the site plan associated with the Lakemoor Subdivision and Eagle Rezone Application Nos. RZ-05-02, RZ-05-02 MOD2, RZ-05-02 MOD3 and RZ-05-02 MOD4 (Lakemoor Subdivision); WHEREAS,Eagle Rezone Application No.RZ-05-02 MOD4(Lakemoor Subdivision) and Eagle Rezone Application No. RZ-05-02 MODS (The Bridges at Lakemoor) shall be governed by separate development agreements as identified above; Page 1 of 10 K:\Planning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MODS da cc flu ver.docx WHEREAS, the Property is located within an area that, at the time the Original Development Agreement was recorded,was designated on the Land Use Map of the Comprehensive Plan as Mixed Use and zoned MU-DA(Mixed Use with a development agreement); WHEREAS, Owner desires to develop the Property with commercial, office, retail, and entertainment uses; WHEREAS,the intent of this Third Amended and Restated Development Agreement(The Bridges at Lakemoor)is to protect the Owner's right to use,enjoy and develop the Property while at the same time limit any adverse impacts of the development upon neighboring properties and the existing community and ensure the Property is developed in a manner consistent with Eagle's Comprehensive Plan and City Code; WHEREAS, 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 the Mixed Use District("MU-DA") zoning designation for the Property with the requirements set forth in the Original Development Agreement as replaced by this Development Agreement; WHEREAS,the City Council has determined that,in accordance with Eagle City Code Section 8- 2-1,the Original Development Agreement,as amended and restated by this Development Agreement, is to be used in lieu of the PUD and conditional use process; WHEREAS, Owner has provided Eagle with affidavits agreeing to submit the Property to a development agreement(Exhibit C)pursuant to Eagle City Code Section 8-10-1(C)(1);and WHEREFORE, Owner and Eagle desire to enter into this Third Amended and Restated Development Agreement(The Bridges at Lakemoor)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 has adopted an ordinance amending the Eagle Zoning Ordinance to rezone the Property to MU-DA, subject to the provisions of this Development Agreement. Ordinance #510 became effective after its passage, approval, and publication November 14, 2005, and Ordinance#510 will continue to be effective after 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, Owner, as applicable 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 Development Agreement. Page 2 of 10 KAPlanning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MODS da cc fill ver.docx 3.2 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of The Bridges at Lakemoor, a mixed use/commercial project. As the Concept Plan evolves, Eagle understands and agrees that certain changes in that concept may occur.If Eagle 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 Eagle. 3.3 Owner shall have the duty to maintain and operate all of the common landscape areas 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. 3.4 Owner shall have the duty to maintain and operate all of the drive aisles and parking areas including the repair and replacement of asphalt and sidewalks. 3.5 Except for the limitations and allowances expressly set forth above and the other terms of this Development 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. 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: • Commercial Entertainment Facility(Indoor) • Hotel • Microbrewery • Retail Sales(General) • Retail Sales(Limited) • Winery 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: • Residential,Mobile Home(Single Unit); • Residential,Mobile Home(Single Unit Temporary Living Quarters); • Residential,Mobile Home Park; • Adult Business; • Automotive,Mobile Home,Travel Trailers,and/or Farm Implement Sales • Cemetery; • Circuses and Carnivals; • Drive-In Theatre; • Equipment Rental and Sales Yard; • Kennel; • Nursery,plant materials; • Riding Academies/Stables; • Small Engine Repair; Page 3 of 10 K:\Planning DeptlEagle ApplicationstCPA\2002\CPA-4-02&A-03-02&RZ-5-02 MODS da cc fel ver.docx • Storage(fenced area); In addition, no more than one (1) Restaurant (with drive through) shall be permitted on the area west of the center drive aisle running north to south on the Property,which area is depicted on the Concept Plan (Exhibit B). Such restaurant (with drive through) shall be associated with a fast casual restaurant or coffee shop. 3.5.1 If a building with a drive-through use is approved, Owner shall provide a minimum forty- eight inch (48") buffer (berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall)between the drive-through lanes and the adjacent roadway to reduce the impact of the vehicles utilizing the drive-through lane (i.e. vehicle headlights and vehicle cueing). 3.6 Buildings up to a maximum 50,000 square foot footprint per tenant are permitted.The square foot limitation does not apply to fitness/indoor recreation facilities,education facilities,hotels,or office buildings.The total square footage of building area for retail uses within Property shall not exceed 200,000-square feet. 3.7 The maximum height of commercial buildings shall be 50-feet; non-habitable architectural elements shall be a maximum height of 60-feet. Multiple buildings are permitted to be located on the same lot,provided however,that the maximum lot coverage requirements stated in Eagle City Code are not exceeded. 3.8 All development on Property shall be consistent with the Commercial Design Guidelines(Exhibit D),attached hereto and incorporated herein by reference. 3.9 Owner agrees all development and improvements of the Property shall comply with applicable rules and regulations pertaining to regulated wetlands. 