HomeMy WebLinkAboutNMID James Ranch 280 LLC and Black Cat Meridian-77 LLC Creason Lateral for Baratza Subdivision LA DATE: 16 April 2026
TO: Sawtooth Law Offices, PLLC
FROM: NA PA & MERIDIAN BRRiGATION DISTRICT
License, Easement, Project and/or Crossing Agreement(s)
Approved on March & AprH 2026
License Agreement 21 pages
Magnolia East Dayspring Owner, LLC
Sky Pilot Drain
Instrument#2026-023839
License Agreement 5 pages
Intermountain Gas Company
Savage Lateral
Instrument#2026-012674
License Agreement 20 pages
Main & Main Capital Group, LLC
Fox Lateral
Instrument#2026-012675
Agreement 11 pages
The City of Meridian
Creason Lateral
Instrument#2026-024649
License Agreement 42 pages
James Ranch 280, LLC &
Black Cat Meridian-77, LLC
Creason Lateral
Instrument#2026-024650
Instrument N 2026-024650
Ada County Boise Idaho
04/09/2026 09:02:22 4M No. of Pages: 42
Recorded for: NAMPA & MERIDIAN IRRIGATION DISTRICT
Trent Tripple Fee: $0.00
boberbillig
1111 P.M.NN,MUNIFURl
LICENSE AGREEMENT
(Baratza Subdivision-Creason Lateral)
This LICENSE AGREEMENT, is made and entered into this day of 2026,
by and between NAMPA & MERIDIAN IRRIGATION DISTRICT, an irrigation dist 'ct organized and
existing under and by virtue of the laws of the State of Idaho,hereinafter referred to as the "District", and
JAMES RANCH 280, LLC, an Idaho limited liability company,
Whose address is: 1510 Parkside Drive E., Seattle,WA 98112, and
BLACK CAT MERIDIAN-77, LLC, an Idaho limited liability company,
Whose address is: 1510 Parkside Drive E., Seattle,WA 98112
hereinafter collectively referred to as the "Licensee",'
WITNESSETH:
WHEREAS,the District owns the irrigation/drainage ditch,lateral or canal known as the CREASON
LATERAL (hereinafter referred to as"ditch or canal"),an integral part of the irrigation and drainage works
and system of the District, together with the easement therefor to convey irrigation and drainage water,to
operate, clean,maintain, and repair the ditch or canal, and to access the ditch or canal for those purposes;
and,
WHEREAS,the District operates,cleans,maintains,repairs and protects the ditch or canal for the
benefit of District landowners; and,
WHEREAS,the Licensee is the owner of real property that is servient to the District's ditch or canal
and easement, and is particularly described in the "Legal Description" and/or deeds attached hereto as
Exhibit A and by this reference made a part hereof; and,
WHEREAS,the ditch or canal crosses and intersects near the real property described in Exhibit A
as shown on Exhibit B, attached hereto and by this reference made a part hereof; and,
WHEREAS,the Licensee desires a license to cross, encroach upon or modify said ditch or canal
and/or the District's easement under the terms and conditions of this License Agreement;
NOW,THEREFORE,for and in consideration of the premises and of the covenants,agreements and
conditions hereinafter set forth,the parties agree as follows:
' Black Cat Meridian-77,LLC amended its name in 2022 to James Ranch 280,LLC but Black Cat
Meridian-77,LLC is on the last vesting deed for some of the parcels/property referenced in Exhibit A and thus Black
Cat Meridian-77,LLC is a signatory to this License Agreement.
LICENSE AGREEMENT - 1
A. Acknowledgment of the District's Easement.
1. Licensee acknowledges that the District's easement for the ditch or canal includes a
sufficient area of land to convey irrigation and drainage water,to operate,clean,maintain and repair the ditch
or canal,and to access the ditch or canal for said purposes,and is a minimum of 40 feet,20 feet to either side
of the centerline for this section of the Creason Lateral and pursuant to the Easement to the District for the
relocated Creason Lateral by certain Easement recorded as Instrument No. 2021-180210, records of Ada
County,Idaho.
B. Scope of License
1. The Licensee shall have the right to modify the ditch or canal or encroach upon the District's
easement along the ditch or canal in the manner described in the "Purpose of License" attached hereto as
Exhibit C and by this reference made a part hereof.
2. Any crossing,encroachment upon or modification of the ditch or canal and/or the District's
easement shall be performed and maintained in accordance with the"Special Conditions"stated in Exhibit
D, attached hereto and by this reference made a part hereof, Any difference or discrepancy between the
items listed in Exhibit C, "Purpose of License," and any plans or drawings referenced in or attached to
Exhibit D shall be resolved in favor of Exhibit C. Licensee shall only be permitted to cross,encroach upon
or modify the ditch or canal and/or the District's easement as described in Exhibit C even if any plans or
drawings referenced or attached to Exhibit D provide or show otherwise.
3. This License Agreement pertains only to the Licensee's crossing, encroachment upon or
modification of the ditch or canal and/or the District's easement for the purposes and in the manner described
herein. The Licensee shall not excavate, discharge, place any structures, nor plant any trees, shrubs or
landscaping within the District's easement, nor perform any construction or activity within the District's
easement for the ditch or canal except as referred to in this License Agreement without the prior written
consent of the District.
