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Village Apartments AZ 15-011 MDA 15-012ADA COUNTY RECORDER Christopher D. Rich 2017-121321 BOISE IDAHO Pgs=12 VICTORIA BAILEY 12/20/2017 09:34 AM CITY OF MERIDIAN, IDAHO NO FEE DEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. GFI — Meridian Investments, LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this day of .D QeQ nn bQj,� , 20 , by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY whose address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and GFI — Meridian Investments, LLC, whose address is 74 East 500 South, Suite 200, Bountiful, UT 84010, hereinafter called OWNER/DEVELOPER. RECITALS: 1.1 WHEREAS, Owner is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit "A", which is attached hereto and by this reference incorporated herein as if set forth in frill, herein after referred to as the Property; and 1.2 WHEREAS, Idaho Code § 67-6511 A provides that cities may, by ordinance, require or permit as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re -zoning of land; and 1.4 WHEREAS, Owner/Developer has submitted an application for the annexation of approximately 0.38 acres of land from the RUT zoning district in Ada County to the C -G (General Retail and Service Commercial) zoning district (as described in Exhibit "A"), under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer has also submitted an application to modify existing Development Agreement Instrument # 104129529 to remove the property described in Exhibit "B" from said Development Agreement and requested it be bound with the terms and conditions of this Agreement. 1.6 WHEREAS, Owner/Developer made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the DEVELOPMEN'r AGREEMENT— VILLAGE APARTMENTS (AZ 15-01 I, MDA 15-012) PAGE I OF 8 Meridian City Council, as to how the Property will be developed and what improvements will be made; and 1.7 WHEREAS, the record of the proceedings for the requested preliminary plat on the Property held before the Planning & Zoning Commission, and subsequently before the City Council, includes responses of government subdivisions providing services within the City of Meridian plamling jurisdiction, and includes further testimony and comment; and 1.8 WHEREAS, on the 8°i day of December, 2015, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit "C"; and 1.9 WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement before the City Council takes final action on final plat; and 1.10 WHEREAS, Owner/Developer deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.11 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation are in accordance with the amended Comprehensive Plan of the City of Meridian on April 19, 2011, Resolution No. 11-784, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and govermnent subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPER: means and refers to GFT—Meridian Investments, DEVELOPMENT AGREEMENT- VILLAGE APARTMENTS (AZ 15-01 1, MDA 15-012) PAGE 2 OF 8 LLC, whose address is 74 East 500 South, Suite 200, Bountiful, UT 84010, the party that is developing said Property and shall include any subsequent developer(s) of the Property. 3.4 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as described in Exhibit "A" describing the parcels to be re -zoned C -G (General Retail and Service Commercial) and the property described in Exhibit "B" that was previously bound by Development Agreement Instrument # 104129529and attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: 4.1 This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1 Owner/Developer shall develop the Property in accordance with the following special conditions: a. Any existing domestic wells and/or septic systems within this project shall be removed from their domestic service prior to development. b. Development of this site shall be generally consistent with the overall site plan, landscape plan and building elevations included in Exhibit A of the Staff Report attached to the Findings of Fact attached hereto as Exhibit "C" and the conditions of approval included in Exhibit B of the Staff Report attached to the Findings of Fact attached hereto as Exhibit "C" c. The Milk Lateral which crosses the northeast corner of this site shall be piped in accord with UDC 11 -3A -6A. d. A 35 -foot wide street buffer is required to be constructed along N. Eagle Road, an entryway corridor, with the second phase (commercial portion) of development; and a 20 -foot wide street buffer is required to be constructed along N. Records Avenue, a collector street, with the.irst phase (residential portion) of development and prior to issuance of the first Certificate of Occupancy for each phase. Landscaping is required to be installed within the buffer in accord with the standards listed in UDC 11 -3B -7C. e. A 10 -foot wide multi -use pathway is required to be constructed within the street buffer along N. Eagle Road within a public use easement; pedestrian lighting and landscaping is also required to be installed as set forth in UDC 11- 3H -4C. These improvements are required to be constructed with the second phase (commercial portion) of development and prior to issuance of the first Certificate of Occupancy for that portion of the site. f. Upon development of the retail/commercial portion of the property, a 25 -foot wide buffer is required to be installed adjacent to the residential uses in DEVELOPMENT AGREEMENT- VILLAGE APARTMENTS (AZ 15-01 1, MDA 15-012) PAGE 3 OF 8 accord with the standards listed in UDC 11-313-9C, unless otherwise modified by City Council. g. Pedestrian connections are required to be provided between the residential portion of the site and the future commercial development on the western portion of this site and the residential developments to the north and south. h. Traffic calming shall be provided within the site between the residential and commercial development and in N. Records Avenue (as allowed by ACRD). 