Development Agreement - 2023 - Linder Senior Living - Amended & Restated - 10/17/2023 ADA COUNTY RECORDER Trent Tripple 2023-059499
BOISEIDAHO Pgs=ll ANGIE STEELE 10/19/2023 03:35 PM
CITY OF EAGLE, IDAHO NO FEE
Recordirm Requested By and
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
AMENDED AND RESTATED DEVELOPMENT AGREEMENT
This Amended and Restated Development Agreement (this "Development Agreement"), made
and entered into on the date as indicated herein, by and between the CITY OF EAGLE, a municipal
corporation in the State of Idaho("Eagle"), and VNITERMOL":w TAIN, PACIFIC,LLC, ("Owner").
WHEREAS, Owner is the owner of record of certain real estate consisting of two (2) parcels
approximately 10.45-acres located at 6910 North Linder Road and 6940 North Linder Road, Ada County
Parcel, numbers S0424325802 and S0424325656("Property"), as specifically defined in the attached legal
description (Exhibit A), and shown on the Concept Plan (Exhibit R), which is the site subject of
applications for rezone, identified as Eagle Rezone Application Nos. RZ-02-20 and RZ-02-20 MOD, and
which is subject to an application for modification of development agreement, identified as Eagle Rezone
Modification Application No. RZ-20-02 MOD2; and
WHEREAS, Upon recordation of this Development .Agrees neat, that certain Development Agreement
recorded in the real property records of Ada County, Idaho, on October 14, 2022, as instrument number
2022-086434 (the "Original Develop-ment Agreement") shall be void and of no further force or effect oil
the Properly; and
WHEREAS, Owner has previously been approved for a modification to the original rezone (RZ-
02-210) associated with the Property pursuant to Rezone Application No. RZ-02-20 MOD, which
modification is iniplemented within the Original Development Agreement and subsequently implemented
within this Developnient Agreement; and
WHEREAS, the proposed development includes properties within an area that, at the time the
Original Development Agreement was recorded, was designated OD the Land Use Map of the
Z*
Comprehensive Plan as Neighborhood Residential and Residential Transition Overlay and zoned R-4-DA
(Residential with a development agreement); and
WHEREAS., Owner desires to develop the Property with senior living facility and senior cottages
use as generally shown on die Concept Plan(Exhibit B)-, and
WHEREAS, the City Council of Eagle has determined ined that the scope of any senior living facility
project upon the Property should be limited to prevent Lmdue damage to, and to otherwise be in harmony
with, the existing con-ununity; and
Pa,v,e I of 8
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WIIERE,AS, the intent of this Amended and Restated Development Agreement 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; and
WHEREAS, Owner have agreed to the use restrictions and other limitations set forth herein upon
the use and development of the Property and has consented to the R-4-DA(Residential with a development
agreement)zoning designation for the Property with the requirements set forth in the Original Development
Agreement as replaced by this Ainended and Re-stated Development Agreement; and
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, are
to be used in 'Lieu of the PLTD and conditional use process: and
WHEREAS, Owner has provided Eagle with an affidavit agreeing to submit the Property to a
development agreement(Exhibit Q pursuant to Eagle City Code Section 8-10-1(C)(l); and
NVI-TEREFORE, Owner and the City of Eagle desire to enter into this Amended and Restated
Development Agreement and for and in consideration of the rounial 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 67-6511 A and Eagle City Code,Title 8, Chapter 10,
ARTIC LE 11
ZONING ORDINANCE AMENDMENT
Eagle has adopted ordirlarwes amending the Eagle Zoning Ordinance to rezone the Property to R-4-DA,
subject to the provisions of the Original Development Agreement, and as specifically set forth previously
in Ordinance No. 890 which became effective after its passage,approval,and publication on November 23,
2 0 2 21.
ARTICLE III
CONDITIONS OF DEVELOPMENT
3.1 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement, Further. the Owner will submit such applications regarding floodplain.
development permit review,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 with this Agreement.
