04.01.2021CouncilPacket
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CONDITIONAL REZONE AGREEMENT
SANDCREEK COMMONS APARTMENTS
(CITY OF AMMON/OWNER NAME)
THISAGREEMENT,madeandenteredintothis____dayof____,2021,byand
betweentheCITYOFAMMON,amunicipalcorporation,oftheCountyofBonneville,Stateof
Idaho,PartyoftheFirstPart,hereinaftercalledthe“City,”and______,hereinaftercalledthe
“Developer.”
RECITALS:
WHEREAS,theDeveloperisthesoleowner,inlawand/orequity,ofacertaintractoflandin
BonnevilleCounty,Idaho,moreparticularlydescribedonExhibitAattachedheretoandmadea
part hereof; and
WHEREAS,theDeveloper,assoleownerofsaidland,hasmaderequesttotheCityofAmmon
torezonethepropertydescribedinExhibitAfromHighwayCommercial1(HC-1)toR3-A
Residence Zone (R3-A) , and
WHEREAS, the tract of land described in Exhibit Ais located within the City of Ammon; and
WHEREAS,onApril1,2021,theAmmonCityCouncilconditionallyapprovedtherequestto
rezone the property; and
WHEREAS,inaccordancewithIdahoCode67-6511A,theAmmonCityCouncilrequiresthe
DevelopertoagreetoaConditionalRezoneDevelopmentAgreementasaconditionof
approving the rezone request; and
NOWTHEREFORE,inconsiderationoftheaboverecitalsandthemutualcovenantsand
agreementshereincontainedandothergoodandvaluableconsideration,thesufficiencyofwhich
is hereby acknowledged, the parties hereto agree asfollows:
AGREEMENT
1.IncorporationofRecitals.TheRecitalssetforthaboveareherebyincorporatedintoand
made an integral part of this Agreement.
2.EffectiveDateofAgreement.ThisAgreementshallbeeffectiveasofthedateapproved
by the City Council.
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3.TermofAgreement.Allrightsrelatedtothisagreement,includingallDeveloper’s
rightsherein,shallexpireifnobuildingpermithasbeenissuedwithinfive(5)yearsof
the Effective Date.
4.Developer.Theterm“Developer”andthelanguageofthisagreement,whetheritismore
thanonedeveloper,shallbeconstruedasplural,andifthereareanypartiesthatare
feminineorarefirmsorcorporations,themasculineshallincludethefeminineandthe
neuter. All terms and conditions of this agreementshall run with the land.
5.IncorporationofRelatedAgreements,Approvals,Plans,Permitsandother
documents.Thefollowingagreements,approvals,plans,permitsandotherdocuments
areherebyincorporatedintoandmadeanintegralpartofthisAgreementbyreferenceas
if restated herein in full.
a.Description of property, included as Exhibit A tothis agreement.
b.SandcreekCommonsApartmentsConceptPlanaspresentedtotheCityCouncil
on February 18, 2021, included as Exhibit B to thisagreement.
c.AnnexationAgreementapprovedbytheAmmonCityCouncilon:_________,
included as Exhibit C to agreement.
d.FindingsofFact,ConclusionsofLawandDecisiononRezoneRequest:______,
included as Exhibit D to this agreement.
e.OrdinanceXXX,approvingtheconditionalrezoningoftheproperty,approvedon
____, included as Exhibit E to this agreement.
6.BreachofAgreement.Anymaterialfailuretocomplywiththetermsandconditionsof
thisagreementandanyoftheabove-referencedagreements,approvals,plans,permitsand
otherdocumentsshallconstituteabreachofthisAgreement.IntheeventofaBreachof
Agreement,orfailuretoproceedundertheTermofthisagreementinParagraph#3
above,theunderlyingzoningofExhibitAshallrevertbacktoHighwayCommercial1
(HC-1).
7.Governance.Intheeventofanyinconsistencybetweenthetermsandconditionsofthis
Agreementandtheagreements,approvals,plans,permitsandotherdocumentslisted
above, the terms and conditions of this Agreementshall govern.
