1b.2. The Woods at Longacres 4th Addition: Development Contract, Plans & SpecsCITY OF 1 � `
CHANHASSSN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Charles Folch, Director of Public Works
FROM: Dave Hempel, Assistant City Engineer A�
DATE: April 8, 1997
SUBJ: Approve Development Contract and Construction Plans and Specifications for The
Woods at Longacres 4th Addition - Project No. 97 -3
The attached development contract incorporates the conditions of approval from the final platting
and construction plans and specifications review process. Staff has calculated the required
financial security to guarantee compliance with the terms of the development contract at
$1,257,250.00 and the development contract administration fees total $41,292.00 which includes
1/3 of the required Park and Trail fees. SWMP fees were not applicable since the preliminary plat
was approved prior to the ordinance being adopted.
The applicant has also submitted detailed construction plans and specifications for staff review
and City Council approval. Staff has reviewed the construction plans and specifications and finds
the specifications in general conformance to the City standards; however, the construction plans
still need some minor modifications. The plans and specifications were recently returned for
modifications and to incorporate the City's 1997 specifications and detail plates. Staff requests
that the City Council grant staff the flexibility to administratively approve the plans after working
with the applicant's engineer in modifying the plans accordingly to meet City standards. It is
therefore recommended that the construction plans and specifications for The Woods at
Longacres 4th Addition dated March 5, 1997, revised April 8, 1997, prepared by Schoell &
Madson, Inc. and the development contract dated April 14, 1997 be approved conditioned upon
the following:
The applicant enter into the development contract and supply the City with a cash escrow
or letter of credit in the amount of $1,257,2.50.00 and pay an administration fee of
$41,292.00.
2. The applicant's engineer shall work with City staff in revising the construction plans to
meet City standards.
�.
Attachments: 1. Development contract dated April 14, 1997. - - - - --
2. Construction plans and specifications are available
for review in the Engineering Department.
3. Breakdown of administration fees dated April 8, 1997. �I/ i -7
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CITY OF CHANHASSEN
THE WOODS AT LONGACRES 4TH ADDITION
PROJECT NO. 97
BREAKDOWN OF ADMINISTRATION FEES - 04/08/97
Estimated Total Cost of Public Improvements ...............
- 3% of Public Improvement Costs (Up To $500,000) ......................
-2% of Public Improvement Costs (Over $500,000)
- Street Lighting Charge (for electricity)
............................. $944,950.00*
....................... $ 15,000.00
$ 8,899.00
IN.-XI
... $ 2000.00
- Final Plat Process (Attorney Fee for Review and Recording of Plat
and Development Contract) ..................................................... ............................... $ 400.00
- Recording Fees
a . Development Contract ....................................................... ............................... $ 30.00
b . Plat Filing ....................... ............................... $ 30.00
- (1/3) Park Fees [28 lots x $1200/3] ..
- (1 /3) Trail Fees [28 lots x $1200/3] ..
$ 11,200.00
.......... $ 3
TOTAL ADMINISTRATION FEES ........................................... ............................... �
*This figure does not include landscaping ($67,000), utility oversizing ($31,000) or a portion of the
site grading ($100,000).
\`cfsl \vol2\eng \good@@ longxreslthadd.fee.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
DEVELOPMENT CONTRACT AND
PLANNED UNIT DEVELOPMENT AGREEMENT
(Developer Installed Improvements)
THE WOODS AT LONGACRES 4TH
ADDITION
TABLE OF CONTENTS
PAGE
SPECIAL PROVISIONS
1. REQUEST FOR PLAT APPROVAL ... ...........................SP - 1
2. CONDITIONS OF PLAT APPROVAL . ...........................SP - 1
3 .
ZONING ...................... ...........................SP
-1
4.
DEVELOPMENT PLANS ........... ...........................SP
- 1
5.
IMPROVEMENTS ................ ...........................SP
-2
6.
TIME OF PERFORMANCE ......... ...........................SP
- 2
7 .
