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Development Agreement - 2017 - Heron's Edge - 12/1/2017Recording Requested By and When Recorded Return to: City of Eagle 660 E. Civic Lane P.O. Box 1520 Eagle, Idaho 83616 ADA COUNTY RECORDER Christopher D Rich BOISE IDAHO Pgs=20 CHE FOWLER CITY OF EAGLE 2017-115909 12/05/2017 03:52 PM NO FEE 11111111/1 I1I IIIIIIIIIIIIIIIIIIIIIIIIIII 111111111 00439411201701159090200205 DEVELOPMENT AGREEMENT For Recording Purposes Do Not Write Above This Line 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 350 Edgewood Partners, LLLP. ("Owner"). WHEREAS, the Owner is the owner of record of certain real estate located at the northeast corner of the intersection of South Edgewood Lane and East State Street, 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-01-17; and WHEREAS, the proposed development includes properties within an area currently zoned C-2 (General Business District); and WHEREAS, the Owner desires a MU -DA (Mixed Use with a development agreement) zoning classification to develop a commercial and multi -family residential use on the above described property, which is herein referred to as the "Property"; and WHEREAS, the Planning and Zoning Commission and the City Council of Eagle have determined that the scope of any commercial and multi -family residential 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 MU -DA (Mixed Use with a development agreement) zoning designation for the Property with the requirements set forth in this Development Agreement; and WHEREAS, the Owner has provided Eagle with an affidavit agreeing to submit the Property to a Development Agreement (Exhibit B) pursuant to Eagle City Code Section 8-10-1(C)(1) and be bound by same; and Page 1 of 10 K:\Planning Dept\Eagk Applications\RZ&A\2017\RZ-0I-17 Heron's Edge DA cc rnl ver.doc 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 67-651 IA and Eagle City Code, Title 8, Chapter 10. ARTICLE II ZONING ORDINANCE AMENDMENT Eagle will adopt an ordinance amending the Eagle Zoning Ordinance to rezone the Property that is the subject of the application to the Mixed Use District ("MU -DA"), after recordation of, and subject to the provisions of this Development Agreement. The ordinance will become effective after its passage, approval, and publication and the execution and recordation of this Development Agreement. ARTICLE III CONDITIONS ON DEVELOPMENT 3.1 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further, Owner will submit such applications regarding design review, building permits, preliminary and final plat reviews, and/or any conditional use permits, if applicable, and any other applicable applications as may be required by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time such applications are made except as otherwise provided within this Agreement. 3.2 The Concept Plan (Exhibit C) represents the Owner's current concept for the Project. As the Concept Plan evolves, the City understands and agrees that certain changes in that concept may occur or be required. 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 and notice shall be provided as may be required by the City. 3.3 The multi -family residential use shall be a permitted use on the Property. The maximum density for the Property shall be 15.7 -dwelling units per acre (131 -dwelling units). No residential units shall be located above the commercial buildings (buildings B -D) as identified on Exhibit "C". 