6. COMPLIANCE PERIOD: This Agreement must be fully executed within two (2) years after the date of the Findings for the annexation and zoning or it is null and void. 7. DEFAULT/CONSENT TO DE -ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. Either party's failure to faithfully comply with all of the terms and conditions included in this Agreement shall constitute default under this Agreement. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this Agreement, Owner/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default, which action must be prosecuted with diligence and completed within one hundred eighty (180) days; provided, however, that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice as described in Section 7.2, Owner/Developer shall be deemed to have consented to modification of this Agreement and de -annexation and reversal of the zoning designations described herein, solely against the offending portion of Property and upon City's compliance with all applicable laws, ordinances and rules, including any applicable provisions of Idaho Code §§ 67-6509 and 67-6511. Owner/Developer reserves all rights to contest whether a default has occurred. This Agreement shall be enforceable in the Fourth Judicial District Court in Ada County by either City or Owner/Developer, or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 7.4 Delay. hl the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or DEVELOPMENT AGREEMENT- VILLAGE APARTMENTS (AZ 15-01 1, MDA '15-012) PAGE 4 OF 8 similar causes, the time for such performance shall be extended by the amount of time of such delay. 7.5 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the tei7ns and conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the re -zoning of the Propelty by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby, the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall, following recordation ofthe duly approved Agreement, enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed, and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Avenue DEVELOPMENT AGREEMENT- VILLAGE APARTMENTS (AZ 15-011, MDA 15-012) PAGE,5 01= 8 Meridian, Idaho 83642 Meridian, ID 83642 OWNER/DEVELOPER: GFT — Meridian Investments, LLC 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16, TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof, and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City, in its sole and reasonable discretion, had determined that Owner/Developer have fully performed their obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided, each party shall act reasonably in giving any consent, approval, or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, betweenOwner/Developer and City, other than as are stated herein. DEVELOPMENT AGREEMENT- VILLAGE APARTMENTS (AZ 15-011, MDA 15-012) PAGE,6 0P 8 Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 21.1 No condition governing the uses and/or conditions governing re -zoning of the subject Property herein provided for can be modified or amended without the approval of tile City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the Property and execution of the Mayor and City Cleric. [end of telt; signatures, acknowledgements, and Exhibits A, B, and C follow] ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. OWNER/DEVELOPER: GFI — Meridian Investments, LLC By: CITY OF MERIDIAN ATTEST: GO�pORA7FogG � o By: W Mayor T6de Weerd City Clerk DEVELOI'Ml NT AGRFEMENr- VILLAGE A13AIZTMENTS (AZ 15-011, MDA 15-012) PAGE 7 OF 8 STATE OF :k&b ) ss: County of ✓ ) On this _Ly day of Phu, ,,be(- , 2011 before nye, the undersigned, a Notary Public in and for said State, personally appearedknown or identified to me to be the i" 1 ANA6G C, of GFI – Meridian Investments, LLC, and acknowledged to me that he executed the same on behalf of said Company. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) < oTARY r t 0 PUBLIC l'- 00000 4 r., 000900000 1'}� r lllljl44i11\� 0\\\� STATE OF IDAHO ) Notary PublicQr 'r% Residing at: 0-, r My Commission Expires: 01 ss County of Ada ) On this t" day of Deq � � - , 20n, before me, a Notary Public, personally appeared Tammy de Weerd and C.Jay Coles, know or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City 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 mk N� n� � � wL Notary Public for Idaho Residing at: Commission expires: DEVELOPMENT AGREEMENT- VILLAGE APARTMENTS (AZ 15-011, MDA 15-012). PAGE 8 OF 8 EXHIBIT fir; Legal Description and Exhibit Map for Proposed Annexation - _ Sawtooth land 5urveying, LLG P: (206) 336-510-1 f (20715) 396 9105 2030 Avt;.. Emmet t, 0 8361 7 July 28, 2015 Annexation Legal A parcel of land located in the SWI/4 of the NW114 of Section 4, T. 3 N., R. 1 E., B.M., City of