3.10 Building placement shall be designed such that parking areas are not concentrated between the buildings and Eagle Road. The parking areas depicted on the Concept Plan depicted on Exhibit B are not considered to be concentrated between the buildings and Eagle Road. The side of any buildings facing Eagle Road shall be provided with architectural design elements and architectural relief,as may be approved by the Eagle Design Review Board. 3.11 Owner shall construct a six foot(6')wide(minimum)concrete sidewalk within a one hundred-foot (100')wide landscape area(not including right-of-way)along the portion of the Property adjacent to Eagle Road. 3.12 Owner shall keep and maintain for use on the Property such irrigation water rights as are reasonably required in order to provide a pressurized irrigation system or systems for all landscaped areas on the Property. In the event that Owner desires to transfer, sell or convey any excess water rights (that is, water rights not necessary to provide an adequate source of irrigation water for the landscaped areas on the Property), Owner shall first submit to Eagle reasonable written evidence that such water rights proposed for transfer are not necessary to provide an adequate source of irrigation water for the landscaped areas on the Property, and reasonable written evidence of the agreement to purchase said water rights by a third party purchaser and the price and complete terms agreed to be paid therefor. Eagle shall have forty-five(45)days after receipt of said notice within which to elect, in writing, to purchase such water rights upon the same terms which Owner is to receive from said third party purchaser,whereupon the water rights shall be sold to Eagle on such terms and conditions, each party being bound thereby. In the event Eagle shall not have given written notice of its intent to purchase the water rights within the said forty-five (45) day period, the first right of refusal created hereby shall terminate and Owner shall be entitled to sell its water Page 4 of 10 K\Planning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc flu ver.docx rights free of any right or claim of right by Eagle. Owner shall have no obligation to Eagle hereunder in the event Owner sells,transfers or conveys any such excess water rights to any person or entity affiliated with Owner. As used herein,an affiliated person or entity is one which owns,is owned by,or shares any common ownership with Owner. 3.13 Owner shall work to identify and implement strategies to further reduce the line of sight of buildings "H" and "G" (i.e. relocate buildings internal to the site, or provide berming and/or landscaping) from the residential area. The strategies shall be reviewed and approved by the Design Review Board at the time of submittal of a design review application associated with buildings "H" and "G" and will only be reviewed and approved by the Eagle City Council in the event the Design Review Board is not able to address the line of sight concern. ARTICLE IV AFFIDAVIT OF PROPERTY OWNERS Affidavits of the Owner is attached hereto and incorporated by reference herein agrees to subject the Property to this Development Agreement(Exhibit C 1-3)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. However, if a default occurs after the Property is divided, any termination shall only affect the lot or parcel in default and shall not affect other portions of the Property. 5.2 If either party is required to proceed in a court of law or equity to enforce any provision of this Development Agreement, the prevailing party shall be entitled to recover all direct out-of-pocket costs so incurred to cure or enjoin such default and to enforce commitment contained in this Development Agreement,including reasonable attorneys' fees and court costs. ARTICLE VI UNENFORCEABLE PROVISIONS 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 Development Agreement 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 the Owner(s)(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 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 and shall run with the land. This Development Agreement shall be binding on Eagle and the Owner and the Owners, and their respective Page 5 of 10 K:\Planning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc flu ver.docx 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 Development 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 Development 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 Exceptions and Variances. Nothing in this Development Agreement shall be construed to prevent Owner, nor shall Owner otherwise be prevented from seeking, by appropriate application thereof, approval for such waivers,exceptions or variances as may be authorized by the provision of the Eagle City Code. 8.3 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. 8.4 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. 8.5 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. 8.6 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: GRH Lakemoor LLC PMAASP Stephens Lakemoor LLC JAD Holdings LLC do Hawkins Companies LLC Attn:Legal Department 855 West Broad Street,Suite 300 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. Page 6 of 10 K\Planning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc fill ver.docx 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 Development 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 Development Agreement. Thereafter,Eagle shall bill Owner for such fees,adjusting the estimates as appropriate. The Owners shall make payments for such fees as incurred by Eagle and as invoiced to the Owners or, if Owners 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 Owners fail 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 fmancial 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 Owners,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 Property; B. Withhold the connection of water, sewer or electric service to any property located within the Property; C. Refuse to accept public ownership and maintenance of public improvements within the Property 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 Property; E. Withhold reimbursement of project surety/financial guarantee of performance collected pursuant to Section 8.6 of this Development Agreement and 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 Eagle. 