3.4 The following permitted and conditional uses shall be the only allowed uses located within the Commercial area of the Property as depicted on the Concept Plan: Permitted Uses: Arts and Crafts Shows Artist Studios Banks/Financial Institutions (no drive -up service) Beauty/Barber Shop Catering Service Childcare (Daycare Center) Childcare (Family) Childcare (Group) Page 2 of 10 KAPlanning Dept\Eagk Applications\R2&AU01TRZ-01-17 Heron's Edge DA cc fnI ver.doc Christmas Tree Sales Church Clinic Commercial entertainment facilities (indoor) Communication Facilities Drug Store Dwelling (Multi -Family) Electronic Sales, Service, or Repair Emergency Health Care Farmer's Market (outdoor) Food and Beverage Sales Hardware Store Health Clubs, Spas, Weight Reduction Salons Home and Business Services Home Occupation Laboratories Laundromat Microbrewery Nursing/Convalescent Home Office, Business and Professional Office, Medical and Dental Parking Lot, Parking Garage Personal Improvement Personal Services Photographic Studio Printing and/or Blueprinting Professional Activities Residential (Apartments and Multifamily) Restaurant (No drive thru) Retail Sales (Limited) Retail Sales (General) Retail Sales (Pharmacies and Medical) School Public or Private Storage (Enclosed building) Travel Services Uses Requiring a Conditional Use Permit Bar Bed and Breakfast Facility Club or Lodge Flex Space Kennel Live Entertainment Events Mobile Office Nursery, Plant Materials 3.5 The Owner shall submit a Design Review application for the site (as required by Eagle City Code) and shall comply with all conditions required by the City of Eagle as a part of the Design Review Page 3 of 10 K:\Planning Dept\Eagle Applications\RZ&A\201NtZ-01-17 Heron's Edge DA cc fnI ver.doc prior to issuance of a zoning certificate. 3.6 The multi -family dwellings (Exhibits D 1-6) and required parking structures (Exhibit E) consisting of a "Prairie School" style of architecture represents the Owner's current concept for the project and are subject to change at the discretion of the Design Review Board. Owner shall submit a design review application for the proposed buildings (as required by Eagle City Code) and shall comply with all conditions required by the Design Review Board and/or City Council prior to the issuance of a zoning certificate. 3.7 Owner shall provide a clubhouse and pool at a location as generally depicted on the Concept Plan. The clubhouse tower shall not exceed a maximum of 35 -feet in height. The clubhouse and tower shall be subject to the Design Review Board further limiting the height or requiring removal of the tower, if, in their determination, such a requirement will provide compatibility with the overall project design style. The clubhouse building architecture and associated landscaping shall be reviewed and approved by the Eagle Design Review Board prior to the issuance of a certificate of occupancy. 3.8 Owner shall construct the clubhouse and pool with the first phase of the development. 3.9 The buffer area located adjacent to Edgewood Lane (north of the southern entrance) shall be a minimum of 28.5 -feet in width and constructed in conformance the berm height of two -feet (2') with a three-foot (3') wall as shown on the buffer landscape plan date stamped by the city on June 5, 2017. The design review application shall be reviewed and approved by the Design Review Board prior to issuance of a certificate of occupancy for the first multi -family apartment building. 3.10 The buffer area located adjacent to the north property line of the development shall be a minimum of five -feet (5') in width. Owner shall provide a landscape plan identifying the planting details within this area for review and approval by the Design Review Board prior to the issuance of a zoning certificate. 3.11 Owner shall construct a combination retaining wall/fence along the northern property boundary that results in an overall height of 8 -feet measured from the base of the retaining wall on the Property and results in a height of approximately 6 -feet measured from the finished grade of the properties located to the north of the Property. Details of the retaining wall/fence shall be submitted for review and approval by the Design Review Board prior to the issuance of a zoning certificate. 3.12 Owner shall construct the pathways located adjacent to the parking areas on the outside perimeter of the building layout to be a minimum of five feet (5') in width. Pathways connecting the building entry areas, and the clubhouse, to the above referenced sidewalks shall be a minimum of five feet (5') in width. The other pathways providing connection to the multi -family dwellngs from the five foot (5') wide pathway shall be constructed to a minimum of four feet (4') in width. 