SECURITY .................... ...........................SP
-2
8 .
NOTICES .............. ..................................
SP -3
9.
OTHER SPECIAL CONDITIONS .... ...........................SP
- 3
10.
GENERAL CONDITIONS .......... ...........................SP
- 8
GENERAL CONDITIONS
1.
RIGHT TO PROCEED ............
...........................GC
-1
2.
PHASE DEVELOPMENT ...........
...........................
GC -1
3.
EFFECT OF SUBDIVISION APPROVAL .........................GC
- 1
4.
IMPROVEMENTS ................
...........................GC
-1
5.
IRON MONUMENTS ..............
...........................GC
-2
6 .
LICENSE .....................
...........................GC
-2
7.
SITE EROSION CONTROL ................
...................
GC -2
7A.
EROSION CONTROL DURING CONSTRUCTION OF A DWELLING OR OTHER
BUILDING....................
...........................GC
-3
8.
CLEAN UP ........... ..................
..................
GC -3
9.,
ACCEPTANCE AND OWNERSHIP OF
IMPROVEMENTS ...............GC
- 3
10 .
CLAIMS .............. ...................................
GC -3
11.
PARK AND TRAIL DEDICATION ...
...........................GC
-4
12.
LANDSCAPING .................
...........................GC
-4
13.
WARRANTY ....................
...........................GC
-4
14.
LOT PLANS ......... .....................................
GC -5
15.
EXISTING ASSESSMENTS ........
...........................GC
-5
16.
STREET LIGHTING .............
...........................GC
-5
17 .
SIGNAGE .....................
...........................GC
-5
18.
HOUSE PADS ..................
...........................GC
-5
19.
RESPONSIBILITY FOR COSTS ....
...........................GC
- 5
20.
DEVELOPER'S DEFAULT .........
...........................GC
-7
21.
MISCELLANEOUS
A. Construction Trailers ..
...........................GC
- 7
B. Postal Service .........
...........................GC
-7
C. Third Parties ..........
...........................GC
-7
D. Breach of Contract .....
...........................GC
-7
E. Severability ...........
...........................GC
-7
F. Building Permits .......
...........................GC
-7
G. Waivers /Amendments .....
...........................GC
- 8
H. Release ................
...........................GC
-8
I. Insurance ..............
...........................GC
-8
i
J. Remedies ............... ...........................GC -8
K. Assignability .......... ...........................GC -8
L. Construction Hours ..... ...........................GC -9
M. Access ................. ...........................GC -9
N. Street Maintenance ..... ...........................GC -9
0. Storm Sewer Maintenance ...........................GC -9
P. Soil Treatment Systems . ...........................GC -9
Q. Variances ........................... ............. GC -10
R. Compliance with Laws, Ordinances, and Regulations GC -10
S. Proof of Title ......... ..........................GC -10
T. Soil Conditions ........ ..........................GC -10
U. Soil Correction ........ ..........................GC -10
ii
CITY OF CHANHASSEN
DEVELOPMENT CONTRACT & PUD AGREEMENT
(Developer Installed Improvements)
THE WOODS AT LONGACRES 4TH ADDITION
SPECIAL PROVISIONS
AGREEMENT dated April 14, 1997, by and between the CITY OF
CHANHASSEN, a Minnesota municipal corporation (the "City "), and
LUNDGREN BROS. CONSTRUCTION, INC., a Minnesota corporation (the
"Developer ").
1. Request for Plat Approval. The Developer has asked the
City to approve a plat for THE WOODS AT LONGACRES 4TH ADDITION
(referred to in this Contract as the "plat "). The land is legally
described on the attached Exhibit "A ".
2. Conditions of Plat Approval. The City hereby approves
the plat on condition that the Developer enter into this Contract
and furnish the security required by it.
3. Zoning. The plat is being rezoned to Planned Unit
Development (PUD). Except as specifically modified herein, the
uses, requirements, and standards of the "PUD ", as may be amended,
shall apply to the subject property.