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 Development 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 Development Agreement and so bind their respective parties. Page 7 of 10 K\Planning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc fnl vendocx IN WITNESS WHEREOF,the parties have executed this Development Agreement. DATED this F °A4+:1ay of , ' "w • 2017. CITY OF EAGLE,a municipal corporation Owner: organized and existing under the laws of the State of Idaho GRH Lakemoor LLC, an Idaho limited liability company By: aA..: Stan Ridgeway,Mayor By: Gary k. aw 'ns anager ATTEST: PMAASP Stephens Lakemoor LLC, an Idaho limited liabi ' ompany ar n K.Bergnot i By: •••• •• •. B.—Ste ; sanag re �•:••• QORAp •tt,•• 'M U' O� - ;* : JAD Holdings LLC, 2 u 4.• • • inp l• ;O ; a limited liability company S•• es. S ,�• nY ••• t�ePc�' Q' . ►� • 'pF�•��. B . y . e,Manager STATE OF IDAHO ) . ss. County of Ada ) , On this- day of r` 1/44c. �,2017,before the undersigned Notary Public in and for the said state, personally appeared Gary R. Hawkins, known or identified to me to be the Manager of GRH Lakemoor LLC, that executed the within and foregoing instrument, or the person who executed the instrument on behalf of said limited liability company,and acknowledged to me that such limited liability company executed the same. IN WITNESS WHEREOF,I have hereunto set m and and seal the day and year first above ••,1u.w.,,• written. ••.ts ••t4Y. 8•,�4 a w ea %%OAQ •S = Notary Public for I au.411111.G _ Residing at: • P U B O : My Commission Expires: Page 8 of 10 K.\Planning Dept\Eagle Apphcations+CPA120021CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc fnl ver docx STATE OF IDAHO ) . ss. County of Ada ) On this day ofQ-C\\,2017,before the undersigned Notary Public in and for the said state,personally appeared PAUL B.STEPHENS,known or identified to me to be the Manager of PMAASP Stephens Lakemoor LLC, that executed the within and foregoing instrument, or the person who executed the instrument on behalf of said limited liability company, and acknowledged to me that such limited liability company executed the same. IN WITNESS WHEREOF,I have hereunto set my hand d seal the day and year first above written. 111 l • .•'• �'•. �'• Notary Public for I•'1' ti 41�d �oT A R ' • Residing at: �T�\�!►1 A • ' +•. ' - My Commission Expires: Vc�\ CQ PUB‘-' ;O ; . 6,,,, .O, ,,,,,.• STATE OF IDAHO ) . ss. County of Ada ) On this day of\\ \ ,2017,before the undersigned Notary Public in and for the said state, personally appeared JEFFREY A. DEVOE, known or identified to me to be the Manager of JAD Holdings LLC, that executed the within and foregoing instrument, or the person who executed the instrument on behalf of said limited liability company,and acknowledged to me that such limited liability company executed the same. IN WITNESS WHEREOF, I have unto set y hand d seal the day and year first above written. • tip •' % • • Notary Public for I OT AR . : Residing at: My Commission Expires: CV h� �G ▪ PURL : p Page 9 of 10 K\Plannmg Dept\Eagle Applications.CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc fill vecdocx A - Legal Description INDEX OF EXHIBITS B - Concept Plan C - Affidavit of Owner D - Commercial Design Guidelines Page 10 of 10 K\Planning Dept\Eagle Applications\CPA\2002\CPA-4-02&A-03-02&RZ-5-02 MOD5 da cc fill ver.docx EXHIBIT"A" LEGAL DESCRIPTION NORTH PARCEL A parcel of land situated in the west one-half of Section 21,Township 4 North, Range 1 East,Boise Meridian,City of Eagle,Ada County, Idaho,and being more particularly described as follows: Commencing at the northwest corner of Section 21,Township 4 North, Range 1 East, Boise Meridian; Thence S01°11'42"W, 2625.85 feet along the west line of the northwest quarter of Section 21 to the west quarter-section corner of Section 21; Thence S89°29'05"E,70.00 feet along the north line of the southwest quarter of Section 21 to the east right-of-way line of South Eagle Road,the POINT OF BEGINNING: Thence N01°11'42"E,589.32 feet along the east right-of-way line of South Eagle Road to the southwest corner of East Colchester Drive and Lakemoor Subdivision No. 1(Book 98 of Plats at Pages 12560 through 12566, records of Ada County, Idaho); Thence N46°11'42"E, 28.47 feet along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No. 1; Thence S88°48'18"E,225.16 feet along the right-of-way line of East Colchester Drive and and the boundary of Lakemoor Subdivision No. 1; Thence 145.02 feet on a curve to the right,having a radius of 264.00 feet,a central angle of 31°28'23",a chord bearing of S73°04'07"E,and a chord length of 143.20 feet,along the right-of- way line of East Colchester Drive and the boundary of Lakemoor Subdivision No. 1; Thence 340.38 feet on a compound curve to the right, having a radius of 424.00 feet,a central angle of 45°59'48",a chord bearing of S34°20'01"E,and a chord length of 331.32 feet,along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No. 1; Thence S11°20'06"E,293.16 feet along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No. 1 to the northwest corner of Lakemoor Subdivision No.4 (Book 106 of Plats at Pages 14621 through 14630, records of Ada County, Idaho); Thence continuing S11°20'06"E,7.37 feet along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4 to the north line of the southwest quarter of Section 21; Thence continuing S11°20'06"E,32.83 feet along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence S19°15'46"E, 115.30 feet along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence 49.67 feet on a curve to the left, having a radius of 828.00 feet,a central angle of 3°26'13",a chord bearing of S20°58'52"E,and