3 2 The Concept Plan(Exhibit B)represents the Owner's current concept for completion of the project.
As the Concept Plan evolves, the City understands and agrees that certain changes in that concept
may occur. If the City determines that any such changes require additional public comment due to
potential impacts or surrounding property or the community, a public hearing shall be held on any
proposed changes in the Concept Plan, notice shall be provided as may be required by the City.
Page 2 of 8
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3.3 The Senior Living Facility and a maximum of]8-Independent.Living Cottages are the only approved
uses for the site. Any change of use will require a modification to this agreement prior to change of
Use.
3.4 The Senior Living Facility and Independent Living Cottages shall be designed in compliance with
Eagle City Code Section 8-2A. Permitted architecture styles are specifically those shown within the
eagle ArcIlitecture and Site Design t I Book (EASD Book). Architecture styles and 1 wilding design
elements that are not shown within the EASD Book will not be permitted.
3.5 The applicant 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
approval prior to issuance of a zoning certificate.
3.6 Owner shall provide a 30-foot wide landscaped buffer located adjacent to the entirety of the east
property line. Also, the Owner shall provide a vegetative hedge with a mix of 80% evergreen
columnares for year-round coverage, with alternating shrubs for diversity between North Cherub
Avenue and North Linder Road,- planting, shall be installed at a minimurn 4-feet in height and shall
be double-rowed in strategic locations.The associated landscape plan shall be reviewed and approved
by the Design Review Board and City Council prior to issuance.of a zoning certificate
3.7 The C:
_proposed building height of the Senior Living Facility building shall not exceed 5 1-feet in height,
All mechanical units associated with the facility shall be roof mounted and screened from view.
3.8 Owner shall construct a minimum six foot (6') wide detached sidewalk along North Linder Road.
The. sidewalk should be constructed prior to issuance of a certificate of occupancy for any building
located on the Property.
3.9 Owner shall provide a lot line a4justment application to combine the two (!I) parcels into a single
parcel. The lot line adjustment application shall be reviewed and approved prior to the City Clerk
signing the record of survey. Upon the City Clerk's signature of the lot line adjustinent record of
,survey, Owner shall provide a recorded copy of the record of survey prior to issuance of any zoning
certificates.
3.10 Owner 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 Eagle
Sewer District,prior to issuance of any building pern-sits.
1,11 Owner shall provide a report or analysis of any proposed changes to wetlands located on the Property
and any such change shall be contingent upon approval by the Army Corps of Engineers.Idaho Fish
& Game Department fil'applicable), the Idaho Department of Water Resources (if-applicable), Ada
County,and any other appropriate goviernmerital agencies,and shall be in accordance with the Eagle
Comprehensive Plan and City Code.Owner agrees all development and improvement of the-Property
shall comply with rules and regulations pertaining to regulated wetlands. In the event development is
proposed within the regulated wetlands Owner shall provide documentation of an approved 404-
Permit for any work within any wetlands on site prior to the City issuing a zoning certificate for the
Property,
3.12 Owner shall have the duty to maintain and operate all 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.
3.13 All parking associated with the Senior Living Facility and Independent Living Cottages shall only be
allowed in the designated parking areas located onsite.
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3,14 Owner shall comply with all requirements of the Ada County Highway District, including but not
limited to approval of the drainage systern,curbs,gutters,streets and sidewalks. A letter ofapproval
from the Ada County Highway District shall be submitted to the City prior to issuance of a Certificate
of Occupancy.