4. The Licensee recognizes and acknowledges that the license granted this License Agreement
pertains only to the rights of the District as owner of an easement. The District has no right or power to
create rights in the Licensee affecting the holder of title to the property subject to the District's easement.
Any such rights affecting fee title must be acquired by the Licensee from the holder of title to the property.
Should Licensee fail to obtain such rights from the holder of title to the property or should the rights obtained
prove legally ineffectual, Licensee shall hold harmless, indemnify and defend the District from any claim
by any party arising out of or related to such failure of rights and at the option of the District this License
Agreement shall be of no force and effect.
C. Facility Construction, Operation,Maintenance and Repair
1. Licensee agrees that the work performed and the materials used in any construction permitted
by this License Agreement shall at all times be subject to inspection by the District and the District's
engineers,and that final acceptance of the such work shall not be made until all such work and materials shall
have been expressly approved by the District. Such approval by the District shall not be unreasonably
LICENSE AGREEMENT - 2
withheld.
2. Each facility (facility" as used in this License Agreement means any object or thing
installed by the Licensee on,over or in the vicinity of the District's easement)shall be constructed,installed,
operated,maintained,and repaired at all times by the Licensee at the cost and expense of the Licensee.
3. Licensee agrees to construct,install,operate,maintain and repair each facility and conduct
its activities within or affecting the District's easement so as not to constitute or cause:
a. a hazard to any person or property;
b. an interruption or interference with the flow of irrigation or drainage water in the
ditch or canal or the District's delivery of irrigation water;
C. an increase in seepage or any other increase in the loss of water from the ditch;
d. the subsidence of soil within or adjacent to the easement;
e. an interference with the District's use of its easement to access, operate, clean,
maintain, and repair the ditch or canal;
f. any other damage to the District's easement and irrigation or drainage works.
4. The Licensee agrees to indemnify,hold harmless, and defend the District from all claims
for damages arising out of any of the Licensee's construction or activity which constitutes or causes any of
the circumstances enumerated in the preceding paragraph, 3.a. through 3.f., or any other damage to the
easement and irrigation or drainage works which may be caused by the construction,installation,operation,
maintenance,repair, and any use or condition of any facility.
5. The Licensee shall,upon demand of the District,remove any facility or repair any alteration
of the District's easement which interferes with the District's operation and maintenance of the ditch or canal,
or causes or contributes to any of the circumstances enumerated in the preceding paragraph,3.a.through 31,
or any other damage to the easement and or drainage works. The District shall give reasonable notice to the
Licensee,and shall allow the Licensee a reasonable period of time to perform such maintenance,repair,and
other work,except that in cases of emergency the District shall attempt to give such notice as is reasonable
under the circumstances. The District reserves the right to perform any and all work which the Licensee fails
or refuses to perform within a reasonable period of time after demand by the District. The Licensee agrees
to pay to the District, on demand, the costs which shall be reasonably expended by the District for such
purposes. Nothing in this paragraph shall create or support any claim of any kind by the Licensee or any
third party against the District for failure to exercise the options stated in this paragraph, and the Licensee
shall indemnify,hold harmless and defend the District from any claims made against the District arising out
of or relating to the terms of this paragraph,except for claims arising solely out of the negligence or fault of
the District.
D. District's Rights Are Paramount
1. The Licensee understands and agrees that the ditch or canal is a manmade channel that was
constructed and is used and maintained by the District for the exclusive purpose of conveying irrigation or
drainage water to lands within the District. As such,Licensee further acknowledges and agrees that the ditch
or canal does not constitute a natural or navigable watercourse or stream.
LICENSE AGREEMENT- 3
2. The parties hereto understand and agree that the District has no right in any respect to impair
the uses and purposes of the irrigation or drainage works and system of the District by this License
Agreement,nor to grant any rights in its irrigation or drainage works and system incompatible with the uses
to which such irrigation or drainage works and system are devoted and dedicated and that this contract shall
be at all times construed according to such principles.
3. Nothing herein contained shall be construed to impair the ditch or canal or the District's
easement, and all construction and use of the District's easement by the Licensee and the license herein
provided therefor shall remain inferior and subservient to the rights of the District to the use of the ditch or
canal for the transmission and delivery of irrigation or drainage water.
4. The Licensee agrees that the District shall not be liable for any damages which shall occur
to any facility in the reasonable exercise of the rights of the District in the course of performance of
maintenance or repair of the ditch or canal. The Licensee further agrees to suspend its use of the said
easement areas when the use of the easement areas is required by the District for maintenance or repair under
this or any other paragraph of this License Agreement.
5. In the event of the failure,refusal or neglect of the Licensee to comply with all of the terms
and conditions of this License Agreement, the license of the Licensee under the terms hereof may be
terminated by the District,and any facility, structure,plant,or any other improvement in or over the ditch,
and the right of way therefor,which may impede or restrict the maintenance and operation of such ditch or
canal by the District with its equipment for the maintenance of the ditch or canal shall be promptly removed
by the Licensee upon demand of the District.
