Development Agreement - 2024 - Headquarters Subdivision - 7/17/2024ADA COUNTY RECORDER Trent Tripple
BOISE IDAHO Pgs=13 BONNIE OBERBILLIG
CITY OF EAGLE, IDAHO
2024-039139
07/18/2024 11:04 AM
NO FEE
Recording Requested By and
When Recorded Return to:
City of Eagle
660 E. Civic Lane
P.O. Box 1520
Eagle, Idaho 83616
For Recording Purposes Do
Not Write Above This Line
DEVELOPMENT AGREEMENT
This Development Agreement, made and entered into on the date as indicated herein, by and
between the CITY OF EAGLE, a municipal corporation in the State of Idaho ("City"), by and through its
Mayor, and -MADE- A DEVELOPMENT, INC. ("Owner").
RECITALS
WHEREAS, the Owner is the owner of record of certain real estate identified as Ada County
parcel No. S0402346600 ("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, R;r-si5-1 8;
WHEREAS, the proposed development includes properties within an area currently zoned RUT
(Rural -Urban Transition Ada County designation); and
WHFREA.S, the Owner desires a R-3-DA (Residential with a development agreement) zoning
classification to develop a 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 residential development upon the Property must be limited with the use
of a development agreement to prevent undue damage to, and to otherwise be in harmony with, the existing
community; and
WHEREAS, the intent of this Development Agreement is to protect the rights of Owner's use and
enjoyment of the Property while at the same time limiting any adverse impacts of the development upon
neighboring properties and the existing community and ensuring the Property is developed in a manner
consistent with Eagle's Comprehensive Plan and City Code; and
WHEREAS, the Owner has agreed to the use restrictions and other limitations set forth herein upon
the use and development of the Property and has consented to a R.-3-DA (Residential with a development
agreement)zoning designation for the Property with the requirements set forth in this Development
Agreement; and
WHEREAS, the Owner has provided City with an affidavit agreeing to submit the Property to a
Development Agreement (Exhibit B) pursuant to Eagle City Code Section 8-10-l(C)(1) and be bound by
same; and
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WHEREAS, all exhibits mentioned herein are attached hereto and are incorporated herein by
reference.
AGREEMENT
In consideration of the mutual covenants contained herein, the parties agreed as follows:
ARTICLE I
LEGAL AUTHORITY
This Development Agreement is made pursuant to and in accordance with the provisions of Idaho Code
Section 67-6511A and Eagle City Code, Title 8, Chapter 10.
ARTICLE II
ZONING ORDINANCE AMENDMENT
The City will adopt an ordinance amending the Eagle Zoning Ordinance to rezone the Property that is the
subject of the application to the R-3-DA (Residential with a development agreement), after recordation of,
and subject to the provisions of this Development Agreement. The ordinance will become effective after
its passage, approval, and publication and the execution and recordation of this Development Agreement.
ARTICLE III
CONDITIONS ON DEVELOPMENT
3.1 The maximum density for the Property shall be 2.00-dwelling units per acres (20 single-family
lots).
3.2 Owner will develop the Property subject to the conditions and limitations set forth in this
Development Agreement. Further, 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 within this Agreement.
3.3 The Concept Plan (Exhibit C) represents the Owner's current concept for completion of the project.
As the Concept Plan evolves, the City understands and agrees that certain changes in that concept
may occur. If the City determines that any such changes require additional public comment due to
potential impacts on surrounding property or the community, a public hearing shall be held on any
proposed changes in the Concept Plan, notice shall be provided as may be required by the City.
3.4 The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) An allocation of responsibility for repair and maintenance of all community and privately
owned landscaping, pressurized irrigation facilities, fencing, and amenities. The owner shall
provide an operation and maintenance manual including the funding mechanism as an
addendum to the CC&Rs and the repair and maintenance requirement shall run with the land
and that the requirement cannot be modified and that the homeowners association or other
entity cannot be dissolved without the express consent of the city.
(b) A requirement for all fencing to be installed as shown on the Concept Plan Fence Exhibit
(Exhibit D). All fencing shall be in conformance with Eagle City Code Section 9-3-10. All
other fencing (i.e. dog-eared cedar, chainlink) shall be prohibited.
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(c) A requirement that in the event any of the CC&Rs are less restrictive than any government
rules, regulations or ordinances, then the more restrictive government rule, regulation or
ordinances shall apply. The CC&Rs are subject to all rules, regulations, laws and ordinances
of all applicable government bodies. In the event a governmental rule, regulation, law or
ordinance would render a part of the CC&Rs unlawful, then in such event that portion shall be
deemed to be amended to comply with the applicable rule, regulation, law or ordinance.