.1 5 The Property is located within the Meridian Rural Fire District. Owner sh�I co ply t al n 11 rn wi h I
requirements of the Meridian Rural Fire District. One set of building plans shall be submitted to the
Meridian Rural Fire District for review and approval. An approval letter from the Meridian Rural
Fire District shall be submitted to the City prior to issuance of any zon-ing certificates,
ARTICLE IV
AIVIDAVITOF PROPERTY OWNERS
Affidavit of the Owner is attnhed hereto and incorporated by reference herein agrees to subject the Property
P
to this Development Agreement (Exhibit C'l and be bound thereby, and comply with and be bound by the
provisions set forth in Idaho Code Section 67-651 IA and.Eagle City Code Section 8-1 0-1 shall be provided
and is incorporated herein by reference,
i%RTICLE V
DEFAULT
5.1 In the even-,the Owners fall to comply with the commitments set forth herein,withirithirty(30)days
of written notice of such failure from Eagle,Eagle shall have the right,without prejudice to any other
prq
rights or remedies, to cure such default or enjoin such violation and otherwise enforce the
requirements contained in this Development Agreement or to terr-ninaie the Development Agreernent
following the,process established in Eagle City Code Section 8-10-1.
5.2 If required to proceed in a court of law or equity to enforce any provision of this Development
Agreement, Eagle shall be entitled to recover all direct out-of-pocket costs so incurred to cure or
erkjoin such default and to enforce the cora-mitments contained in this Development Agreernent,
including attorneys' fees and court costs.
5.3 If the terms of this Development Agreement expires prior to completion of the Conditions of
Development or without an amendment to this Agreement for its extension being in process in
accordance with the notice and hearing provisions of Idaho Code Section 67-6509, as required by
Eagle City Code Section 8-10-1, use 4the property shall be limited to those uses allowed within an.
A-R. (Agri cultural-Residential) zoning designation until Eagle enacts and records an ordinance
ebanging the property to the A-R(Agricultural-Residential) zoning designation.
ARTICLE VI
UNENFORCEABI.,E PROVISIONS
Subject to terms of Section.5.3 above,if any term,provision,commitment,or restriction of+,,his Agreement
or the application thereof to any party or circumstances shall,to any extent,be held invalid or unenforceable,
the remainder of this instrwrient shall nevertheless remain in full force and effect and that portion
determined to be invalid or unenforceable shall be re-negotiated in good faith between Owner(s)(orcither
appropriate party) and Eagle.
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ARTICLE VII
ASSIGNMENTAND 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 or, the
Property,shall be appurtenant to and for the benefit of the Property,adjacent property, and other residential
property near the Property and shall run with the land. This Development Agreement shall be binding on
the Owner and owners, and their respective heirs, administrators, executors, agents, legal representatives,
successors,and assigns-,provided,however,that if all or any portion of the development is sold,the sellers
shall thereupon be released and discharged frorn any and all obligations in connect-on with the property
sold arising under this AgTeement. The new owner of the Property or any portion thereof(including,
without limitation, any owner who acqiiii-es its interest by foreclosure., trustee's sale or otherwise)shall be
bound by and liable for all commitments and otber obligations arising under this Agreement with respect
to the,Property or portion thereof.
ARTICLE VIII
GENERAL MATTERS
8.1 A-mendments, 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 Para2ra-piLlIgIdLU.,�. This Development Agreement shall be construed according to its fair meaning
and as if prepared by both parties hereto. Titles and captions are for convemence only and shall not
constitute a portion of this Development Agreement, As used in this Development Agreement,
masculine, ferninine or neuter gender and the singular or plural number shall each be deetned to
include the others wherever and whenever the context so dictates.
83 Choice of Law. This Development Agreement shall be construed in accordance with the laws of the
State of Idaho in effect at the 'lime of the execution of this Developtnent 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 Le-aal 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 beer,
deemed to have been the draftor of this agreement.
8.5 Notices, Any notice which a party may desire to give to another party inust 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: Intermountain Pacific, LLB'
Attn: Aaron Elton
2541 East Gala Street, Suite 3 10
Meridian, Idaho 836421
Page 5 of 8
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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 prasuant to the foregoing, or Mventy-four(24) hours after
titnely deposit with a reputable overnight delivery service.