E. Applicable Law and Jurisdiction Unaffected.
1. Neither the terms of this License Agreement,the permission granted by the District to the
Licensee,the Licensee's activity which is the subject of this License Agreement,nor the parties exercise of
any rights or performance of any obligations of this License Agreement, shall be construed or asserted to
extend the application of any statute, rule, regulation, directive or other requirement, or the jurisdiction of
any federal, state, or other agency or official to the District's ownership, operation, and maintenance of its
canals,drains,irrigation or drainage works and facilities which did not apply to the District's operations and
activities prior to and without execution of this License Agreement.
2. In the event the District is required to comply with any such requirements or is subject to
the jurisdiction of any such agency as a result of execution of this License Agreement or the Licensee's
activity authorized hereunder,Licensee shall indemnify,hold harmless and defend the District from all costs
and liabilities associated with the application of such laws or the assertion of such jurisdiction or, at the
option of the District, this License Agreement shall be of no force and effect and the Licensee shall cease
all activity and remove any facility authorized by this License Agreement.
F. Indemnification
1. In addition to all other indemnification provisions herein, Licensee further agrees to
indemnify,hold harmless and defend the District from any injury,damages,claim,lien,cost and/or expense
LICENSE AGREEMENT- 4
(including reasonable attorney's fees)incurred by,or asserted against,the District by reason of the negligent
acts or omissions of Licensee or its agents,contractors or subcontractors in performing the construction and
activities authorized by this License Agreement.
G. Fees and Costs
1. The Licensee agrees to pay reasonable attorney fees and engineering fees charged by the
attorney for the District or by the engineers for the District in connection with the negotiation and preparation
of this License Agreement.
2. Should either party incur costs or attorney fees in connection with efforts to enforce the
provisions of this License Agreement,whether by institution of suit or not,the party rightfully enforcing or
rightfully resisting enforcement of the provisions of this License Agreement,or the prevailing party in case
suit is instituted,shall be entitled to reimbursement for its costs and reasonable attorney fees from the other
ply.
H. Miscellaneous
1. No Claims Created. Nothing in this License Agreement shall create or support a claim of
estoppel,waiver,prescription or adverse possession by the Licensee or any third party against the District.
2. Amendment and Modification. Any amendment or modification of this License Agreement
must be in writing and signed by all parties to be enforceable.
3. Interpreted. This License Agreement shall be interpreted and enforced in accordance with
the laws of the State of Idaho. This License Agreement is not intended for the benefit of any third party and
is not enforceable by any third party. If any provision of this License Agreement is determined by a court
of competent jurisdiction to be invalid or otherwise unenforceable,all remaining provisions of this License
Agreement shall remain in full force and effect. The parties represent and warrant to each other that they
each have authority to enter this License Agreement. The catchlines or section headings herein set forth are
provided only for the convenience of the parties in locating various provisions of this License Agreement,
and are not intended to be aids in interpretation of any provision of this License Agreement with respect to
which the parties might disagree at some future time,and shall not be considered in any way in interpreting
or construing any provision of the License Agreement.
4. Bindin Ems. The covenants,conditions and agreements herein contained shall constitute
covenants to run with, and running with,the real property described in Exhibit A, and shall be binding on
each of the parties hereto and on all parties and all persons claiming under them or either of them,and the
advantages hereof shall inure to the benefit of each of the parties hereto and their respective successors and
assigns,including,but not limited to,dedications,transfers and assignments of facilities to public entities.
5. Notices. Any and all notices, demands, consents and approvals required pursuant to this
License Agreement shall be delivered to the parties as follows:
Nampa&Meridian Irrigation District See page 1 for Licensee
LICENSE AGREEMENT - 5
5525 East Greenhurst
Nampa, ID 83686
Notices shall be deemed to have been delivered upon hand deposit in the United States mail as
provided above.
6. Counterparts. This License Agreement may be executed and delivered in counterparts,each
of which shall be deemed to be an original and all of which shall constitute one and the same instrument.
IN WITNESS WHEREOF, the District has hereunto caused its name to be subscribed and the
Licensee has caused its name to be subscribed by its duly authorized officer,all as of the day and year herein
first above written.
NAMPA&MERIDIAN IRRIGATION DISTRICT
ERIKAOLVERA
COMMISSION#20223187 By `
NOTARY PUBLIC David Duvall,Water Superintendent
STATE OF IDAHO
STATE OF IDAHO )
) ss:
County of Canyon )
On this day of ' , 2026,before me,the undersigned, a Notary Public in
and for said State,personally appeared D VID DUVALL,known to me to be the Water Superintendent of
NAMPA & MERIDIAN IRRIGATION DISTRICT, the irrigation district that executed the foregoing
instrument and acknowledged to me that such irrigation district executed the same.
IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal,the day
and year in this certificate first above written. 0� - J,
Nota Public fo Idaho (�
ERIKA OLVERA Residing at i ,Idaho
COMMISSION#20223187 My Commission Expires:
NOTARY PUBLIC
STATE OF IDAHO
LICENSE AGREEMENT - 6
JAMES RANCH 280, LLC, an Idaho limited liability company,
�f
By; rriga o ng Tstng
Its: Ma 01 C»)baC
STATE OF -;�O )
�-J )ss. 7-
County of �` ) ell s
On this 30 day of / /�1�1i� ,2026 efore Ime,the undersigned,a notary public in and
for said state,personally appeared own to me to be the N4gig Member of JAMES
RANCH 280, LLC, the entity that executed the foregoing instrument, and acknowledged to me that said
entity executed the same.