3.5 The required setbacks shall be as follows:
Front 30-feet (living and side entry garage)
33-feet (front load garage)
Rear 25-feet
Interior Side 7.5-feet (first story), 5-feet (each additional story)
Street Side 20-feet
Maximum Lot Coverage 40%
3.6 A letter of approval shall be provided to the City from the Eagle Sewer District indicating that the
property has been annexed into the Eagle Sewer District's service boundaries prior to the submittal
of a final plat application. Owner shall comply with all applicable Eagle Sewer District's
regulations and conditions prior to the submittal of a final plat application. Prior to issuance of any
building permits, Owner shall provide proof of central sewer service to the proposed residential use.
3.7 Owner shall provide a detailed arborist report and a tree inventory map identifying all existing trees
located on -site. The report shall identify, at a minimum, species, size, and health of the trees. The
arborist report and map shall be provided with the submittal of a design review application. All
living trees shall be preserved, unless otherwise determined by the Design Review Board and the
City Council. A detailed landscape plan showing how the trees will be integrated into the open
space areas or private lots (unless approved for removal by the City Council) shall be provided for
City Council final approval prior to the submittal of a final plat. Construction fencing shall be
installed (pursuant to the Design Review Board's direction) to protect all trees that are to be
preserved, prior to the commencement of any construction on the site. No trees shall be removed
from the site prior to city approval of a tree removal and replacement plan.
3.8 Owner shall submit a design review application showing at a minimum: 1) proposed development
signage, 2) planting details within the proposed and required landscape islands and all common
areas throughout the development, 3) elevation plans for all proposed common area structures and
irrigation pump house (if proposed), 4) landscape screening details of the irrigation pump house (if
proposed), 5) useable amenities such as picnic tables, covered shelters, benches, garden boxes,
gazebos, and/or similar amenities, 6) all proposed fencing throughout the development, and 7)
street lights. The design review application shall be reviewed and approved by the Eagle Design
Review Board and City Council prior to the submittal of a final plat application.
3.9 Owner shall provide a landscaped buffer berm around the southern elevation of the pressurized
irrigation pumphouse. The landscaped buffer berm shall be reviewed and approved by the Design
Review Board and City Council prior to submittal of final plat application. The landscaped buffer
berm shall be installed prior to the City Clerk signing the final plat.
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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.
ARTICLE V
DEFAULT
5.1 In the event the Owners fail to comply with the commitments set forth herein, within thirty (30)
days of written notice of such failure from City, City shall have the right, without prejudice to any
other rights or remedies, to cure such default or enjoin such violation and otherwise enforce the
requirements contained in this Development Agreement or to terminate the Development
Agreement following the process established in Eagle City Code Section 8-10-1.
5.2 If required to proceed in a court of law or equity to enforce any provision of this Development
Agreement, City shall be entitled to recover all direct out-of-pocket costs so incurred to cure or
enjoin such default and to enforce the commitments contained in this Development Agreement,
including attorneys' fees and court costs.
5.3 If the terms of this Development Agreement expires prior to completion of the Conditions of
Development or without an amendment to this Agreement for its extension being in process in
accordance with the notice and hearing provisions of Idaho Code Section 67-6509, as required by
Eagle City Code Section 8-10-1, use of the property shall be limited to those uses allowed within an
A-R (Agricultural -Residential) zoning designation until City enacts and records an ordinance
changing the property to the A-R (Agricultural -Residential) zoning designation.
ARTICLE VI
UNENFORCEABLE PROVISIONS
Subject to terms of Section 5.3 above, if any term, provision, commitment, or restriction of this
Agreement or the application thereof to any party or circumstances shall, to any extent, be held invalid or
unenforceable, the remainder of this instrument shall nevertheless remain in full force and effect and that
portion determined to be invalid or unenforceable shall be re -negotiated in good faith between Owner(s)
(or other appropriate party) and City.
ARTICLE VII
ASSIGNMENT AND TRANSFER
After its execution, the Development Agreement shall be recorded in the office of the County Recorder at
the expense of the Owner. Each commitment and restriction on the development shall be a burden on the
Property, shall be appurtenant to and for the benefit of the Property, adjacent property, and other
residential property near the Property and shall run with the land. This Development Agreement shall be
binding on Owner, and its respective heirs, administrators, executors, agents, legal representatives,
successors, and assigns; provided, however, that if all or any portion of the development is sold, the
sellers shall thereupon be released and discharged from any and all obligations in connection with the
property sold arising under this Agreement. The new owner of the Property or any portion thereof
(including, without limitation, any owner who acquires its interest by foreclosure, trustee's sale or
otherwise) shall be bound by and liable for all commitments and other obligations arising under this
Agreement with respect to the Property or portion thereof.
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ARTICLE VIII
GENERAL MATTERS
8.1 Amendments. Any alteration or change to this Development Agreement shall be made only after
complying with the notice and hearing provisions of Idaho Code Section 67-6509, as required by
Eagle City Code Section 8-10-1.