3.13 The setbacks for the covered parking structures shall be as follows (all other setbacks shall be in conformance with Eagle City Code Section 8-2-4): Front (west property line) 20 -feet Side (north property line) 10 -feet Side (east property line [north]) 0 -feet Side (east property line [south]) 5 -feet Side (south property line) 2 -feet Structure separation 20 -feet Maximum coverage 50% Page 4 of 10 K:\Planning Dept\Eagle Applications \RZ&A\2017\RZ-01-17 Herons Edge DA cc fnl ver.doc 3.14 The maximum building height for the gabled roof associated with the staircases of buildings #1-5 shall not exceed 37 -feet, the remaining roofline shall not exceed 35 -feet with the north portion of building #1 being 26 -feet (as identified on Exhibit "C"). 3.15 Building "1" (as identified on Exhibit "C") shall be setback 85 -feet from the north property line. Buildings "6-9" (as identified on Exhibit "C") shall be setback a minimum of 42 -feet from the north property line and shall not exceed two -stories (26 -feet maximum). 3.16 Upon completion of the project the following shall apply: (a) Owner shall be responsible for the repair and maintenance of the landscaping, pressurized irrigation facilities, and amenities, in accordance with Eagle City Code, in perpetuity. The owner shall also be responsible for the repair and maintenance of all structures and building lighting located within the Property. (b) Parking shall only be allowed in the designated parking areas. (c) Owner shall have the duty to maintain and operate all the drive aisles/parking areas, parking lot lighting, including the repair and replacement of asphalt and sidewalks. (d) The storage of recreational vehicles, utility trailers, etc. within the development shall be prohibited. 3.17 Owner's 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 any building permits. A letter of approval shall be provided to the City from the Idaho Department of Health and Welfare, Division of Environmental Quality, and/or Central District Health, prior to issuance of any building permits. 3.18 Owner shall be required to obtain the proper permit and subsequently abandon the existing septic system and drainfield located on-site. Upon removal Owner shall provide documentation from Central District Health Department indicating the septic system and drainfield were properly abandoned prior to the issuance of a building permit. 3.19 Owner shall provide a cross -access agreement to the parcel located adjacent to the southwest corner of the Property. The cross -access agreement shall be reviewed and approved by the City Attorney and shall be executed and recorded prior to the adoption of the ordinance to rezone the Property. 3.20 The landscaped area located at the northeast corner of the Property shall include landscape boulders to be reviewed and approved by the Design Review Board. The size, shape, quantity, color, location, etc., of the boulders shall be reviewed and approved by the Design Review Board prior to issuance of a zoning certificate. 3.21 As proposed by the Owner, the Owner shall pipe the irrigation ditch located adjacent to the northeast corner of the Property. The irrigation ditch shall be piped prior to the issuance of a certificate of occupancy for the first structure. 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 B) 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. Page 5 of 10 K:\Planning Dept\Eagle Applications\RZ&A\20I7VIZ-01-17 Heron's Edge DA cc fnl ver.doc 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. and in accordance with the notice and hearing provisions of Idaho Code Section 67-6509. In the event this Development Agreement is terminated pursuant to this Article 5, 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. 