IN WITNESS WHEREOF,I have hereunto set my hand an7n��
al,the day and year
in this certificate first above written.
Nota Public for
Residing at 0xrl;f ,
EKATIE R.KELLY My Commission Expires:
COMMISSION#37638 ?,�-72__
NOTARY PUBLIC
STATE O� IDAHo LACK CAT MERIDIAN-77, LLC, an Idaho limited liability
company,
By nny 'Tseny
Its: Mev),b��..
STATE OF
)ss.
County of
On this 3v day ofG`✓ —" ,2026,be/ore me,the undersigned,a notary public in and
for said state,personally appeared Stephen-g rrigao Kh r W,,j,ro me to be the Maaagiag.Member of BLACK
CAT MERIDIAN-77,LLC,the entity that executed the foregoing instrument,and acknowledged to me that
said entity executed the same.
IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal,the day and year
in this certificate first above written.
=OTARYPUBLIC
. Nota Public for
Residing at 4�i s My Commission Expires:
LICENSE AGREEMENT - 7
1
ROB
October 31, 2025
Project No. 123200
EXHIBIT"A"
BARATZA SUBDIVISION PHASE 1
FINAL PLAT DESCRIPTION
A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North,
Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, being more particularly described as
follows:
Commencing at the Northwest Corner of Section 34 of said Township 4 North, Range 1 West, (from which
point the North One Quarter Corner of said Section 34 bears South 89°35'48" East, 2654.01 feet (formerly
described as 2653.94') distant),said Northwest Corner of Section 34 being the POINT OF BEGINNING;
Thence South 890 35'48" East,a distance of 233.60 feet on the north line of said Section 34;
Thence South 000 24' 11"West,a distance of 33.00 feet to a point on the southerly right of way
Line of West McMillan Road;
Thence South 890 35'48"East, a distance of 2420.22 feet on said southerly right of way line of
West McMillan Road to a point on the north-south mid-section line of said Section 34;
Thence South 000 43'59"West, a distance of 72.00 feet on said north-south mid-section line;
Thence North 890 35'48"West,a distance of 281.93 feet;
Thence South 000 24' 12"West, a distance of 241.33 feet;
Thence South 380 51'40"West, a distance of 31.29 feet;
Thence South 000 24' 12"West, a distance of 225.00 feet;
Thence South 890 35'48"East, a distance of 110.00 feet;
Thence North 000 24' 12" East, a distance of 42.53 feet;
Thence South 890 35' 48" East, a distance of 188.80 feet to a point on said north-south mid-
section line;
Thence South 000 43'59"West, a distance of 111.70 feet on said north-south mid-section line;
Thence North 890 35'48"West, a distance of 136.64 feet;
Thence South 390 21'06"West, a distance of 7.20 feet;
Thence South 000 24' 12"West, a distance of 50.15 feet;
Thence North 890 35'48"West, a distance of 47.00 feet;
Thence North 000 24' 12"East,a distance of 37.63 feet;
Thence North 460 43'56"West, a distance of 2.94 feet;
Thence North 890 35'48"West, a distance of 107.84 feet;
Thence South 000 24' 12"West, a distance of 479.25 feet;
Thence North 890 35'48"West, a distance of 33.12 feet;
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208,939.4041 thelandgroupinc.com
Exhibit A, page 1
Page 2 of 2
Thence South 000 24' 12"West, a distance of 161.99 feet to a point on the east-west 1/16th
section line of the Northwest Quarter of said Section 34;
Thence North 890 26'10"West,a distance of 146.11 feet on said east-west 1/16th section line;
Thence North 000 24' 12"East,a distance of 132.05 feet;
Thence South 890 35'48" East,a distance of 28.05 feet;
Thence North 000 24' 12"East,a distance of 280.00 feet;
Thence North 890 35'48"West, a distance of 93.63 feet;
Thence South 000 24' 12"West, a distance of 17.39 feet;
Thence North 890 35'48"West,a distance of 47.00 feet;
Thence North 000 24' 12" East,a distance of 11.67 feet;
Thence North 4411 35'48"West,a distance of 28.28 feet;
Thence North 890 35'48"West,a distance of 160.00 feet;
Thence South 450 24'12"West, a distance of 28.28 feet;
Thence South 000 24' 12"West, a distance of 21.28 feet;
Thence North 890 35'48"West, a distance of 47.00 feet;
Thence North 000 24' 12"East,a distance of 21.28 feet;
Thence North 440 35'48"West,a distance of 28.28 feet;
Thence North 890 35'48"West,a distance of 160.00 feet;
Thence South 450 24' 12"West, a distance of 28.28 feet;
Thence South 000 24'12"West, a distance of 90.00 feet;
Thence North 890 35'48"West, a distance of 1347.22 feet;
Thence North 000 24' 12"East, a distance of 20.09 feet;
Thence North 890 35'48"West, a distance of 157.78 feet;
Thence South 000 24' 12"West, a distance of 330.63 feet to a point on said east-west 1/16th
section line;
Thence North 890 26' 10"West, a distance of 109.43 feet to the N 1/16th corner common to
said Section 34 and Section 33 of said Township 4 North, Range 1 West;
Thence North 000 27'23" East, a distance of 1315.86 feet(formerly described as 1315.80'), on
the west boundary line of said Section 34 to the POINT OF BEGINNING.