8.ConditionsofRezoneApproval.Thefollowingconditionsarerequiredofthe
Developer.Priortoapprovalofanybuildingpermitforthedevelopment,allofthe
following conditions shall be completed by the Developer:
a.Traffic Study and Traffic Improvements.
i.AttheDeveloper’sexpense,atrafficstudyshallbesubmittedshowing
impactonadjacentpublicstreetsthatwouldservetheproposedproject
andtheimpactonpublicstreets.Thetrafficstudyshallbepreparedin
accordancewiththeBonnevilleMetropolitanPlanningOrganization
(BMPO)standardsandatthedirectionoftheCityEngineer.Thetraffic
studyshallbepreparedandstampedbyaProfessionalEngineer(PE)
licensedintheStateofIdahowhichhasexpertiseintrafficstudies.The
trafficstudyshallalsoevaluatepedestrianandmulti-modalaccessibility
withinathree(3)mileradiusoftheproposeddevelopment.Inthesole
discretionoftheCityEngineer,theTrafficStudymaybeapprovedor
rejected.
ii.BasedontheresultsoftheTrafficStudy,theDevelopershallmitigateand
resolvealltrafficimpactscausedbytheDevelopmentincluding,butnot
limitedto,anyupgradesnecessarytothepedestrianandvehicular
facilitieswithinathree(3)mileradiusoftheproposeddevelopment.Any
mitigationandresolutionwillbelimitedtotheproportionateimpact
caused by the Development.
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iii.MinimumImprovements.Inadditiontotheimprovementsrequiredbythe
Traffic Study, the Developer agrees to the following:
1.ImproveHittRd(25thStreet)asmayberequiredbytheCityof
IdahoFallsandasdictatedbytheCityofIdahoFalls,basedonthe
Developments proportionate impact.
2.ImproveJudyStreetwithsidewalksalongDeveloper’sfrontage
andconnectingwiththeexistingsidewalkattheintersectionof
JudyStreetandTaylorviewDrive,orasrecommendedbythe
Traffic Study.
3.Constructpedestrianimprovementsconnectingtheproposed
developmenttoSunnysideRd.orpayafeetotheCityequivalent
to the cost of providing the pedestrian improvements.
4.ProvidesecondaryvehicularandpedestrianaccesstoHittRd(25th
Street)fromthesouthwestportionoftheproposeddevelopmentin
a manner acceptable to the City Engineer.
iv.FrontFootageFee.Inadditiontotheimprovementsrequiredbythe
TrafficStudy,theDeveloperagreestopayafrontfootagefeeof$117.00
perlinearfootofdevelopmentfortheanticipatedimpactstoJudyStreet
which was previously improved at the City’s cost.
b.WaterStudy.Awaterstudyshallbecompletedshowinghowthedevelopment
willbeservicedwithculinarywaterandirrigationwater,theimpactthe
developmentwillhaveonexistinggroundwaterrights,andtheupgrades
necessarytotheAmmoncitywatersystemandirrigationsystemtofullyservice
thedevelopment.ThewaterstudyshallbecompletedbytheCityofAmmonat
theDeveloper’sexpense.Studytobecompletedexpeditiouslyastimeisofthe
essence.Priortoapprovalofafinalplat,theDevelopershallpayallcosts
associated with completing the water study.
c.WastewaterStudy.Awastewaterstudyshallbecompletedshowinghowthe
developmentwillbeservicedforwastewater,theimpactthedevelopmentwill
haveonexistingwastewatersystems,andtheupgradesnecessarytotheAmmon
wastewatersystemtofullyservicethedevelopment.Thewastewaterstudyshall
becompletedbytheCityofAmmonattheDeveloper’sexpense.Studytobe
completedexpeditiouslyastimeisoftheessence.Priortoapprovalofafinal
plat,theDevelopershallpayforallcostsassociatedwithcompletingthe
wastewater study.
d.WastewaterConnectionFee.TheDeveloperisrequiredtopayforsewer
connectionfeesdueto1)theEasternIdahoRegionalWastewaterAuthority
(EIRWWA);and2)theCityofAmmon,whensubmittingforeachbuilding
permit.TheCityofAmmoncannotguaranteesewercapacitywillbesufficientto
handle the development and cannot award capacity onbehalf of EIRWWA.
e.PropertyDedication.Developeragreestodedicateupto1,000squarefeetof
realpropertytotheCityofAmmonforthepurposeofimprovingpublic
wastewaterinfrastructurelocatedwithinthevicinityoftheproposeddevelopment.