8.2 Paragraph Headings. This Development Agreement shall be construed according to its fair
meaning and as if prepared by both parties hereto. Titles and captions are for convenience only and
shall not constitute a portion of this Development Agreement. As used in this Development
Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be
deemed to include the others wherever and whenever the context so dictates.
8.3 Choice of Law. This Development Agreement shall be construed in accordance with the laws of
the State of Idaho in effect at the time of the execution of this Development Agreement. Any action
brought in connection with this Development Agreement shall be brought in a court of competent
jurisdiction located in Ada County, Idaho.
8.4 Legal Representation. Both the Owner and City acknowledge that they each have been represented
by legal counsel in negotiating this Development Agreement and that neither party shall have been
deemed to have been the draftor of this agreement.
8.5 Notices. Any notice which a party may desire to give to another party must be in writing and may
be given by personal delivery, by mailing the same by registered or certified mail, return receipt
requested postage prepaid, or by Federal Express or other reputable overnight delivery service, to
the party to whom the notice is directed at the address of such party set forth below;
City: City of Eagle
660 E. Civic Lane
Eagle, ID 83616
Owner:
Madera Development, Inc.
Attn: Thomas Ricks
5655 West Floating Feather Road
Eagle, ID, 83616
Or such other address and to such other persons as the parties may hereafter designate. Any such
notice shall be deemed given upon receipt if by personal delivery, forty-eight (48) hours after
deposit in the United States mail, if sent by mail pursuant to the foregoing, or twenty-four (24)
hours after timely deposit with a reputable overnight delivery service.
8.6 Financial Assurance. In addition to the other remedies afforded City herein, Owner agrees to
provide adequate financial assurance to City, to secure the payment of any deferred balance of the
attorney fees and the engineering fees, together with interest accrued thereon. City shall provide to the
Owner an estimate for the anticipated attorney fees and engineering fees associated with this
Agreement. The Owner shall provide a cash deposit, letter of credit or a bond in the amount of the
estimated fees associated with the work undertaken pursuant to the terms of this Agreement. Thereafter,
City shall bill Owner for such fees, adjusting the estimates as appropriate. The Owner shall make
payments for such fees as incurred by City and as invoiced to the Owner or, if Owner has made a cash
deposit with City, City may draw on the deposit to pay its invoice. If the financial assurance deposited
by Owner is in the form of a letter of credit, and if the Owner fails to make payment for such fees when
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actually incurred by City and invoiced, then following thirty (30) days of written notice of such failure
from City, City 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, City shall release to the Owner the unused portion of the cash
deposit or the letter of credit, as applicable. City's draw upon the financial assurance under this Section
shall not preclude it from exercising any of the other rights and remedies afforded it in Article V or in
Section 8.7.
8.7 Default. In the event Owner fails to comply with the terms and conditions hereof in any material
respect, the City may, without further notice to Owner, exercise any or all of the following
remedies.
A. Withhold the issuance of any building permit or certificate of occupancy of any structure
located within the Project;
B. Withhold the connection of water, sewer or electric service to any property located within the
Project;
C. Refuse to accept public ownership and maintenance of public improvements within the Project
and record a notice of such action with the Ada County Recorder's Office;
D. Issue a stop work order for any building under construction within the Project;
E. Withhold reimbursement of Project surety/financial guarantee of performance collected
pursuant to Section 9-4-2-2 of the City Code;
F. Bring an action for damages, injunctive relief, specific performance or any other remedy
available at law or in equity;
All of the above remedies are cumulative and to the extent not wholly inconsistent with each other,
may be enforced simultaneously or separately, at the sole discretion of the City.
8.8 Attorney. The prevailing party in any claims or disputes arising out of this Agreement shall be
entitled to recover reasonable attorney's fees in addition to other relief which a court of competent
jurisdiction may award.
8.9 Effective Date. This Development Agreement shall be effective upon the signing and execution of
this agreement by both parties.
8.10 Authority to Enter Into Agreement: By the execution and delivery of this Agreement by the parties,
and the performance of their covenants and obligations therein, the parties acknowledge such action
has been duly authorized by all necessary corporate (or LLC) action, and necessary corporate (or
LLC) resolution(s) have been executed for the undersigned representatives to sign this Agreement
and so bind their respective parties.
8.11 Termination: If the Property is not developed as conditioned herein, this agreement shall terminate
5-years after the Effective Date.
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COUNTERPART SIGNATURE PAGE
IN WITNESS WHEREOF, the parties have executed this Development Agreement.
J e
DATED this / 7 day of CLl7 , 2024.
CITY OF EAGLE, a munici rporation organized
and existing under t he State of Idaho
By:
Pike, Mayor
A EST: .•`,s`k- OF ECtt'
:o F•;
11
Tracy shorn, City Clerk t.