The above described parcel contains 54.49 acres more or less.
PREPARED BY: L LAN'
The Land Group, Inc. ��$ T
P. 7880
10-31-2025
James R.Washburn, PLS �•Y,�T�of 0A���
SR.WA�
THE
LAND 462 East Shore Drive, Suite '100, Eagle, Idaho 83616 208.939,4041 thelandgroupirtc.com
GROUP
Exhibit A, page 2
: �--
~� LAND
LE GROUP
June 18, 2025
Project No. 123200
EXHIBIT"A"
BARATZA SUBDIVISION PHASE 2
FINAL PLAT DESCRIPTION
A parcel of land located in the North Half of the Northwest Quarter of Section 34,Township 4 North,
Range 1 West, Boise Meridian, City of Meridian,Ada County, Idaho, being more particularly described as
follows:
Commencing at the Northwest Corner of Section 34 of said Township 4 North, Range 1 West (from which
point the North One Quarter Corner of said Section 34 bears South 89°35'48" East, 2654.01 feet distant);
Thence South 00'27'23" West,a distance of 1315.86 on the west line of said Section 34 to the North 1/16th
corner common to Section 33 and 34 of said Township 4 North, Range 1 West;
Thence South 89'26' 10" East, a distance of 109.43 feet on the east-west 1/16th section line of the
Northwest Quarter of said Section 34 to the southeast corner of Lot 1, Block 2 of Baratza Subdivision Phase
1, as same is recorded in Book of Plats at Page of Ada County Records,said point being
the POINT OF BEGINNING;
Thence on the exterior boundary line of said Baratza Subdivision Phase 1 for the following courses
and distances:
Thence North 00°24' 12" East, a distance of 330.63 feet;
Thence South 89°35'48" East, a distance of 157.78 feet;
Thence South 00°24' 12"West,a distance of 20.09 feet;
Thence South 89°35'48" East, a distance of 1347.22 feet;
Thence North 00°24' 12" East,a distance of 90.00 feet to a point of curve;
Thence 31.42 feet on the arc of a curve to the right, having a radius of 20.00 feet, a central angle of
90'00'00", and whose chord bears North 45°24' 12" East, a distance of 28.28 feet;
Thence South 89°35'48" East, a distance of 160.00 feet to a point of curve;
Thence 31.42 feet on the arc of a curve to the right, having a radius of 20.00 feet, a central angle of
90'00'00",and whose chord bears South 44'35'48" East, a distance of 28.28 feet;
Thence South 00°24' 12"West,a distance of 21.28 feet;
Thence South 89°35'48" East, a distance of 47.00 feet;
Thence North 00'24' 12" East, a distance of 21.28 feet to a point of curve;
Thence 31.42 feet on the arc of a curve to the right, having a radius of 20.00 feet, a central angle of
90°00'00", and whose chord bears North 45°24' 12" East,a distance of 28.28 feet;
Thence South 89'35'48" East, a distance of 160.00 feet to a point of curve;
Thence 31.42 feet on the arc of a curve to the right, having a radius of 20.00 feet,a central angle of
90°00'00", and whose chord bears South 44'35'48" East, a distance of 28.28 feet;
Thence South 00°24' 12"West,a distance of 11.67 feet;
Thence South 89°35'43" East, a distance of 47.00 feet;
Thence North 00' 24' 12" East, a distance of 17.39 feet;
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208,939.4041 thelandgroupinc.com
Exhibit A, page 3
Page 2 of 2
Thence South 89'35'48" East, a distance of 93.63 feet;
Thence South 00'24' 12"West, a distance of 280.00 feet;
Thence North 89°35'48"West,a distance of 28.05 feet;
Thence South 00'24' 12" West,a distance of 132.05 feet to a point on said east-west 1/16th Section
Line of the Northwest Quarter of said Section 34;
Thence North 89°26' 10"West, a distance of 2064.59 feet on said east-west 1/16th Section Line of
the Northwest Quarter of said Section 34 to the POINT OF BEGINNING.
The above described parcel contains 16.41 acres more or less.
PREPARED BY:
The Land Group, Inc. LA D
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a 7880 2
18-2025
s� �o
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James R.Washburn, PLS JI�'SR.WA�
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0�LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
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Exhibit A, page 4
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Exhibit A, page 5
EXHIBIT B
Location of Property/Canal
See Exhibit D-1 attached hereto.