a chord length of 49.66 feet,along the right-of- way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence 287.46 feet on a compound curve to the left, having a radius of 1032.00 feet,a central angle of 15°57'34",a chord bearing of S30°40'46"E,and a chord length of 286.53 feet,along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence on a non-tangent line,S44°24'56"E,87.80 feet along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence 5.02 feet on a curve to the left, having a radius of 423.00 feet,a central angle of 0°40'50",a chord bearing of S44°45'21"E,and a chord length of 5.02 feet,along the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence S90°00'00"W,904.31 feet to the east right-of-way line of South Eagle Road; Thence N01°09'17"W,501.78 feet along the east right-of-way line of South Eagle Road; Thence N01°11'42"E,4.19 feet along the east right-of-way line of South Eagle Road to the POINT OF BEGINNING. The above-described parcel contains 16.144 acres, more or less. SOUTH PARCEL A parcel of land situated in the west one-half of Section 21,Township 4 North, Range 1 East, Boise Meridian,City of Eagle,Ada County, Idaho,and being more particularly described as follows: Commencing at the northwest corner of Section 21,Township 4 North, Range 1 East, Boise Meridian; Thence S01°11'42"W,2625.85 feet along the west line of the northwest quarter of Section 21 to the west quarter-section corner of Section 21; Thence S89°29'05"E,70.00 feet along the north line of the southwest quarter of Section 21 to the east right-of-way line of South Eagle Road; Thence S01°11'42"W,4.19 feet along the east right-of-way line of South Eagle Road; Thence S01°09'17"E,501.78 feet along the east right-of-way line of South Eagle Road to the POINT OF BEGINNING: Thence N90°00'00"E,904.31 feet to the right-of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4(Book 106 of Plats at Pages 14621 through 14630, records of Ada County, Idaho); Thence 68.31 feet on a curve to the left, having a radius of 423.00 feet,a central angle of 9°15'11",a chord bearing of S49°43'22"E,and a chord length of 68.24 feet,along the right-of- way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence 74.60 feet on a reverse curve to the right, having a radius of 77.50 feet,a central angle of 55°09'17",a chord bearing of S26°46'19"E,and a chord length of 71.76 feet,along the right- of-way line of East Colchester Drive and the boundary of Lakemoor Subdivision No.4; Thence 9.91 feet on a reverse curve to the left, having a radius of 77.50 feet,a central angle of 7°19'42", a chord bearing of 502°51'32"E,and a chord length of 9.91 feet,along the right-of-way line of East Colchester Drive,the right-of-way line of East Eagles Gate Drive,and the boundary of Lakemoor Subdivision No.4; Thence 85.60 feet on a reverse curve to the right, having a radius of 117.50 feet,a central angle of 41°44'30",a chord bearing of S14°20'52"W,and a chord length of 83.72 feet,along the right- of-way line of East Eagles Gate Drive and the boundary of Lakemoor Subdivision No.4; Thence S35°13'08"W,205.74 feet along the right-of-way line of East Eagles Gate Drive and the boundary of Lakemoor Subdivision No.4; Thence 596.81 feet on a curve to the right,having a radius of 372.00 feet,a central angle of 91°55'19",a chord bearing of S81°10'47"W,and a chord length of 534.84 feet; Thence N52°51'34"W,50.00 feet; Thence 219.14 feet on a curve to the left, having a radius of 328.00 feet, a central angle of 38°16'S0",a chord bearing of N71°59'59"W,and a chord length of 215.09 feet; Thence 588°51'36"W,69.73 feet to the east right-of-way line of South Eagle Road; Thence N01°09'17"W,354.08 feet along the east right-of-way line of South Eagle Road to the POINT OF BEGINNING. The above-described parcel contains 9.439 acres,more or less. Exhibit"B" Concept Plan x: } r, .7. i... . - -.... .. ... ___...--, _ . _ _ . . .. . -1 -... .. , -. , .. . ._ N,. _,,,f' 1, . . - i. ei.,../ , ' N,_, .1 ,.... - - -...1 . r t M tip:•---1it .! - / .,. r :bt a,- . • Jd ( �_ � U co it 1 I 1 I p•L, .,,. -'1.•. ,.\--4.".„"-''' '..\-. .- ' r, f, 111. . , ., r.. ,7 .. r 1 rill 7. ;, j / 4,. C.. . :t K ' -, 1- . . R ' — - 7 ' - - e. 7+ s \. t: .:\ - et 1 : _ ,..,,.:. .. .. ___ __ ,tip •-:„.. ... , .... _. . ,, . -;.- - % , ." ilQilai :100a, e d.i S , ti.` _ �; } I' r.. K , � ` 4 RECEIVED&FILED CITY OF EAGLE MAR 16 2017 File: EXHIBIT"Cl" Route to: Affidavit of GARY R.HAWKINS on behalf of GRH Lakemoor,LLC. AFFIDAVIT OF LEGAL INTEREST STATE OF I re-ur- • ) ) ss. County of Ada Murci co. ) GARY R.HAWKINS,who being first duly sworn under oath,deposes and says: 1. I am GARY R. HAWKINS, who is the Manager of GRH Lakemoor,LLC, whose mailing address is c/o Hawkins Companies, 855 West Broad Street, Suite 300, Boise, ID, 83702 ("GRH Lakemoor,LLC"). 2. GRH Lakemoor, LLC, is the fee simple owner of the parcel of real property described on Exhibit A,attached hereto(the"Property"). 3. GRH Lakemoor, LLC, authorizes the submission of the Property to certain Development Agreement pursuant to the provisions sit forth in Idaho Code Section 67-6511 A and Eagle City Code Section 8-10-1 dated the day of f , 2017 by and between the City of Eagle, a municipal corporation in the State of Idaho, and Gary R. Hawkins, GRH Lakemoor,LLC. (the"Agreement"). DATED this y 3 da of ,2017. By: GRH Lakemoor,LLC By: Garyk(-Iaw 'ns, anger Ir- SUBSCRIBED AND SWORN to before me this 13 day of Aacck ,2017. RACHAEL A.CAIAZZO :�- Polak-SW ofI�Aaona ayochad Public for h a r,�tMo.4rng Oro .� ,;,r- > 11AAR1COPACOUNTY 1------) Residing at , rt `� p 15 mmission�'j�`°e My Commission expires 3 -1 s-1'1- >i Page 1 of 1 K\Planning DeptEle Applicahons'%CPA120021CPA-4-02&A-03-02&RZ-5-02 MOD5 da affidavit GAR doc RECEIVED& FILED CITY OF EAGLE MAR 162017 EXHIBIT"C2" File: Route to: Affidavit of PAUL B. STEPHENS on behalf of PMAASP Stephens Lakemoor,LLC. AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) ) ss. County of Ada ) PAUL B. STEPHENS,who being first duly sworn under oath,deposes and says: 1. I am PAUL B. STEPHENS, who is the Manager of PMAASP Stephens Lakemoor, LLC, whose mailing address is c/o Hawkins Companies, 855 West Broad Street, Suite 300, Boise, ID, 83702("PMAASP Stephens Lakemoor,LLC"). 