4. Development Plans. The plat shall be developed in
accordance with the following plans. The plans shall not be
attached to this Contract. With the exception of Plan A, the plans
may be prepared, subject to City approval, after entering the
Contract, but before commencement of any work in the plat. If the
plans vary from the written terms of this Contract, the written
terms shall control. The plans are:
Plan A: Final Plat prepared by Schoell & Madson, Inc. and
approved by the Chanhassen City Council on April 14,
1997.
Plan B: Grading, Drainage and Erosion Control Plan dated March
5, 1997, revised April 8, 1997, prepared by Schoell &
Madson, Inc.
Plan C: Plans and Specifications for Improvements dated March 5,
1997, revised April 8, 1997, prepared by Schoell &
Madson, Inc.
Plan D: Landscaping Plan prepared by Ernst and Young Associates
as follows:
SP -1
a) Northeast Entry Plan dated January 29, 1997.
b) East Boulevard Planting Plan dated February 5, 1994,
revised February 16, 1994.
c) Commons East /Woods Park Concept Plan 1 - Grading and
Layout dated February 12, 1997, revised February 18,
1997.
5. Improvements. The Developer shall install and pay for
the following:
A. Sanitary Sewer System
B. Water System
C. Storm Water Drainage System
D. Streets /Sidewalk /Auxiliary Turn Lanes on Co. Rd. 117
E. Concrete Curb and Gutter
F. Street Signs
G. Street Lights
H. Site Grading /Erosion Control
I. Underground Utilities (e.g. gas, electric,
telephone, CATV)
J. Setting of Lot and Block Monuments
K. Surveying and Staking
L. Landscaping
M. Wetland Monuments and Mitigation
6. Time of Performance. The Developer shall install all
required improvements by November 15, 1998. The Developer may,
however, request an extension of time from the City. If an
extension is granted, it shall be conditioned upon updating the
security posted by the Developer to reflect cost increases and the
extended completion date.
7. Security. To guarantee compliance with the terms of
this Contract, payment of special assessments, payment of the costs
of all public improvements, and construction of all public
improvements, the Developer shall furnish the City with a letter of
credit from a bank, cash escrow, or equivalent ( "security ") for
$ 1,257,250.00 . The amount of the security was calculated as 110%
of the following:
Site Grading & Erosion Control .............. $ 319,500
Sanitary sewer .............................. $ 111,500
Watermain .... ............................... $ 146,500
Storm Sewer, Drainage System,
including cleaning and maintenance.......... $ 108,300
SP -2
Streets ...... ............................... $ 276,550
Street lights and signs ..................... $ 2,000
Engineering, surveying, and inspection...... $ 35,000
Landscaping .. ............................... $ 67,000
Wetland Monuments ........................... $ 400
TOTAL COST OF PUBLIC IMPROVEMENTS........... $ 1,142,950
This breakdown is for historical reference; it is not a restriction
on the use of the security. The security shall be subject to the
approval of the City. The security shall be for a term ending
November 15, 1998. The City may draw down the security, without
notice, for any violation of the terms of this Contract. If the
required public improvements are not completed at least thirty (30)
days prior to the expiration of the security, the City may also
draw it down. If the security is drawn down, the draw shall be
used to cure the default. With City approval, the security may be
reduced from time to time as financial obligations are paid, but in
no case shall the security be reduced to a point less than 10% of
the original amount until all improvements are complete and
accepted by the City.
8. Notice. Required notices to the Developer shall be in
writing, and shall be either hand delivered to the Developer, its
employees or agents, or mailed to the Developer by registered mail
at the following address:
Lundgren Bros. Construction, Inc.
935 East Wayzata Boulevard
Wayzata, MN 55391
Telephone: (612) 473 -1231
Facsimile: (612) 473 -7401
Notices to the City shall be in writing and shall be either hand
delivered to the City Manager, or mailed to the City by registered
mail in care of the City Manager at the following address:
Chanhassen City Hall, 690 Coulter Drive, P.O. Box 147, Chanhassen,
Minnesota 55317, Telephone (612) 937 -1900.