5.2 If required to proceed in a court of law or equity to enforce any provision of this Development Agreement, Eagle 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 the commitments contained in this Development Agreement, including 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, 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, Page 6 of 10 K:\Planning DeptEagle Applications\RZ&A\201NtZ-01-17 Heron's Edge DA cc fnI ver.doc 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 Leea1 Renresentation. 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: 350 Edgewood Partners, LLLP Attn: Robert and Claire Heron 10941 Sprout Ave. Los Angeles, California 90064 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 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 fmancial 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 fmancial 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. Page 7 of 10 IC\Planning Dept\Eagle Applications\RZ&A\2017U Z-01-17 Herons Edge DA cc fnt ver.doc 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. IN WITNESS WHEREOF, the parties have executed this Development Agreement. DATED this / y day of) 9/3017. .•l•• OI EACH ,dp . geom....•F '•. 1 • 44 V,=. �Q�RATel �? : v 4.•ai s # : S�L '. O.•.;rt*trow,..—. •••....••' QQ . ***• 1.4 TE OV lie - 114, 0000000000000000 Sharon K. Bergmann, City Cl; k ATTEST: CITY OF EAGLE, a municipal corporation organized and e - ' 'n under e laws of the State of Idaho By: Stan Ridgeway, May Owne • 350 Edgewood P rtners, LLLP By: 44,(efe aire Heron, G eral Partner Page 8 of 10 K:\Planning DeptTagk Applications\RZ&A\20INZZ-01-17 Heron's Edge DA cc W ver.doc STATE OF CALIFORNIA ) ) ss COUNTY OF LOS ANGELES On this r,I. day of pC A6e,r- , 2017, before the undersigned notary public in and for the said state, personally appeared CLAIRE L. HERON, known or identified to me to be a General Partner of 350 Edgewood Partners, LLLP, the owners of the property referenced herein and the person who executed the foregoing instrument. written. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year first above Notary Public for Califgrnia Residing at: /D88.:2- Ras e4vP. /,.►Ci4-?o034/ My Commission Expires: 031 6-00,1 FATEMEH S.G. JACKSON COMM. # 2187848 NOTARY PUBLIC •CAUFORNIA LOS ANGELES COUNTY Comm. Exp. MARCH 25, 2021 ryvwti Page 9 of 10 K:\Planning Depaagle Applications\RZ&A\2017UiL01-17 Herons Edge DA cc fill ver.doc INDEX OF EXHIBITS A Legal Description B Affidavit of Owner C Concept Plan D Conceptual Multi -Family Dwelling Elevations E Conceptual Parking Structure Elevation Page 10 of 10 K \Planning Dept\Eagle Applications RZ&A\20I7 RZ-01-17 Heron's Edge DA cc fid ver.doc RE -ZONE DESCRIPTION FOR HERONS EDGE APARTMENTS FEB 0 2 2011 File: Route to. A parcel of land located in the NW 1/4 of the NW 1/4 of Section 15, T.4N., R.1 E., B.M., Eagle, Ada County, Idaho more particularly described as follows: BEGINNING at the E1/4 corner of said Section 15; thence along the South boundary line of Edgewood Estates Subdivision No. 3 as filed in Book 74 of Plats at Pages 7,680 and 7,681, records of Ada County, Idaho and the westerly extension thereof South 89°41'07" East, 784.74 feet to the NW corner of Randall Acres Subdivision No. 15 as filed in Book 16 of Plats at Pages 1,040 and 1,041, records of Ada County, Idaho; thence along the West boundary line of said Randall Acres Subdivision No. 15 South 00°12'23" West, 304.78 feet; thence leaving said West boundary line North 89°43'45" West, 358.59 feet; thence South 00°26'45" West, 551.99 feet to a point on the northerly right-of-way line of E. State Street; thence along said northerly right-of-way line 38.89 feet along the arc of a non -tangent curve to the left, said curve having a radius of 340.00 feet, a central angle of 06°33'13" and a long chord of 38.87 feet which bears North 81°29'11" West to a point on the centerline of the vacated State Highway 44; thence along said centerline 328.27 feet along the arc of a non -tangent curve to the right, said curve having a radius of 34,377.48 feet, a central