2. PMAASP Stephens Lakemoor, LLC, is the fee simple owner of the parcel of real property described on Exhibit A,attached hereto(the"Property"). 3. PMAASP Stephens Lakemoor, LLC, authorizes the submission of the Property to certain Development Agreement pursuant to the provisions set forth in Idaho Code Section 67- 6511A and Eagle City Code Section 8-10-1 dated the LD_ day of — , 2017 by and between the City of Eagle, a municipal corporation in the State of Idaho, and Paul B. Stephens, PMAASP Stephens Lakemoor,LLC. (the"Agreement"). DATED this t day of \\- ��;-�_,2017. By: PMAASP Stephens Lakemoor, LL By: Paul B.Stiens,Manager SUBSCRIBED AND SWORN to b re me this _ of —,\, 2017. [ ROB •.•J' Notary Public for Z4p1 AR Y Residing at• Idaho �.A+ My Commission expire )� • PUBV •/0 •.,.,9 TE OF•,,. '•,,,,,,,,,,,,, Page 1of1 KIPlanning DeptkEagle ApplicaaonslCPA 2002'•CPA-4-02&A-03-02&RZ-5-02 MOD5 da affida%n PMAASP doc RECEIVED& FILED CITY OF EAGLE MAR 16 2017 File: EXHIBIT"C3" Route to: Affidavit of JEFFREY A.DEVOE on behalf of JAD Holdings,LLC. AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) ) ss. County of Ada ) JEFFREY A. DEVOE,who being first duly sworn under oath,deposes and says: 1. 1 am JEFFREY A. DEVOE, who is the Manager of JAD Holdings, LLC, whose mailing address is cio Hawkins Companies, 855 West Broad Street, Suite 300, Boise, ID, 83702 ("JAD Holdings,LLC"). 2. JAD Holdings, LLC, is the fee simple owner of the parcel of real property described on Exhibit A, attached hereto(the"Property"). 3. JAD Holdings, LLC, authorizes the submission of the Property to certain Development Agreement pursuant to the provisions set forth in Idaho Code Section 67-651 1A and Eagle City Code Section 8-10-1 dated the it day of hoicrt , 2017 by and between the City of Eagle, a municipal corporation in the State of Idaho, and Jeffrey A. DeVoe, JAD Holdings, LLC. (the"Agreement"). DATED this day of), S` ,2017. By: JAD 'Holdings,LLC Al11) 4 A • 3- 7r , er 111 I SUBSCRIBED AND SWORN to be . - me this 4 •., of �W\\,2017. ..... a 110 :'�D`tY R•Oaf>, A\ \\`u►_' \. . �L� . • ~ •••.'f', Notary Public for• I;. i 0. �o'f AR I.�; Residing at ��_ k NTON, Idaho ..sy •11/4 My Commission expires '"q?cW,\ ' `,La C 'UB%. . • �ti. ••O TEoF'10 . Page 1 of 1 K.Planning Dept\Eagle Appltcat ons1CPA120021CPA-4-02&A-03-02&RZ-5-02 MOD5 da affidavit JAD.doc EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Introduction It is the goal ofOwner to bring a high level of retailing • Sense oforder and architectural sophistication to The Bridges at • Sense ofscale Lakemoor. It is their desire to make this project an • Senseofmystery urban landmark that will not only encourage the residents ofEagleto remain in the community,but will • Sense ofenclosure also attract people from neighboring areas. • Sense ofhonesty • Sense ofstyle In addition to shopping,this center is intended to offer dining and entertainment in a friendly and engaging Sense of Order environment.It will serve as acatalyst of activity where people ofall ages and gender will be able to The Bridges at Lakemoor will have a clearly defined interact with one another reinforcing the sense of layout that will provide a sense of orientation and order. belonging in the community. It will be inviting and comfortable and provide users with a sense of familiarity and security. Guidelines Objectives The heart ofthe project,located atthe center ofthe The goal of these Commercial Design Guidelines is to mainvehicular drive,will offercongregational establish minimum quality standards for the opportunities and it will be clearly defined by the placement,arrangement,materials and style ofthe positioning ofsignificant buildings. This space will be elements that will form the built environment connected by anetwork of sidewalks and vehicular These guidelines are not intended to prescribe any one drives which will be visually stimulating and provide a particular design solution butrather to setan overall memorable experience forthe users.In addition to framework where a variety of creative solutions can these links,there will be a paseo that will provide coexist in a pleasant and harmonic setting.• convenient pedestrian flow between the shops and the parking areas located at the periphery of the center. Design Philosophy Sense of Place Sense of Scale • Relation to human scale The design philosophy forthe project is to create a • Clear understandingof proportions and safe,exciting,friendly,and visually stimulating relationships environment that becomes a center of social activity • Appropriate placement and dimensioning of for the community. elements The sizing ofpublic spaces and the dimensioning of It is intended to convey an inviting sense of elegance, buildings,as well as the relationships in between them exclusivity,and sophistication. The design and will carefully respond to the human scale. It will be placement of the buildings and public spaces will be important that the spaces generated by the layout of the arranged and choreographed into an eclectic and center provide a variety of visually stimulating composition. This arrangement experiences forthe users. Spaces that transition from shall elicit apositive emotional response defined as narrow to wide and open create dramatic effects that "sense of place."Sense of place means asetting that enhance the quality ofthe setting. justfeels right. Architectural elements that are tall in nature create a Sense ofplace is achieved when the space meets the visually stimulating composition when they are following characteristics: positioned against low and horizontal backgrounds 1 EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Some non occupied architectural features may exceed Any architectural style could potentially fit within the 40'in height to create focal destinations such as but not composition ofthe center as longasthe proportions, limited to:cupolas,finials,roof-ridge line,roofpeaks colors,and materials are consistent with that particular and towers. vocabulary. Sense of Mystery Sense of Style • Development ofa plot The architectural treatment ofthe buildings will be • Choreographing of elements eclectic in character. To diminish visual fatigue and to • Sequencing I variety of experiences create a rich and visually stimulating environment the center will promote the co- existence The project layout and architectural treatment of the oftraditional contemporary and transitional styles in a buildings will promote exploration and discovery.The harmonic composition. properly choreographed placement of architecturally Good taste individualistic expression,and appropriate significant elements and public areas will stimulate the building articulation will be more important than strict desire to stroll around and get acquainted with the enforcement ofany particular style. variety of experiences offered by the center. Zone of Direct Interaction Sense of Enclosure • Space containment Adding another dimension to the architectural • Sense ofbeing immersed inaunique elements,signage and environmental graphics will be environment instrumental in establishing the character and identity • Sense ofsecurity ofthe design. For the spaceto encourage personal interaction,be Sincethevastmajorityofthepedestrianmovement comfortable and safe,it is essential that there is occurs on the sidewalks,the interaction with the spaces containment and definition of its boundaries.The and therefore the perception of the quality of the establishment oflimits meets abasic human need. environment is stronger in that area. The definition ofthe space will occur at various levels, Design Categories from street edges defined by the large buildings to intimate spaces defined by umbrellas and canopies. In order to better identify the specific intent for all of Sense of Honesty the components that potentially will bepart of The Bridges at Lakemoor,these guidelines have been • Material selections (natural vs.faux or divided into design categories associated with the artificial) different type oftenants. • Architectural credibility The following is a list of such categories: The architectural forms as well as the materials selected • Anchor tenants fortheprojectmustbeperceived asnatural and authentic in the areas that are in close contact with the • Specialty shops public. This is especially true at sidewalks-and areas of • Restaurants facades from the ground up to 8-15 feet high. • Service areas 2 EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Anchor Tenants • Large expanses ofblank walls are unacceptable. Large format retail can be defined as anchor stores • Facade materials shall be aesthetically having prototype architecture on a regional or national pleasing and compatible with materials and basis.Forthe purpose ofthis document they will be colors used throughout the project. defined as Tenants of20,000 SF or larger. • All roofequipment must be concealed from the public view. The design criteria outlined herein is intended to provide • The parapet height for a one-story building design standards for large footprint buildings that need to shall be at a minimum to appropriately screen be assimilated within the context of the center without roofequipment. detracting from the scale,connectivity,traffic patterns, • The use ofE.LF.S. or easily damaged walk-ability and image ofthe project. materials shall be discouraged below 6foot above grade. • Facades shall be articulated to reduce any massive scale or impersonal appearance. Restaurants • Buildings shall have architecturalfeatures and Restaurants are an important component ofthe fabric of patters that provide visual interest. the center. They provide indoor and outdoor activity • Variation in rooflines is encouraged. and help activate the public realm enhancing the sense • Entryway design elements shall give orientation ofplace. and be aestheticallypleasing. • Prototype identity for established restaurants • Canopies or other weather protection elements will be embraced will be recommended at main entrances to • Service areas and rear facades shall be articulate the design features of the facade. properly designed tomaintain Il is11 al quality. • Buildings maybe twosto ly basedonneed and • Outdoor seating areas and patios are use requirements but canmtexceed 50'in permitted and shall be encouraged. height. • Unusual exhaust and mechanical apparatus shall be carefully incorporated into the Specialty Shops architecture ofthe buildings. • Buildings may be two story based 011 need Smaller retail and service-oriented establishments shall and use requirements but cannot exceed 50'in enhance the center's identity and provide the core of height shopping activity to the public.Their presence shall give a friendly and intimate appearance to the Service Area composition. Window displays should contribute to the • Service Courts will be treated with E.LF.S., visual enhancement of exterior facades. painted CMU,or decorative CMU integrally The design includes the following: colored to complement the centerpalette. • Appropriately scaled entryway features • Where portions ofthe service court wall(s) including windows,doors,portals, arcades, are exposed,additional enhancements will be recesses,and overhangingprojections. incorporated that are consistent with the • Storefronts shallprovided substantial requirements for building facades. transparencyfrom grade to IOfeethigh • All rooftop HVAC equipment will be screened between piers. from public view. 3 EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Service Area -(continued) • Clay or colored concrete rooftiles • Adequate turningradii trucks to circulate • Dimensional asphalt shingle roofing within the development will be provided. • Standing seam metal roofing • Synthetic slate roof Materials • Painted C.M.U.