8.6 Firi-micial Assurance. In addition to the, other remedies afforded Eagle herein, Owners agree to
provide adequate financial assurance to Eagle, to secure the pa
yment ayment of any def eed balance of the
attorney fees and the engineering fees, together with interest acenied thereon. Eagle shall provide to the
Oivners an estirnate for the anticipated attorney fees and engineering fees associated with this
Agreement. The Owners shall provide a cash deposit, letter of credit or a bond in the arnount of the
estimated fees associated with the work undertaken pursuant to the terms of this Agreement. nereafter,
Eagle shall bill 0-wriers for such fees, a4justing the estirnates as appropriate,. The Owners shall make
pay rents for such fees as incurred by Eagle and as invoiced to the Owners or, if Owners have.made a
cash deposit with Eagle, Eagle may draw on the de-posit to pay its invoice. If the financial assurance
deposited by Owners is in the forin 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
Ov,mers. 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 Owners 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
Onvners 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, arty of the other rights and
remedies afforded it in Article V or in Section 8.7.
83 Default. In the event Owners fail to comply with the tetras and conditions he in any material
respect,the City may, without ftirther notice to Owners,exercise any or all of the folioNving
remedies.
A. Withhold the issuance of any building perinit 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. Re ftise 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 8.6 of this Developruent 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
val I
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 Develop-nnent Agreement shall be effective upon the signing and execution of
this agreement by both parties.
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8.9 Authontv to Enter Into Aarelement: By the execution and delivery of this Agreement by the parties,
and the pefformance of their covenants and obligations therein, the parties acknowledge such action
has been duly authorized by all necessary corporate (or LLQ action, and necessary corporate (or
LLC) resolution(s) have been executed for the undersigned representatives to sign this Agreement
and so bind their respective parties.
8,10 Tern-tination: If the Property is not developed as conditioned herein,this agreement shall terminate
5-years after the Effective Date.
IN WITNESS WHEREOF,the parties have executed this Development Agreement.
DATED this day of
CITY OF EAGLE, a municipal corporation organized
I
and existing air he,laws of the State of Idaho
Bv:
son rce MTayor
ATTES'F:
445 J,
Ti�cy E. 00--WCAY Clerk
%
'use,'`-
STATE OF IDAHO
ss.
County of Ada
On this day of in the year before tree,the undersigned, a Notary
Public in and for said State,personally appeared JASON PIERCE,known to me to be the MAYOR of
said municipal corporation that executed this instrument and the persons who executed the said
inst-ument on behalf of said corporation, and acknowledged to me that such corporation executed the
same.
In witness whereof. I have hereunto set ray hand and affixed my official seal the day and year first
written.
00%
N, o t Aai. I bfic
Residing at,
4o
PUBLIC, f `
,on- My Commission Expires:
N
Of
08#0864
Page 7 of 8
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OWNER:
INTERMIOUNTAIN PACIFIC, LLB'
An Idaho limited liability company
Bv:
Aaron Elton,Manager
STATE OF IDAHO
:Ss.
Coijnq,,,)f Ada
On this dad of (D7-Ad-
2023.before the undersigned notary publile in and for
the said state., personally appeared AARON ELTON, known or identified to me to be the MANAGER of
INTERMOUNTAIN PACIFIC, LLC, the owners of the p.-,,)I--)crty referenced herein and the persons who
executed the fore,,,oing instrument.
UNI FITNESS WHEREOF, I have hereunto set my band and sea] the day and year first above
written.