angle of 00°32'50" and a long chord of 328.27 feet which bears North 56°45'41" West; thence leaving said centerline North 25°25'32" East, 54.94 feet; thence North 13°05'28" East, 66.54 feet; thence 142.08 feet along the arc of a non -tangent curve to the left, said curve having a radius of 74.37 feet, a central angle of 109°27'53" and a long chord of 121.44 feet which bears North 50°24'43" West; thence North 90°00'00" West, 56.73 feet to a point on the West boundary line of said Section 15; thence along said West boundary line North 00°2T55" East, 481.88 feet to the POINT OF BEGINNING. Containing 9.24 acres, more or Tess. EXHIBIT EXHIBIT "B" Affidavit of CLAIRE L. HERON on behalf of 350 Edgewood Partners, LLLP AFFIDAVIT OF LEGAL INTEREST STATE OF CALIFORNIA ) ss COUNTY OF LOS ANGELES ) CLAIRE L. HERON, who being first duly sworn under oath, deposes and says: 1. I am CLAIRE L. HERON, who is a General Partner of 350 Edgewood Partners, LLLP, whose mailing address is 10941 Sprout Avenue, Los Angeles, CA, 90064 ("350 Edgewood Partners, LLLP"). 2. 350 Edgewood Partners, LLLP, is the fee simple owner of the parcel of real property described on Exhibit 1, attached hereto (the "Property"). 3. 350 Edgewood Partners, LLLP, authorizes the submission of the Property to certain, Development Agreement pursuant to the provisions set forth inho C de Section 67- 6511A and Eagle City Code Section 8-10-1 dated thert— day of OA-, 2017 by and between the City of Eagle, a municipal corporation in the State of Idaho, and Claire L. Heron, 350 Edgewood Partners, LLLP. (the "Agreement"). DATED thio day ofQC-A 2017. By: 350 Edgewood Partners, LLLP By: Claire L. Heron, General Partner SUBSCRIBED AND SWORN to before me this o2 day of ©Gh 6Pr , 2017. to P Ph s-6 , jc?cks Notary Public for California p Residing at / & ' 2 AIBP * 14. / • l , 04, My Commission expires 3P5/ ,9c, FATEMEH S.G. JACKSON COMM 0 2187848 NOTARY /WLIC • CALIFORNIA LOS ANGELES COUNTY tyv Comm. Exp. MARCHry 25.2021 Page 1 of 1 KAPlanning Dept•Cagle Applications\RZ&M2017VR2.01-17 Heron's Edge do affidavit.doc moon HERON'S EDGE MIXED-USE COMMUNITY CONCEPT PLAN - DIOK.Im.Grr p I O 0 0 p p ^ C t'-'4 rsr.aw.0 0041 TN,_ •l --.i nMm' f � � i��llTill.11tfi.lJi ,r 9 9 6, kI T• 8 • 9 :\TI11111-11h tI� • K W MUM.. CC. 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LEGEND 1 PLASTER - LIGHT SAND FINISH (typical this color) 2 PLASTER - SMOOTH FINISH (typical this color) 3 FIBER CEMENT SIDING 4 VERTICAL GRAIN DOUGLAS FIR (clear sten finish) 5 TEMPERED GLASS GUARDRAIL 6 LOW E DOUBLE GLAZING (TYP ) 7 LOW E SINGLE GLAZING 8 SLIDING GLASS DOOR 9 GALVANIZED STEEL SUN SCREEN 10 MECHANICAL EQUIPMENT SCREEN 11 ROOF ACCESS HATCH 12 STEAL & CONCRETE STAIRWAY 13 STAINED WOOD PRIVACY FENCE 14 OBSCURE GLASS 15 WOOD DOOR 16 CONCRETE WALL EXHIBIT "D" 1 Perspective View of West Elevation 4 0 of 9 0 0 0 2 West Elevation 4 3 15 3 13 2 16 12 Design Architect JOHn SPOHRPR Architect o/ Record' One design Date* 01/23/17 Reunions • • • Protect 10 Heron's Edge Apartment d Commeroal Complex Eagle, Idaho Design 6 Development Owner The Heron Family Trust Contact 4 Claire Heron 310 - 450 5056 2 Sheet Name Budding 1 West Elevation Scale Job No 1/16-=10 91301 Sheet No 4 LEGEND 1 PLASTER - LIGHT SAND FINISH (typical this color) 2 PLASTER - SMOOTH FINISH (typical this color) 3 FIBER CEMENT SIDING 4 VERTICAL GRAIN DOUGLAS FIR (clear finish) 5 TEMPERED GLASS HANDRAIL 5 LOW E DOUBLE GLAZING (typ ) 7 LOWE SINGLE GLAZING 8 SLIDING GLASS DOOR 9 GALVANIZED STEEL SUN SCREEN 10 MACHANICAL EQUIPMENT SCREEN 11 ROOF ACCESS HATCH 12 STEEL AND CONCRETE STAIRWAY 13 STAINED WOOD PRIVACY FENCE 14 OBSCURE GLASS 15 WOOD DOOR 15 FIRE RISER ROOM 4 b EXHIBIT "0" 1 Perspective View of West Elevation 4 11 2 West Elevation 4 oA'9k. wit ;i7 NM! I L .■1 {qty l ... -� II''^_ � ' 4 I i;i k POI S. rS.