Meridian, Ada County, Idaho, more particularly described as follows; COMMENCING at a found brass cap rnarldng the northwest corner of Section 4; Thence South 4035'47" West, coincident with the west line of the NW114 of Bald Section 4, a distance of 1517.50 feet to the POINT OF BEGINNING; Thence South 89019'30" East,185.00 feet; Thence South 0035'47" West, parallel with said west line of the NW114 of Section 4, a distance of 90.00 feet; Thence North 891119'30" West, 185.00 feet to said west line of the NW1f4 of Section 4, a distance 185.00 feet; Thence North 0135'47" East, coincident with said west line of the NW114 of SecWn 4, a distance of 90.00 feet to the POINT OF BEGINNING. The above described parcel contains 0.38 acres more or less. 015115065 -CMG -VILLAGE; GOMPLEXIgrawingslpsscriptlans115065-ANNEX LEGAI_.docx q4 19 Village Apailmorits MDA -15-011; AZ -15-012; CUP -15-019 EXHIBIT A. 32 33 E. USTlCKR'OAD 7.4 N. 5 4 T. 3 N. 4 � d r a LU r 1+. M SpY7 v - Q N co r n N LU w PDB S89"19 -30"E 0.38 AO.:- 89°19180"w 185.00' y H C g 0 14 2 4 X Co ��� �y 0 � o ` °�' '.. 'TL PV�.1. N o r- �z 5 4 ND BRAGS CAP E. RIVER VALLEY ST. 14 F'Nerrs PROD IT: 0WNERNrVELOPER: 2080 S. WASHINGTON AVE. � oWG$1 - 2700 N. EAGLE ROAD BART L.BRYSO14 EMMB�-j ID 83617 15685 V1L1. AGE COMPLEX P: (208j 398-8144 pRa+Eer# �, (208) 398-8105 ISOM At hd S1 104233642 1✓If� A1�11+IirXATiU1J 1v1A.P----.----- tc.:�,�,-.;-:c � 0laTE: 91201ri ST -%-% WWW.8AWT00TNLS.00M ti of Village Apartments MDA -15-011; AZ -15-012; CUP -15-019 PAGE 41 EX-IIBI'I' 15 Exhibit .B ': Legal Description & Exhibit Map of Property Subject to Development Agreement August 19, 2015 Boundary Legal A parcel of land located in the SW114 of the NW114 of Section 4, T. 3 N., R.1 E„ B.M., City of Meridian, Ada County, Idaho, and as shown on ROS 9983, Ada County Records, more particularly described as follows; COMMENCING at a found brass cap marking the northwest corner of Section 4; Thenco South 003$'00" West, coincident with the west tine of the NW114 of said Secilon 4, a distance of 1390.17 feel; Thence South 89150'46" East, 70.00 feet to the east tight of way of N. Eagle Road, and the POINT OF BEGINNING, Thence continuing South e9050'46" East, coincident with the north line of said ROS 9983, a distance of 700.15 feet; Thence North 01136'00" East, coincident with said north line of ROS 9983, a distance of 99.00 feet; Thence South 89062'28" East, coincident with the south line of Southeast Corner Market Place Sub. No. 1, as shown on file in Book 101 of Plats at Page 13253, Ada County Records, the south line of Cnovemment Lol 4, of said 9eclian 4, and the south line of Una Mas Sub, as shown on file in Book 103 of Plats, at Page 13894, Ada County Records, *004.91 feel to the west right of way line of N. Allys Way as shown on file in Instrument No. 114020090, Ada County Records; Thence South 0°40'39" West, coincident with said west right of way line of N. Ally$ Way, 717.01 feet; Thence North 89°22'08" West, 880.75 feet; Thence North 34°48'62" West, 67,10 feet; Thence North 613116'52" West, 284.00 feet; Thence South 84026'08" West, 132.06 feel: Thence North 53°04'00" West, 144.06 feet t0 said east right of way of N. Eagle Road: Thence North 0136'00" East, 386.71 feet to the POINT OF BEGINNING. The atjuve described pur mt Wntdlns 0.82 acres more or less. P- 1 4.., w Carl Porter, PLS 14 1 o Date End Description 1{ 2 , � -,OF t4t� �'�AL PO4i�Q Village Apartments MDA -15-01 f; AZ -15-012; CUP -15-019 Sawtooth Land Surveying, Ll -C - P'- (?TS{S� ?:Tfl�A rfl.^. }`• {1l3A1 R4P. A l jj�', <= 7030 5, 'Nasinnatco Ave.. Elnnqu, ID a3G 17 August 19, 2015 Boundary Legal A parcel of land located in the SW114 of the NW114 of Section 4, T. 3 N., R.1 E„ B.M., City of Meridian, Ada County, Idaho, and as shown on ROS 9983, Ada County Records, more particularly described as follows; COMMENCING at a found brass cap marking the northwest corner of Section 4; Thenco South 003$'00" West, coincident with the west tine of the NW114 of said Secilon 4, a distance of 1390.17 feel; Thence South 89150'46" East, 70.00 feet to the east tight of way of N. Eagle Road, and the POINT OF BEGINNING, Thence continuing South e9050'46" East, coincident with the north line of said ROS 9983, a distance of 700.15 feet; Thence North 01136'00" East, coincident with said north line of ROS 9983, a distance of 99.00 feet; Thence South 89062'28" East, coincident with the south line of Southeast Corner Market Place Sub. No. 1, as shown on file in Book 101 of Plats at Page 13253, Ada County Records, the south line of Cnovemment Lol 4, of said 9eclian 4, and the south line of Una Mas Sub, as shown on file in Book 103 of Plats, at Page 13894, Ada County Records, *004.91 feel to the west right of way line of N. Allys Way as shown on file in Instrument No. 114020090, Ada County Records; Thence South 0°40'39" West, coincident with said west right of way line of N. Ally$ Way, 717.01 feet; Thence North 89°22'08" West, 880.75 feet; Thence North 34°48'62" West, 67,10 feet; Thence North 613116'52" West, 284.00 feet; Thence South 84026'08" West, 132.06 feel: Thence North 53°04'00" West, 144.06 feet t0 said east right of way of N. Eagle Road: Thence North 0136'00" East, 386.71 feet to the POINT OF BEGINNING. The atjuve described pur mt Wntdlns 0.82 acres more or less. 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