4
rotary, u for Idaho
EMILY NUNN
,
Notary Public-State of Idaho Residing
My Commission Ey s:
AhA l
Commission Number 20232064
My commission Expires May 8, 2029
Page 8 of 4
Exhibit "A" a
T,O I1KN1W*f*M
FILED
Project No. 190609 CITY OF EAGLE
Date, February 6, 2020 FEB 1 Z 2020
Page 1.of I
DESCRIPTION OF LAND File;_
Ada County Parcels S0424325656 and S0424325802 Route to:
A parcel of land being all of Ada County Parcels S0424325656 and S0424325802 and the easterly right-of-
way of North 'Linder Road, adjacent thereof, located in the NIWI/4 of the SWI/4 of Section 24,Township 4
North, Range I West, Boise Meridian,Ada County, Idaho, more particularly described as follows:
COMMENCING at the northwest corner of said NWI/4 of the SWI/4(west one-quarter corner of said
Section 24),from which the southwest corner of said Section 24 bears 5.00*47'16"W., 2647.08 feet;
thence, along the westerly boundary of said 1L W1/4 of the SWI/4,
A) S,00-47'16-W,, 459,15 feet to the prolongation of the southerly boundary of Gated Garden
Subdivision Phase 1, recorded in Book 112 of Plats at Pages 16322-16326,records of Ada County,,
Idaho;thence along said prolongation and said southerly boundary,the following courses:
1) S,89-00'50"E,,86.82 feet to the beginning of a tangent curve;thence,
2) Easterly along said curve to the right, having a radius of 100,00 feet,an arc length of 35e57
feet,through a central angle of 20122'48'and a long chord which bears S,79OOa49"E.,3538
feet;thence,tangent from said curve,
3) S,68-50'08-E., 531,13 feet to the westerly boundary of said Gated Garden Subdivision Phase
1;thence., leaving said southerly boundary, along said westerly boundary,
4) &00-51'55'W, 669,63 feet to the southwestern-most corner of said Gated Garden
Subdivision Phase I and the northerly boundary of Lazy I,Subdivision, recorded in Book 103
of Plats at Pages 13931-13933, records of Ada County,Idaho;thence along said boundary,
5) N,89-32'27-W,, 618.64 feet to the westerly boundary of said NW1/4 of the SW1/4;thence,
along said boundary,
6) N.00-47'16"E., 864,67 feet to the POINT OF BEGINNING.
CONTAINING, 11,131 acres, more or less.
SUBJECT TO, all Record Documents, 13765
/
This description is for the purposes of Annexation and Rezoning only
and is not to be used for the conveyance or transfer of title. 00M
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EXHIBIT "C"
Affidavit of AARON ELTON on behalf of Intermountain Pacific,LLC(an Idaho limited liability
company)
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAI-10
:ss.
County of Ada
AARON ELTON,who being first duly sworn under oath.,deposes and says:
1. 1 arn AARON ELTON, who is the Manager of Intermountain Pacific, LLC, whose mailing
address is 2451 Gala Street, Suite 310, Street, Meridian, Idaho 83642 ("Intermountain
Pacific,LLC").
2. Intermountain Pacific, LLC is the fee simple owner of the parcel of real property described
on Ey-hibit A.attached hereto(the"Property").
3. Intermountain Pacific, L-1C, authorizes the submission of the Propeily to certain
Development Agreement dated the - day of 2023 pursuant to the
provisions set ft;rthlirl Idaho Code Sec"t'i-o"'n"67-651.IA and Eagle City Code Section 8-10-1,by
and between the City of Eagle, a inimicipal corporation in the State oJoLldaho, and Aaron
Elton, Intermountain Pacific, LLC(the"Agreement").
41—
DATED this 5 day of'.__. ov*C 2-02 3
By. 1INTER1zfOIJN TAINT PACIFIC, LLC
an Idaho limited liability company
114
By:
Aaron.Elton,Manager
SUBSCRIBED AND SWORN to before me this .....day of 2023.
J
Notary PulgiFfor Idaho
EMILY NUNIN
Notary Pubuc-state'of'4�daLhic Residing at _J�JC- -)c&, Idaho
1c, �2
Hum", r-1.0232064
My Commission expires
My Commission Expires May 2029
Page I of I
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