EXHIBIT C
Purpose of License
The purpose of this License Agreement is to permit Licensee to:
1. replace six box culverts and approximately 240 LF of prior piping of the Creason Lateral
at W. Quintale Street,N.Bartok Avenue and N. Grand Lake Way(each crossing will have
two cast in place box culverts and approximately 80 LF of piping removed and replaced
with 48-inch Class III piping);
2. construct and install roadways for W.Quintale Street,N.Bartok Avenue and N.Grand Lake
Way,including,asphalt,curb,gutter and sidewalks over the above-referenced replaced pipe
and within the District's easement for the Creason Lateral (the existing driveway access
along W. Quintale Street will be replaced with a concrete curb cut and driveway and the
remaining gravel access along the Creason Lateral will be retained and protected,including
the portion running east from Black Cate Road along the southern boundary to N. Grand
Lake Way);
3. construct and install an 8-inch water main in a 12-inch steel sleeve across and under the
Creason Lateral and within the District's easement(the crossing shall be located a minimum
of three feet(Y)below the bottom of the pipe for the Creason Lateral);
4. construct and install landscaping consisting of grass,decorative bark,shrubs and a sprinkler
system within the District's easement for the Creason Lateral (class lI trees or small are
permitted along the outer,eastern edge of the easement for the Creason Lateral provided that
a root barrier is installed for each tree); and
5. construct and install a six foot(6)concrete sidewalk/pedestrian pathway from the east side
of Black Cat Road to W. Lesnia Court and within the District's easement,
all within Licensee's real property described in Exhibit A, Baratza Subdivision, located at the southeast
corner of Black Cat Road and McMillan Road in Meridian, Ada County, Idaho. No crossings or
encroachments within the District's easements are being-proposed or approved at this time and Licensee's
future improvements and other encroachments shall require separate written approval of the District.
EXHIBIT D
Special Conditions
a. The construction described in Exhibit C shall be in performed in accordance the plans
attached hereto as Exhibit D-1 and by this reference incorporated herein. An express condition is that
Licensee hydro vac pothole to identify the top and bottom of the existing pipe for the Creason Lateral at each
road/utility crossing prior to commencement of construction.
b. The District and Licensee (Black Cat Meridian-77,LLC)previously entered into a License
Agreement dated December 21, 2021, recorded as Instrument No. 2021-180209, records of Ada County,
LICENSE AGREEMENT - 8
Idaho(hereinafter the"PriorLicenseAgreement"). The purpose ofthe Prior License Agreement is to permit
Licensee to: 1)pipe and relocate the Creason Lateral in a combination of 48 inch Class III RCP and 48 inch
Class V RCP; 2)construct and install four—three inch sleeves for future utilities,one—twenty inch sleeve
for a potable water main, and one—fourteen inch sleeve for a sewer main line across and under the piped
Creason Lateral(all sleeves and crossings shall be located a minimum of three feet(3')below the pipe for
the Creason Lateral);3)construct and install a 12"drain line from Settlers Irrigation District's("SID")Lemp
Lateral to the Creason Lateral to allow for the discharge of water from SID's Lemp Lateral to the Creason
Lateral(NMID and SID shall enter into a separate agreement as to the operation of said drain line); and 4)
construct SID's Lemp Lateral in the same proximity as the relocated Creason Lateral so that the District's
easement for the Creason Lateral and SID's easement for the Lemp Lateral shall overlap,and construct and
install a 12'gravel roadway for shared use and access by the District and SID within the District's easement,
all within Licensee's real property described in Exhibit A, Jamestown Ranch Subdivision [now Baratza
Subdivision],located southeast of the intersection of McMillan Road and Black Cat Road in Meridian,Ada
County,Idaho. Pursuant to said Prior License Agreement Licensee also granted an Easement to the District
for the relocated Creason Lateral by certain Easement recorded as Instrument No.2021-180210,records of
Ada County, Idaho (hereinafter "Easement"). The District and Licensee (James Ranch 280, LLC)
subsequently entered into an Addendum to License Agreement dated August 27, 2025, recorded as
Instrument No. 2025-058904, records of Ada County, Idaho (hereinafter the "Addendum to License
Agreement"). The purpose of the Addendum to License Agreement is to permit and allow Licensee to: a)
remove and replace approximately 91 feet of the previously installed 48-inch Class III RCP,including two
(2)concrete clean out boxes,in the Creason Lateral where the Creason Lateral crosses over the Lemp Canal
to allow the Lemp Canal to be piped (the Lemp Canal is operated and maintained by Settlers Irrigation
District and is being relocated by Licensee pursuant to a separate agreement between Licensee and Settlers
Irrigation District). Said Prior License Agreement, Easement and Addendum to License Agreement are
hereby affirmed and shall remain in full force and effect except as modified by this License Agreement.
Licensee,specifically both Black Cat Meridian-77,LLC and James Ranch 280,LLC,acknowledge and agree
that it is bound by the covenants,conditions and agreements contained in said Prior License Agreement and
prior Addendum to License Agreement.
C. Licensee shall notify the District's Superintendent prior to and immediately after
construction so that he or the District's engineers may inspect and approve the construction. Licensee shall
provide a minimum of 72 hours before needing or requesting any construction inspections.
d. Pursuant to the Prior License Agreement and prior Addendum to License Agreement
referenced above, Licensee shall be responsible for repair and maintenance associated with the Creason
Lateral piped by Licensee pursuant to the prior License Agreement,Addendum and as part of this License
Agreement,including rehabilitation or replacement of the pipe and any boxes installed as part of said piping.