9. Other Special Conditions.
A. Developer is responsible for demonstrating a
minimum 20 foot separation is provided for side yards as each
building permit is requested. Interior side yard setbacks of 6
feet for garages and 9 feet for living areas are permitted. Side
SP -3
yard setback of 10 feet is required for all free standing
accessory structures. All lots must comply with all other rear
and front yard setbacks.
B. Unless already on the site, at least two trees
must be planted on each lot. However, none of these trees shall
be credited to buffering requirements along Galpin nor placed
upon commonly held outlots. Trees to be selected from approved
city list of over story trees, minimum 2% diameter at time of
installation. Seed and sod is required for all disturbed areas.
A letter of credit or cash deposit is required at time of
building permit to guarantee installation. Streetscape shall be
consistent with plans from Ernst and Associated stamped Received
March 12, 1997, Engineering Department. An overall development
landscape plan shall be prepared and submitted to the city for
review and approval.
C. Tree Preservation /Landscaping:
1. Tree plantings to meet minimum size standards in City Code
and be selected from the official tree list.
2. Landscaping to be covered by satisfactory financial
guarantees.
3. All tree conservation areas to be protected by snow fence or
otherwise satisfactorily marked and all erosion control to
be in place with both being inspected and approved by the
city before undertaking any grading or construction activity
on the site. The applicant shall work with staff on
developing tree conservation areas prior to site grading.
Tree removal limits will be established at the time of
building permit for each lot. Removal limits will be set at
distance of twenty (20) feet around the proposed building
pad as shown on the grading and drainage plan, provided that
trees may be removed within approved grading limits and for
placement of utilities. Staff may allow a revised house pad
location if grading and tree removal will be reduced.
ordinance.
D. Full park and trail fees shall be paid per city
E. Outlot E shall be replatted to include a lot and
block description prior to the construction of a pool and pool
house in the neighborhood homeowners association park.
F. Appropriate drainage and utility easements shall
be conveyed with the final plat for all utilities, wetlands and
ponding areas located outside the public right -of -ways. The
easei widths shall be wide enough to take into consideration
SP -4
access for maintenance purposes.
G. The applicant shall receive and comply with all
pertinent agency permits, i.e. Watershed District, Health
Department, MPCA, Carver County Highway Department, DNR, Army
Corps of Engineers.
H. All disturbed areas shall be immediately restored
with seed and disc - mulched or provided with a wood -fiber blanket
within two weeks after site grading or before Nov. 15 each
construction season. Areas where street and /or utility
construction will occur throughout the year are excepted as is
construction on individual home sites when building permits have
been issued and erosion control is in place. The City may grant
an extension to the restoration date if weather conditions
permit. All disturbed areas shall be restored in accordance with
the City's Best Management Practices Handbook.
I. The developer shall construct all utility and
street improvements in accordance with the City's 1997 edition of
Standard Specifications and Detail Plates. The applicant shall
be entitled to a credit against future hookup charges against the
property for the construction cost difference of installing the
16 -inch waterline in Longacres Drive versus an 8 -inch waterline.
J. As a condition of final plat approval, the
applicant will be required to enter into a PUD/ development
contract with the City and provide the necessary financial
security to guarantee compliance with the conditions of approval
of'final platting.
K. The street names Majestic Oaks Drive and
Meadowbrook Court shall be changed. The Public Safety Department
shall review and approve of the revised street names.
L. No berming or drainage facilities will be allowed
to encroach upon the Galpin Boulevard right -of -way.
M. The developer and /or contractor shall report to
the City Engineer the location of any drain tiles found during
construction. The City Engineer will determine whether or not to
abandon or redirect the tile to the storm sewer system.