(mainly for service areas) The selections ofmaterials for The Bridges at Lakemoor will be evaluated on their capacity to Colors perform under anticipated weather conditions and also by their visual appearance as well as ability to The overall color palette forthe centerwill be"`warm create the desired architectural effect. and earthy"in character. The majority of As a general rule,the materials that are in close the buildings coloration will have a bias towards the contact with thepublic(sidewalks andthe first eight ambers,tans beiges,and warm grey hues.These colors feet offacade treatment)will be durable and convey will be complemented with elements that will show a sense of naturalness and authenticity. higher intensities of tone such as deep ambers.yellows, The following is asuggested listofacceptable ochres,and oranges to create visual interest. materials for the facades exposed to view: • Face brick In special situations there will be an introduction of • Smooth face, integrally colored concrete greens,aquas,violets,and other colors that are not part masonry units(usedmainly as fences/ of the earthy spectrum. screen walls typical) • Smooth face concrete masonry units Elements such as awnings and signage will add color • Fluted or split face, integrally colored and intensity to the facades by using primary colors concrete masonry units such as blues,yellows and reds. • Fluted or split face concrete masonry units • Quik Brik,Design Brik(C.M U.that Facades simulates brick) • Glass block The architectural treatment of the facades that are • Poured,Pre-cast,and colored/decorative exposed to view will be a combination of traditional, concrete contemporary and transitional styles.At strategic • Poured concrete locations there will be architecturally significant • Cast stone and limestone elements such as towers or carefully articulated facades • Simulated/culturedstnne that will help define public spaces,terminate visual corridors or become orientation points that will add a • E.I.F.S and Stucco sense oforder and mystery to the overall composition. • Stained wood • Glass(clear,colored,sand blasted, etched, In an effort to add authenticity to the composition,the etc) architecture will enable"individualistic expressions" • Storefront(aluminum,wood,steel, etc.) thus allowing retailers the ability to showcase their • Metalpanels image and brand. Elements such as storefronts, • Decorative metals awnings and knee walls will be designed by the tenants • Curtain wall with the Owner's approvaltoenrichthevisualquality • Brick pavers, stamped and/or ceramic tile ofthe space. 4 EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Facades-(Continued) growth with an attractive appearance. Plant material The overall design of the buildings will promote should be selected for type,size and quality on the horizontal and vertical movement in the facade basis of suitability to climate,setting. and planes to enhance interest and"sculptural feel". The compatibility with other plant material. building's facades will be complemented with Planting in public right of way to be considered. Tree trellises,canopies,colonnades,blade signs and wall replacement calculations will not be enforced in this mounted fixtures to create an accessorized look to the situation. experience along the sidewalks. Parking areas have been designed to comply with the Hardscape intent ofthe local code required landscape island The hardscape treatment for the center will be spacing and density.Landscape terminal designed to accentuate and define areas of activity islands,perimeter islands as well as large landscape and to enhance the architectural character ofthe canoes where placed within the site to be within 60' space. A variety of materials will be used to add of a vehicle by measuring from either the front or visual interest and richness to the environment. rear of the vehicle,The large canoes provide a better In plazas where congregational opportunities are breakdown ofthe parking lot areas into smaller zones provided,special attention'will be given to the and provide better planting area for landscape sculpting ofthe space.The introduction of elements materials. On Main Street we have included terminal such as fountains, sculptures, gazebos, seating islands at drive entries and have designed raised areas,lawns,etc.will help create a comfortable yet Landscape Planters at 50'centers located withinthe dynamic environment for the public. These elements sidewalk transition zone for continuous street trees. will help encourage multi-generational interaction. The use of pavers and accent treatments like All landscaping covenants described above are sidewalks,pedestrian crossings and plazas will help referenced in the`Landscape Plan LS 10 01, 10 create visual definition and embellishment to the 02, 10 03, 10 04 and 10 05 dated 4/11/07" pedestrian experience. Textural changes at vehicular drawings attached. traffic zones will function as traffic calming devices that will help create a safer environment for the Lighting users. Lighting for the center wllbe divided into general illumination and specialty/ accent lighting. Landscape General illumination shall include the following: Primary landscape materials will be of quality. • Parking lighting Shrubbery and ground covers will provide visual • Historic Style Street poles impact with the use ofcolorand texture while also • Wall packs providing screening in needed areas. The landscape Specialty/accent lighting may include the elements in general will be used to highlight the following: architecture of the surrounding structures. • Decorative wall sconces Landscaping and planting areas will be reasonably • Accent building lighting •spersed throughout