� !IkA - 3 13 2 12 Design Architect Architect of Record: 0 ne,,, l ign rat awsweo Date 01/23/17 Revisions • • • • • Protect 10 Heron's Edge Apartment & Commeraal 1 Complex Eagle. Idaho 2 Design 6 Development Owner The Heron Family Trust Contact Claire Heron 310.450 5056 Sheet Name Building 2 - Building 3 (Opposite Hand) West Elevation Scale Job No 1/18'= 1'0' 91301 Sheet No 4 LEGEND 1 PLASTER — LIGHT SAND FINISH (typical this color) 1 2 PLASTER— SMOOTH FINISH (typical this color) 3 FIBER CEMENT SIDING 4 VERTICAL GRAIN DOUGLAS FIR (clear finish) 5 TEMPERED GLASS HANDRAIL 6 LOW E DOUBLE GLAZING (typ ) 7 LOW E SINGLE GLAZING 8 SLIDING GLASS DOOR 9 GALVANIZED STEEL SUN SCREEN 10 MACHANICAL EQUIPMENT SCREEN 11 ROOF ACCESS HATCH 12 STEEL AND CONCRETE STAIRWAY 13 STAINED WOOD PRIVACY FENCE 14 OBSCURE GLASS 15 WOOD DOOR 16 FIRE RISER ROOM 0 r° o t t EXHIBIT "D" 1 Perspective View of West Elevation 4 iI 2 West Elevation 4 r 11 10 9 ILw_� IR 1 I bi51 *1 3 13 2 12 Design Architect ]OF09 SPOFRCR Architect of Record ne design 130 >d Date 102716 Revisions • • • • • Project 10 Heron's Edge Apartment& Commeraal 1 Complex Eagle, Idaho 2 Design 6 Development Owner The Heron Family Trust Contact Claire Heron 310.450 5056 7 Sheet Name Burldm9 4 West Elevation Scale Joh No 1/16" = 1'0' Sheet No -4 LEGEND 1 PLASTER - LIGHT SAND FINISH (typical this color) 2 PLASTER - SMOOTH FINISH (typical this color) 3 FIBER CEMENT SIDING 4 VERTICAL GRAIN DOUGLAS FIR (clear stain finish) 5 TEMPERED GLASS GUARDRAIL 6 LOW E DOUBLE GLAZING (TYP ) 7 LOW E SINGLE GLAZING 8 SLIDING GLASS DOOR 9 GALVANIZED STEEL SUN SCREEN 10 MECHANICAL EQUIPMENT SCREEN 11 ROOF ACCESS HATCH 12 STEAL 8 CONCRETE STAIRWAY 13 STAINED WOOD PRIVACY FENCE 14 OBSCURE GLASS 15 WOOD DOOR 16 GLASS DR IN WOOD FRAME 17 FIRE RISER ROOM EXHIBIT "D" t Perspective View of East Elevation 5 b I o 0 t 5 6 :10 13 2 East Elevation 5 4 17 2 3 Design Architect ]OHn SPOFRCR Architect of Record 09...p ign Date 01/23/17 Rewsions • • • • • Project Heron's Edge Apartment 8 Commeraal Complex Eagle, Idaho Design Development Owner The Heron Famry Trust Contact Claire Heron 310 450 5056 Sheet Name Budding 5 East Elevation Scale Job No 1/16- = 1'0' 913 01 Sheet No -5 LEGEND 1 1 PLASTER - LIGHT SAND FINISH (typical this color) 2 PLASTER - SMOOTH FINISH (typical this color) 3 FIBER CEMENT SIDING 4 VERTICAL GRAIN DOUGLAS FIR (clear stain finish) 5 TEMPERED GLASS GUARDRAIL 6 LOW E DOUBLE GLAZING (TYP ) 7 LOW E SINGLE GLAZING 8 SLIDING GLASS DOOR 9 GALVANIZED STEEL SUN SCREEN 10 MECHANICAL EQUIPMENT SCREEN 11 ROOF ACCESS HATCH 12 STEAL & CONCRETE STAIRWAY 13 STAINED WOOD PRIVACY FENCE 14 OBSCURE GLASS 15 WOOD DOOR EXHIBIT "D" 1 Perspective View of North - East Elevation From Garden 6 11 6 10 pp a;-111! !! } 00,101 we:.� 1 1 1 II 1 1 1■ 1 12 3 Typ 2 North Elevation 6 TYp TO B 11 !Ila i+NM EL Wood Garage Doors (Typ ) 12 1 Design Architect. JOI-01 SPOF Architect 01 Record: Onedesign Date 01/23/17 RevRIons • • • Protect Heron's Edge Apartments Commeraal Complex Eagle, Idaho Design Development Owner The Heron Family Trust Contact Claire Heron 310 - 450 5056 Sheet Name Budding 6 North & South Elevations Scale Joh No 1/16'=1b' 91301 Sheet No -6 LEGEND 1 PLASTER - LIGHT SAND FINISH (typical this color) 2 PLASTER - SMOOTH FINISH (typical this color) 3 FIBER CEMENT SIDING y VERTICAL GRAIN DOUGLAS FIR (clear stain finish) , 5 TEMPERED GLASS GUARDRAIL 6 LOW E DOUBLE GLAZING (TYP ) ( 7 WOOD DOOR •� 8 SLIDING GLASS DOOR 9 GALVANIZED STEEL SUN SCREEN 10 MECHANICAL EQUIPMENT SCREEN 11 SKYLIGHTS OVER STAIR LANDING 12 STAINED WOOD PRIVACY FENCE EXHIBIT "D" 1 North, South, East & West Elevations 3 5 3 1 Perspective View 3 Desgn Architect ]OF1n SPOHRCR Architect of Record ne design morMarataaa Date 01/23/17 Revisions • • Protect: Heron's Edge Apartment .3 Commeraal Complex Eagle, Idaho Design Development Owner The Heron Family Trust Contact Claire Heron 310 - 450 5058 Sheet Name Buildings 7, 8, d 9 Elevation & Perspective Scale Job No 1/8'=1'0' 91301 Sheet No 3 EXHIBIT "E" o_� 0 ne design Owl Menton 10.15.1.1311.7 Ono Heron's Edge mm. a tumor. E.d. am. ammo TM Moron Foro.y Trust Cont. OM.310 Moron 310.50 5056 MASTER PLAN DRIVING TOUR VIEW 9 As Mora or mann DISI 33