Nodimensionofthisdedicatedspaceshallmeasurelessthan20’inwidth.The
CityEngineershallapprovethefinallocationanddimensionsoftheproperty
dedication.DevelopershallbeprovidedadonationreceiptfromtheCityof
Ammon for the fair market value of the property dedication.
f.ArchitecturalandSitePlanDesign.Priortoapprovalofafinalplatforthe
proposeddevelopment,theCityCouncilshallapprovethefinalprojectdesign
includingarchitecturalplans,landscapeplans,outdoorlightingplans,and
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circulationplans.Thefollowingshallberequiredinthefinalprojectdesignwhen
submitted to the City Council:
i.Exceptasotherwiseindicatedinthisagreement,theprojectdesignshall
generallyalignwithExhibitBtothisAgreement.ExhibitBrepresentsthe
projectconceptassubmittedtotheCityCouncilforconsiderationon
February 18, 2021.
ii.Alloutdoorlightingfixturesandluminairesshallcomplywiththeoutdoor
lighting standards established by the InternationalDark Sky Association.
iii.Thesetbackfromtheeastpropertylineshallbefour(4)feetforeveryfoot
ofbuildingheight.Primarystructuresshallbesitednocloserthanthe
setbackcalculatedfrommultiplyingthemaximumbuildingheightbyfour
(4) feet.
iv.Landscapingplantingsshallbedesignedtoprovidescreeningfor12
monthsinallfourseasonsandprovidenoisebuffering,andpreventlight
trespass.Evergreenplantingsshallhaveaminimumheightoften(10)
feet.
v.Windowandbalconyplacementshallbeorientedtominimizeviewof
neighboringpropertiestotheeastandmaintaintheprivacyofneighboring
properties as reasonably as possible.
vi.Aprivacywallshallbeconstructedbetweentheresidential-zoned
propertiesandtheproposeddevelopment,consistentwiththeunderlying
requirementsoftheDevelopmentAgreementforthispropertydated
______andconsistentwiththeexistingprivacywallconstructedbetween
thecommercialandresidentialpropertiesnorthofJudyStreet.Developer
shallextendtheprivacywalleastalongthenorthandsouthpropertylines
adjacenttoJudyStreetatadistanceacceptabletotheCityEngineer.
MaintenanceoftheprivacywallshallberesponsibilityoftheDeveloper
and subsequent owners of the development.
vii.Astormwaterdrainagefacilityshallbeprovidedontheeastsideofthe
developmentthatconnectstotheexistingstormwatersystemdraining
from the adjacent neighborhood.
viii.A minimum of 1.5 parking stalls per unit shall beconstructed.
ix.TheentrancetotheDevelopmentfromJudyStreetshallbelocatedasfar
as reasonably possible from the east property line.
g.ParksandOpenSpace.TheDevelopershallpay$400.00perresidentialunitto
bededicatedtoparksandopenspaceimprovementswithinthegeneralvicinityof
theproposeddevelopment.Thisfeeshallbepaidpriortoissuanceofany
buildingpermit.Inlieuofapayment,theDevelopmentmayproposedonationof
realpropertyorprovidein-kindimprovementstopublicparksatthedirectionof
the City Administrator.
h.MaximumDensityofProject.Theproposeddevelopmentshallnotexceed16
residential units per acre.
i.FiberOptic.ThedevelopmentshallbeconnectedtotheCityofAmmonFiber
Optic network.
j.DevelopmentAgreement.Uponapprovalofafinalplatforthedevelopment,the
Developershallenterintoanadditionaldevelopmentagreementthatspecifies
standardinfrastructurerequirementsforallprojectsconstructedintheCityof
Ammon and any special conditions specific to the development.
9.Miscellaneous Provisions.
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a.CovenantRunningwiththeLand/SuccessorsandAssigns.Unlessthis
AgreementismodifiedbymutualwrittenagreementofthePartiesorterminated
byCity,thisAgreementandallconditions,terms,dutiesandobligationsincluded
inthisAgreementshallbebindingupontheOwner,eachsubsequentownerofthe
PropertyandeverypersonorentityacquiringanyinterestintheProperty.This
Agreementshallconstituteacovenantrunningwiththelandburdeningthe
PropertyinfavoroftheCityandshallbebindingupontheOwner,itssuccessors
in interest, personal representatives, heirs, vendeesand assigns.
b.Waiver.AnywaiverofanyofthetermsorconditionsofthisAgreementbyCity
orOwnermustbeinwritingtobeeffectiveandshallapplysolelytothebreach
andbreacheswaivedandshallnotbaranyotherrightsorremediesofCityor
Ownerofapplyingtoanysubsequentbreachofanysuchorothercovenantsand
conditions.