Maintenance and repairs shall include,but not be limited to,all repairs necessary to preserve the structural
integrity of the ditch or lateral and its banks and unobstructed flow of water through such portion of the ditch
or lateral within the Licensee's property and prevent the loss of water from the portion of the ditch or lateral
within the Licensee's property. If the Licensee shall fail in any respect to properly maintain and repair such
portion of the ditch or lateral,then the District,at its option, and without impairing or in anyway affecting
its other rights and remedies hereunder,shall have the right to perform the necessary maintenance and repairs
and the Licensee agrees to pay to the District, on demand, the cost or expense which shall be reasonably
expended or incurred by the District for such purposes. The District shall give reasonable notice to Licensee
LICENSE AGREEMENT - 9
prior to the District's performing such maintenance,repair or other work except that in cases of emergency
the District shall attempt to give such notice as reasonable under the circumstances. Nothing in this
paragraph shall create or support any claim of any kind by Licensee or any third party against the District
for failure to exercise the options stated in this paragraph,and Licensee shall indemnify,hold harmless and
defend the District from any claims made against the District arising out of or relating to Licensee's
obligation to maintain and repair the ditch or lateral as provided in this paragraph except for claims arising
solely out of the negligence or fault of the District.
e. The six-foot wide concrete sidewalk/pathway constructed by Licensee within the District's
easement,and permitted by this Agreement,shall be operated and maintained by the City of Meridian. An
express condition of this Agreement,and the District permitting said concrete sidewalk/pathway within its
easement, is that the City of Meridian enter an Agreement with the District in which it assumes operation,
control and maintenance of the concrete sidewalk/pathway. If the City of Meridian declines to accept the
pathway and enter into said Agreement then said concrete sidewalk/pathway is no longer authorized within
the District's easement.
f. Licensee acknowledges and agrees that should the driveways,landscaping,pathway or other
encroachments need to be removed in order for the District to access,operate,maintain or repair the Creason
Lateral it shall be Licensee's obligation and cost of removing or replacing the driveways, landscaping,
pathway or other encroachments. Licensee further agrees that the District shall not be liable for any
damages which shall occur to the driveways,landscaping,pathway or other encroachments in the reasonable
exercise of the rights of the District in the course of performance of maintenance or repair of the Creason
Lateral.
g. Installation of the box culverts and removal and replacement of the pipe in the Creason
Lateral, and anything affecting the channel of the Creason Lateral, shall be completed during the non-
irrigation season and thus shall be completed prior to March 15,2026. All other construction not affecting
the channel of the Creason Lateral shall be completed within one year of the date of this Agreement.Time
is of the essence.
LICENSE AGREEMENT- 10
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AGREEMENT
(Baratza Subdivision-Creason Lateral)
AGREEMENT,made and entered into this day of ,2026,by and between
NAMPA&MERIDIAN IRRIGATION DISTRICT,an irrigation district organized and existing under and
by virtue of the laws of the State of Idaho,hereinafter referred to as the"District,"and
THE CITY OF MERIDIAN,a political subdivision and
municipality of the State of Idaho
hereinafter referred to as the"City,"
WITNES SETH:
WHEREAS, the parties hereto entered into a Master Pathway Agreement For Developing and
Maintaining Pathways for public use along and across some of the District's ditches and within some of the
District's easements and fee title lands dated December 19,2000,recorded as Instrument No. 100102999,
records of Ada County,Idaho,and subsequently entered into an Addendum to Master Pathway Agreement
dated July 6, 2023,recorded as Instrument No. 2023-039167,records of Ada County, Idaho, hereinafter
collectively referred to as the"Master Pathway Agreement,"and,,
WHEREAS, the District and the City intended by entering the Master Pathway Agreement to
accomplish the following in a manner that is consistent with theirrespective legal and fiduciaryresponsibilities;
to enhance the City's pathway planning though early consultation between the City and the District; to
establish a process for the City's submission of pathway requests and the District's consideration of such
requests; and to provide the general conditions for the District's approval and authorization of pathway
requests affecting the District's ditches,property,operations and maintenance; and,
WHEREAS, the District grants to the City the right develop pathways to encroach within the
District's easements and/or fee title property along and across the District's ditches, canals and
easements/fee title property therefor upon the terms and conditions of said Master Pathway Agreement and
after the execution of an agreement for each proposed crossing and encroachment; and,
WHEREAS,the City is the owner of the real property easement/right of way that is servient to the
District's easement/fee title property particularly described in the"Legal Description"attached hereto as
Exhibit A and by this reference made a part hereof, and,
WHEREAS,the District controls the irrigation/drainage ditch or canal known as the CREASON
LATERAL(hereinafter referred to as"ditch or canal')together with the real property and/or easements
to convey irrigation and drainage water,to operate and maintain the ditch or canal,and which crosses and
intersects said described real property of the City as shown on Exhibit B attached hereto and by this
reference made a part hereof; and
AGREEMENT-Page 1
WHEREAS,the City desires approval to construct,install,operate and maintain: 1) a six foot(6)
concrete sidewalk/pedestrian pathway from the east side of Black Cat Road to W.Lesnia Court and within
the District's easement for the Creason Lateral, under the terms and conditions of said Master Pathway
Agreement and those hereinafter set forth,
NOW,THEREFORE,for and in consideration of the premises and of the covenants,agreements and
conditions hereinafter set forth and those set forth in said Master Pathway Agreement, the parties hereto
agree as follows:
1. The City may construct, operate, maintain and repair: 1) a six foot (6) concrete
sidewalk/pedestrian pathway from the east side of Black Cat Road to W. Lesnia Court and within the
District's easement for the Creason Lateral,within the Baratza Subdivision,located in Meridian,Ada.County,
Idaho.