N. A 10 -foot clear zone must be maintained around
fire hydrants so as to avoid injury to fire fighters, i.e. NSP
transformers, street lights, cable television and telephone boxes
and landscape plantings
0. A native vegetative buffer strip 10 feet in width
shall be maintained around the natural wetlands on the site.
SP -5
This will limit grading to within 10 feet of the wetland. The
grading plan shall be modified accordingly.
P. The landscaped median island shall be maintained
by the homeowners association through the means of the
declaration of covenants. Should the median not be well
maintained or becomes a public safety hazard, the city reserves
the right to remove the landscaping and /or entire median. The
city shall not be liable for damage to the landscaping or
irrigation system as a result of snow plowing operations.
Q. The applicant shall meet wetland fill and wetland
mitigation conditions as stated in Corps of Engineers, Section
404 permit 94- 02389- SW -GAE. Mitigation work shall be implemented
prior to or concurrent with wetland fill activity in future
phases of the project.
R. Wetland buffer areas shall be surveyed and staked
in accordance with the city's wetland ordinance. The city will
install wetland buffer edge signs before construction begins and
the applicant will be charged $20 per sign.
S. Type III erosion control shall be installed and
maintained around all wetlands during construction until the site
has been revegetated.
T. The developer shall provide a full -time, state
certified inspector for the construction of Longacres Drive.
U. The developer shall work with City staff in
determining where retaining walls should be constructed along
Ma-estic Oak Lane to save trees and minimize grading. The
retaining walls may encroach the right -of -way; however, the City
shall not be responsible for maintenance, repairs or replacement.
V. Detailed grading, drainage, erosion control and
tree preservation plans shall be submitted to the City for review
and approval at time of building permit application for Lots 12,
13 and 14, Block 4.
W. Parking shall be prohibited along the north side
of Longacres Drive.
X. The developer shall revise the lot lines between
Lot 1 and 2, Block 4 so that Lot 1 is 90 feet wide at the 30 foot
building setback.
Y. The developer shall maintain a 40 foot wetland
se on Lots 12, 13, 14 and 15, Block 4 and Lots 1, 2 and 3,
Block 5.
IN E.,
Z. The developer shall replat Outlot E in the Woods
at Longacres 4 L Addition into a lot and block prior to the
issuance of a building permit on Outlot E.
AA. The developer shall dedicate to the city a trail
easement over the following parcels:
1. The easterly 20 feet of the southerly 55 feet of Lot 1,
Block 1.
2. The easterly 20 feet of the northerly 55 feet of Outlot A.
BB. Provide copies of subdivision covenants and home
owner association documents for review and approval. The
covenants should establish acceptable architectural criteria
consistent with the PUD. Association documents should clearly
establish maintenance and tax responsibility for all commonly
held facilities, landscaping and parcels.
CC. Provide details of the proposed private
recreational facilities. Since city park plans are predicated
upon the construction of this facility to accommodate some local
needs, financial guarantees ensuring its construction, must be
posted. The association park will be built concurrent with
Longacres Drive as listed on the preliminary plat.
A Neighborhood Park Plan has been submitted on March 12, 1997 to
the City for review. However, prior to the issuance of a
building permit the area shall be platted into a lot. This plat
shall be reviewed by the Planning Commission and City Council.
DD. The open play field in the private /association
park may be reconfigured from 180' x 180' to an area measuring
150' x 205' x 165' x 85'. This reconfiguration represents a
reduction in total acreage of 1.9 acres from .74 acres to .55
acres.
A Neighborhood Park Plan was stamped Received March 12, 1997.
Prior to the issuance of a building permit, the area shall be
platted into a lot. According to City Code, a building shall not
be constructed on an outlot. This plat shall be reviewed by the
Planning Commission and City Council.
EE. Wetland buffer areas shall be surveyed and staked
in accordance with the City's wetland ordinance. The City will
provide wetland buffer edge signs and charge the applicant $20 per
sign. The applicant shall verify the location of these signs with
the City's Water Resources Coordinator and shall install these
signs before the utilities are accepted.