c.Notices.Anyandallnotices,demands,requests,andothercommunications
requiredtobegivenhereunderbyeitherofthepartiesheretoshallbeinwriting
andbedeemedproperlyservedordeliveredifdeliveredbyhandtothepartyto
whoseattentionitisdirected,orwhensent,seven(7)daysafterdepositinthe
U.S.Mail,postagepre-paid,oruponthesendingofafacsimile,followedbya
copy sent by U.S. Mail as provided herein, addressedas follows:
City:
City of Ammon
c/o City Administrator
2135 South Ammon Road
Ammon, Idaho 83406
(208) 612-4051Phone
(208) 612-4009Fax
Owner:
NAME
ADDRESS
Oratsuchotheraddress,orfacsimilenumber,ortosuchother
partywhichanypartyentitledtoreceivenoticehereunder
designates to the other in writing as provided above.
d.AttorneyFees.IntheeventeitherpartytothisAgreementisrequiredto
retaintheservicesofanattorneytoenforceitsrightshereunder,thedefaulting
partyshallpaytothenon-defaultingpartyreasonableattorneyfeesandcosts
incurredasaresultofsuchdefaultwhetherornotlitigationiscommencedand
including reasonable attorney fees and costs on appeal.
e.TimeisoftheEssence.Thepartiesheretoacknowledgeandagreethattimeis
herebymadeexpresslyoftheessencewithrespecttoeachandeveryterm,
condition,andprovisionhereof,andthatthefailuretotimelyperformanyofthe
obligationshereundershallconstituteabreachofandadefaultunderthis
Agreement by the party so failing to perform.
f.RequirementforRecordation.Ownershallrecordthisdocument,
includingalloftheExhibits,andsubmitproofofsuchrecordingtotheCity.
FailuretocomplywiththissectionshallbedeemedadefaultofthisAgreement
by Owner.
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g.NoPrecedent.ApprovaloftheDevelopmentAgreementshallnotbeconsidered
abindingprecedentfortheissuanceofotherdevelopmentagreements.The
Development Agreement is not transferable from oneparcel of land to another.
h.PolicePowers.Nothingcontainedhereinisintendedtolimitthepolicepowersof
theCity.ThisAgreementshallnotbeconstruedtomodifyorwaiveanylaw,
ordinance,rule,orregulation,includingwithoutlimitation,applicablebuilding
codes,firecodes,zoningordinances,subdivisionordinances,orcomprehensive
plan provisions, unless expressly provided herein.
i.InvalidProvisions.IfanyprovisionofthisAgreementisheldnotvalid,such
provisionshallbedeemedtobeexcisedtherefromandtheinvaliditythereofshall
not affect any of the other provisions contained herein.
j.ChoiceofLaw.ThisAgreementshallbegovernedbythelawsanddecisionsof
the state of Idaho.
INWITNESSWHEREOF,theCityhasbymotiondulypassed,executedthisagreementbythe
signatureoftheMayor,attestedbytheCityClerk,andtheDeveloperhascausedthisagreement
to be duly executed the day and the year first abovewritten.
ATTEST:CITY OF AMMON, IDAHO
_____________________________________________________
Kristina Buchan, City ClerkSean Coletti, Mayor
___________________________
Developer
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STATE OF IDAHO
County of Bonneville
Onthis_____dayof_______________,2021beforemetheundersigned,aNotaryPublicin
andforsaidState,personallyappearedSeanColetti,knownoridentifiedtometomebethe
MayorofAmmon,themunicipalcorporationthatexecutedtheattachedDevelopment
Agreement and acknowledged to me that such corporationexecuted the same.
INWITNESSWHEREOF:Ihavesetmyhandandaffixedmyofficialsealthedayandyearfirst
above written.
Kristina Buchan
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date: ___________
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STATE OF IDAHO
County of Bonneville
Onthis_____dayof_______________,2021beforemetheundersigned,aNotaryPublicin
andforsaidState,personallyappeared_________,knownoridentifiedtometobethe
individualthatexecutedtheattachedDevelopmentAgreementandacknowledgedtomethat
such corporation executed the same.
INWITNESSWHEREOF:Ihavesetmyhandandaffixedmyofficialsealthedayandyearfirst
above written.
Notary Public for the State of Idaho
Residing in Bonneville County, Idaho
Commission Expiration Date:
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EXHIBIT A
TO
REZONE DEVELOPMENT AGREEMENT
ORDINANCEXXX
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EXHIBIT B
TO
REZONE DEVELOPMENT AGREEMENT
SANDCREEK COMMONS APARTMENTS CONCEPT PLAN
DATED 2/18/2021
AS PRESENTED TO THE CITY COUNCIL
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LOT 6 OF CANYON RIDGE SUBDIVISION
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LOT 6 OF CANYON RIDGE SUBDIVISION
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