the site. The interior • Landscape lighting •dimensions of any planting areas or any planting • Lighted bollards median must be sufficient to protect the landscape General parking lot illumination will be designed and materials planted within and to ensure proper installed so that the level of illumination as measured in foot-candles at grade provides a minimum of 2 foot-candles. Where possible on the 5 EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Amenities Lightng-(continued) The selection of architectural amenities shall be site and to maintain acceptable light uniformity, a complementary to the architectural character of the maximum to minimum light level design goal is not to center.The amenities shall convey a sense of warmth exceed a ratio offive to one. Light fixtures will be and comfort and be visually appealing and properly (BPS)high pressure sodium and mounted on a integrated into the fabric ofthe center. maximum 30'high pole and base assembly. The materials used for the selected amenities shall be Accent building lighting shall be used to enhance entries, durable and functional. The list ofpotential amenities tower elements,and piers at prominent locations and shall include(but not limited to)the following: shall be metal halide. • Benches Landscape lighting shall be utilized to accentuate the • Trash receptacles/as receptacles plantings at entrances,the plaza and at prominent • Decorative poles with fabric banners landscape features and shall be metal halide. • Bike racks Historic style light standards\\ill line the main arteries • Fountains ofthe center and shall be illuminated with metal halide. • Gazebos (See attached drawings L-1 thru 3 dated 6/7/07. • Tower structures • Pedestrian walkway/trail way Building Illumination • Music systems Building and canopy lighting may be high efficiency, • Flagpoles low wattage metal halide fixtures to maximize effect and • Plaques color rendering. • Phone enclosures This includes equipment with inherently superior • Tables/umbrellas reflector light control and precision optics,eliminating • Valet parking booths glare and off-site light trespass. Some LED sources • Clocks could be utilized as well. • Advertising panels Architectural lighting sconces will be used at piers and • Carts and kiosks entries for pedestrian orientation and safety.Low level • Customer service booths recessed walkway lights will be utilized where necessary • water fountains for supplemental safety illumination. • Vending machines A maximum 17,high historic pedestrian light pole will be used in pedestrian areas and street side vehicular Graphics parking locations. High efficiency,low wattage metal The graphics andthe site signage forthe center will halide fixtures will be employed as the principal light serve to orient and facilitate the movement of sources in order to maximize effects and color rendering. people around the center and to create an easily _Special accent lighting of landscape elements and water identifiable environment. They will also help to features will be employed at key locations to accessorize the architecture of the building and to enhance the pedestrian experience.Both metal halide highlight areas and zones of special interest. and LED illumination will be considered for longevity The overall feeling for the signage shall be compatible and color reliability. with the eclectic flavor of the buildings.A variety of styles will be encouraged as long as all 6 EXHIBIT "D" COMMERCIAL DESIGN GUIDELINES Graphics-(continued) • Monument signs the signage meets the minimum standards of quality, • Street signs elegance and sophistication established for the center • Banners as a whole. • Temporary signs The character ofthe project and the tenant signage • Directional signs will be defined by specific"Sign Design Guidelines" • Pedestrian directionals developed by Owner and their design consultants,as • Vehicular directionals the project evolves. • Pedestrian directionals These guidelines will allow individualistic expression • Tenant signage and respect to the various brands,but •will exercise control over the dimensions,locations, • Fascia signs material and style ofthe signs. The Owner's group • Window signs will reserve the right to review and modify any • Blade signs signage that does not comply with the directives of the • Awnings signs pre-established standards. • Service area signs The following is a list ofthe potential(but not limited • Individual internally illuminatedplexface to)sign types that will be part ofthe project: channel letters Monuments • Individual internally illuminated back or halo • Vehicular directionals lit • Pedestrian directionals • letters • Directories • Externally illuminated signs • Street signs • Non lit signs • Blade signs • Open/ace channel neon letters • Storefront • (See attached example of allowable sigh types) • Tenant • Banner program Signage The design ofthe signage at The Bridges at Lakemoor is an integral and important component of the overall design theme. It is imperative for the success ofthe center and the tenants that an eclectic and wide range ofsigningbe allowed. This signage program shall be submitted for approval to the City ofEagle. The program consists ofthe following categories that have been established to more clearly identify the types of signs to be use at The Bridges at Lakemoor. Project identity signage (major anchor tenant not to exceed 72"inheight,secondary tenants not to exceed 36"in height both having awidth ofno more than 70%ofthe tenants space. 7 4SE:2erf.,;;;'*" .I ' •'.. ,.: ." le.3.,4%" ,•. •••• 43' - , '-•.- ..-4''' - . -.: - :4-= • ,,,:-.-'h.:- •,t.,....t, -. -7 4 4---r- : ' 7'.-;,!:'/I ; r . • --20 t ;4 4 ,-..k...4- - •? . ... "... ... .„ ..-4, : ... ..:.... ,_ -,..., ', . ., 1 Nit -. .., 11.-• ,,,. •3, . / L. '..Y:7''''"...- --"T-.- =. I•- •:-.'.. , --- -r•- 1 .'• % 1 rtie • • - Id. 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