SP -7
FF. If in the future there is a dissolution or any
type of breakdown in this neighborhood association, that the city
will be deeded this park as a park and not subdivided into lots.
GG. It is intended that the Galpin trail be
constructed in the street right -of -way except within 100 feet of
Longacres Drive and Galpin Boulevard intersection. In these
areas, a trail easement up to 20' in width is required.
Furthermore, that this easement shall be included in the grading
plan for the project with a suitable trail bed being prepared.
This trail bed may meander within the easement alignment at the
discretion of the applicant, but the eventual alignment must be
conducive to future trail construction and is subject to approval
as a part of the grading plan review. Planting of trees shall be
restricted to areas west of the trail bench.
HH. "No lots shall have direct access onto Galpin
Blvd. or Longacres Drive except on Lots 1 -3, Block 3, Lots 6 -8,
Block 4 and Lots 1 -4, Block 5."
II. The street grades on Longacres Drive shall be
adjusted to conform to City standards which is between 0.75% and
7%. Longacres Drive shall be constructed to meet State Aid
standards for a 9 ton street design.
JJ. Decorative street lighting shall be installed
along Longacres Drive.
10. General Conditions. The general conditions of this
Contract, approved by the City Council on February 13, 1995 are
attached as Exhibit "B" and incorporated herein.
CITY OF CHANHASSEN
(SEAL)
BY:
Nancy K. Mancino, Mayor
AND:
Don Ashworth, City Manager
DEVELOPER:
LUNDGREN BROS CONSTRUCTION, INC.
FWW
STATE OF MINNESOTA )
( ss.
COUNTY OF CARVER )
Its President
The foregoing instrument was acknowledged before me this
day of , 19 , by Nancy K. Mancino, Mayor, and by
Don Ashworth, City Manager, of the City of Chanhassen, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to
the authority granted by its City Council.
NOTARY PUBLIC
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
day of , 19 , by
NOTARY PUBLIC
DRAFTED BY:
Campbell, Knutson, Scott & Fuchs, P.A.
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(612) 452 -5000
SP -9
EXHIBIT " A "
TO
DEVELOPMENT CONTRACT
LEGAL DESCRIPTION OF SUBJECT PROPERTY:
Outlot B and Outlot C, The Woods at Longacres 2"' Addition, Carver
County, Minnesota.
SP -10
FEE OWNER CONSENT
TO
DEVELOPMENT CONTRACT
fee owners of all or part of the subj
of which is governed by the foregoing
and consent to the provisions thereof
provisions as the same may apply to
property owned by them.
ect property, the development
Development Contract, affirm
and agree to be bound by the
that portion of the subject
Dated this day of
19
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
day of 19
NOTARY PUBLIC
DRAFTED BY:
Campbell, Knutson, Scott
& Fuchs, P.A.
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(612) 452 -5000
SP -11
MORTGAGE HOLDER CONSENT
TO
DEVELOPMENT CONTRACT
I
which holds a mortgage on the subject property, the development of
which is governed by the foregoing Development Contract, agrees
that the Development Contract shall remain in full force and effect
even if it forecloses on its mortgage.
Dated this day of , 19
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
day of , 19
NOTARY PUBLIC
DRAFTED BY:
Campbell, Knutson, Scott
& Fuchs, P.A.
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, Minnesota 55121
(612) 452 -5000
SP -12
CITY OF CHANHASSEN
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
EXHIBIT "B"
GENERAL CONDITIONS
1. Right to Proceed. Within the plat or land to be
platted, the Developer may not grade or otherwise disturb the
earth, remove trees, construct sewer lines, water lines, streets,
utilities, public or private improvements, or any buildings until
all the following conditions have been satisfied: 1) this agreement
has been fully executed by both parties and filed with the City
Clerk, 2) the necessary security and fees have been received by the
City, 3) the plat has been recorded with the County Recorder's
Office of the County where the plat is located, and 4) the City
Engineer has issued a letter that the foregoing conditions have
been satisfied and then the Developer may proceed.