SEAL,;
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STATE OF IDAHO )
County of Ada )
ss.
On this ti day of , in the year liAM , before me, the undersigned, a Notary
Public in and for said State, per3ona11y appeared BRAD PIKE, known to me to be the MAYOR of said
municipal corporation that executed this instrument and the persons who executed the said instrument on
behalf of said corporation, and acknowledged to me that such corporation executed the same.
In witness whereof, I have hereunto set my hand and affixed y official seal the day and year first
written.
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Residing at: 61`1_.L
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My Commission Expires: Is
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COUNTERPART SIGNATURE PAGE
IN WITNESS WHEREOF, the parties have executed this Development Agreement.
DATED this 11 day of j\ V\ , 2024.
STATE OF IDAHO
County of Ada )
On this / 7 day of t1 , 2024, before the undersigned notary public in and for
the said state, personally appeared T MAS RICKS, known and identified to me to be the President of
MADERA DEVELOPMENT, INC., known or identified to me to be the owners of the property
referenced herein and the persons who executed the foregoing instrument.
: ss.
OWNER: `SERA DEVELOPMENT,_INC.
By: / - evt, /� LL¢L T//
Thomas Ricks, President
IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year first above
written.
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Residing at: 6.04. Lc) �G�14ip
My Commission Expires: $ Ji z /2. g
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INDEX OF EXHIBITS
A - Legal Description
B Affidavit of Owner
C - Concept Plan
D Fencing Plan
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EXHIBIT "A"
ISG
IDAHO
SURVEY
GROUP
Description for
Headquarters Subdivision Annexation
July 6, 2020
9955 W Emerald St
Boise, ID 83704
Phone: (208) 846-8570
Fax: (208) 884-5399
A parcel of land being a portion of the Southeast 1/4 of the Southwest 1/4 of Section 2 and a portion of
the Northeast 1/4 of the Northwest 1/4 of Section 11, Township 4 North, Range 1 West, Boise Meridian,
located in the City of Eagle, Ada County, Idaho, being more particularly described as follows:
BEGINNING at the South 1/4 corner of said Section 2, from which the Southwest corner of said Section
2 bears North 89°12'18" West, 2629.79 feet;
thence on the exterior boundary line of Snoqualmie Falls Subdivision No. 1, according to the
official plat thereof, recorded in Book 104 of Plats at Page 14169, Ada County Records, the
following three (3) courses and distances:
North 89°12'18" West, 68.60 feet;
South 47°26'22" West, 14.12 feet;
South 89°53'34" West, 671.50 feet to the exterior boundary line of Snoqualmie Falls
Subdivision No.3, according to the official plat thereof, recorded in Book 106 of Plats at
Page 14535, Ada County Records;
thence on said exterior boundary line the following two (2) courses and distances:
South 89°53'34" West, 100.37 feet;
North 01°00'42" East, 524.69 feet to the South right-of-way line of W. Floating
Feather Rd.;
thence continuing North 01°00'42" East, 26.73 feet to the centerline of W. Floating Feather Rd.;
thence on said centerline the following two (2) courses and distances:
South 89°17'22" East, 622.22 feet;
240.33 feet along the arc of a curve to the right, having a radius of 426.20 feet, a central
angle of 32°18'32" and a long chord which bears South 73°19'35" East, 237.16 feet, to
the East line of said Southeast 1/4 of the Southwest 1/4;
thence on said East line, South 01"00'52" West, 465.61 feet to the POINT OF BEGINNING.
Containing 10.52 acres, more or Tess.
End of Description.
EXHIBIT "B"
Affidavit of THOMAS RICKS on behalf of Madera Development, Inc.
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO
) ss.
County of Ada
THOMAS RICKS, who being first duly sworn under oath, deposes and says:
1. I am THOMAS RICKS who is the President of Madera Development, Inc., whose
mailing address is 5655 West Floating Feather Road, Eagle, ID 83616 ("Madera Development, Inc.").
2. Madera Development, Inc. is the fee simple owner of the parcel of real property
described on Exhibit A, attached hereto (the "Property").
3. Madera Development, Inc., authorizes the submission of the Property to certain
Development Agreement dated the f1 day of , 2024 pursuant to the provisions set
forth in Idaho Code Section 67-6511A and Eagle CityW ode Section 8-10-1, by and between the City of
Eagle, a municipal corporation in the State of Idaho, and Thomas Ricks, President of Madera
Development, Inc. (the "Agreement").
DATED this 7 day of )(C , 2024.
By: Madera Development, Inc.
By:
homas Ricks, President
SUBSCRIBED AND SWORN to before me this/ / day of
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My Commission expires S7 I z z
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, 2024.
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