2. Any construction, widening or crossing of said ditch or canal shall be performed in
accordance with the"Special Conditions"stated in Exhibit C,attached hereto and by this reference made
part thereof
3. The permitted hours of use of the pathway shall be from one half hour before sunrise and
one half hour after sunset.
4. The parties hereto incorporate in and make part of this Agreement all the covenants,
conditions, and agreements of said Master Pathway Agreement unchanged except as the result of the
provisions of this Agreement.
The covenants, conditions and agreements herein contained and incorporated by reference shall
constitute covenants to run with,and running with,all ofthe lands of the City described in said Exhibit A,and
shall be binding on each of the parties hereto and on all parties and all persons claiming under them or either
of them,and the advantages hereof shall inure to the benefit of each of the parties hereto and their respective
successors and assigns.
IN WITNESS WHEREOF, the District has hereunto caused its name to be subscribed and the
Licensee has caused its name to be subscribed by its duly authorized officer,all as of the day and year herein
first above written.
NAMPA&MERIDIAN IRRIGATION DISTRICT
By
David Duvall,Water Superintendent
STATE OF IDAHO )
ss:
County of Canyon )
AGREEMENT-Page 2
On this day of , 2026 , before me, the undersigned, a Notary Public in
and for said State, personally appeared DAVID DUVALL, known to me to be the Water Superintendent of
NAMPA & MERIDIAN IRRIGATION DISTRICT, the irrigation district that executed the foregoing
instrument and acknowledged to me that such irrigation district executed the same .
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal, the
day and year in this certificate first above written,
Notary Public for Idaho
Residing at , Idaho
My Commission Expires :
THE CIT F MERIDIAN
By
Robert E . imiso i Mayor 2- 10 -2026
ATTEST. Eo AUG , '
OQQ 1�
Ow
2 City of
ohns n I e - - 026
W
STATE OF O ) y�, SEAL
ss : of the TR�P�J�4i
County of Ada )
On this 10th day of February , 2026 , before me, the undersigned, a Notary Public in and for
said State, personally appeared RoLeft_E ._SiM[S_orl and Chris Johnson , known to me to
be the Mayor and City Clerk respectively, of The CITY OF
MERIDIAN, the entity that executed the foregoing instrument and acknowledged to me that such entity
executed the same .
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal, the day and
year in this certificate first above written.
vq ) a4lx�
CHARLENE WAY Notary Public for Meridian ID
COMMISSION No . 67390 Residing at Meridian D ,
NOTARY PUBLIC My Commission Expires : 3 -28 .2028
STATE OF IDAHO
AGREEMENT - Page 3
EXHIBIT A
Legal Description
A right-of-way/easement located within the Baratza Subdivision in the NWIA of Section 34,
Township 4 North,Range 1 West,B.M.,Meridian,Ada County,Idaho as more specifically described/depicted
in Exhibit A-1 attached hereto and by this reference incorporated herein.
EXHIBIT B
Location of Property/Canal
See Exhibit C-1 attached hereto.
EXHIBIT C
Special Conditions
a. The location and construction of the pathway shall be in accordance with Exhibit C-1,
attached hereto and by this reference made a part hereof.
b. Licensee acknowledges that the District's easement for the Creason Lateral includes a
sufficient area of land to convey irrigation and drainage water,to operate,clean,maintain and repair the ditch
or canal,and to access the ditch or canal for said purposes,and is a minimum of40 feet,20 feet to either side
of the centerline.
C. Construction shall be completed one year from the date of this agreement. Time if of the
essence.
AGREEMENT-Page 4
LEGAL DESCRIPTION
%S ; =: TH E
N ' LAND Page 1 OF 1
GROUP
January 7,2026
Project No. 123200
EXHIBIT"A"
BARATZA SUBDIVISION
CITY OF MERIDIAN PATHWAY EASEMENT DESCRIPTION
An easement located in the North Half of the Northwest Quarter of Section 34,Township 4 North, Range 1
West, Boise Meridian, City of Meridian,Ada County, Idaho, being more particularly described as follows:
Commencing at the North One Quarter Corner of Section 34 of said Township 4 North, Range 1 West, (from
which point the Northwest Corner of said Section 34 bears North 89"35'48"West, 2654.01 feet distant);
Thence from said North One Quarter Corner,South 66°22'24"West, a distance of 2787.37 feet to the POINT
OF BEGINNING;
Thence South 00°24' 12" West,a distance of 10.00 feet;
Thence North 89'35'48"West,a distance of 59.30 feet;
Thence North 00°27'27" East,a distance of 10.00 feet;
Thence South 89°35'48" East,a distance of 59.29 feet to the POINT OF BEGINNING.
The above described easement contains 0.01 acres(593 square feet) more or less.
PREPARED BY:
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01-07-2026
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James R.Washburn, PLS OF
The Land Group,Inc. lit•WAFT'"
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