2. Phased Development. If the plat is a phase of a multi -
phased preliminary plat, the City may refuse to approve final plats
of subsequent phases if the Developer has breached this Contract
and the breach has not been remedied. Development of subsequent
phases may not proceed until Development Contracts for such phases
are approved by the City.
3. Effect of Subdivision Approval. For two (2) years from
the date of this Contract, no amendments to the City's
Comprehensive Plan, except an amendment placing the plat in the
current urban service area, or official controls shall apply to or
affect the use, development density, lot size, lot layout or
dedications of the approved plat unless required by state or
federal law or agreed to in writing by the City and the Developer.
Thereafter, notwithstanding anything in this Contract to the
contrary, to the full extent permitted by state law the City may
require compliance with any amendments to the City's Comprehensive
Plan, official controls, platting or dedication requirements
enacted after the date of this Contract.
4. Improvements. The improvements specified in the Special
Provisions of this Contract shall be installed in accordance with
City standards, ordinances, and plans and specifications which have
been prepared and signed by a competent registered professional
engineer furnished to the City and approved by the City Engineer.
The Developer shall obtain all necessary permits from the
Metropolitan Waste Control Commission and other agencies before
proceeding with construction. The City will, at the Developer's
expense, have one or more construction inspectors and a soil
GC -1
engineer inspect the work on a full or part -time basis. The
Developer shall also provide a qualified inspector to perform site
inspections on a daily basis. Inspector qualifications shall be
submitted in writing to the City Engineer. The Developer shall
instruct its project engineer/ inspector to respond to questions
from the City Inspector(s) and to make periodic site visits to
satisfy that the construction is being performed to an acceptable
level of quality in accordance with the engineer's design. The
Developex or his engineer shall schedule a preconstruction meeting
at a mutually agreeable time at the City Council chambers with all
parties concerned, including the City staff, to review the program
for the construction work. Within sixty (60) days after the
completion of the improvements and before the security is released,
the Developer shall supply the City with the following: (1) a
complete set of reproducible Mylar as -built plans, (2) two complete
sets of blue line as -built plans, (3) two complete sets of utility
tie sheets, (4) location of buried fabric used for soil
stabilization, (5) location stationing and swing ties of all
utility stubs, and (6) bench mark network.
5. Iron Monuments. Before the security for the completion
of utilities is released, all monuments must be correctly placed in
the ground in accordance with Minn. Stat. § 505.02, Subd. 1. The
Developer's surveyor shall submit a written notice to the City
certifying that the monuments have been installed.
6. License. The Developer hereby grants the City, its
agents, employees, officers and contractors a license to enter the
plat to perform all work and inspections deemed appropriate by the
City in conjunction with plat development.
7. Site Erosion Control. Before the site is rough graded,
and before any utility construction is commenced or building
permits are issued, the erosion control plan, Plan B, shall be
implemented, inspected, and approved by the City. The City may
impose additional erosion control requirements if they would be
beneficial. All areas disturbed by the excavation and backfilling
operations shall be reseeded forthwith after the completion of the
work in that area. Except as otherwise provided in the erosion
control plan, seed shall be certified seed to provide a temporary
ground cover as rapidly as possible. All seeded areas shall be
fertilized, mulched, and disc anchored as necessary for seed
retention. The parties recognize that time is of the essence in
controlling erosion. If the Developer does not comply with the
erosion control plan and schedule of supplementary instructions
received from the City, the City may take such action as it deems
appropriate to control erosion at the Developer's expense. The
City will endeavor to notify the Developer in advance of any
proposed action, but failure of the City to do so will not affect
the Developer's and City's rights or obligations hereunder. No
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development will be allowed and no building permits will be issued
unless the plat is in full compliance with the erosion control
requirements. Erosion control needs to be maintained until
vegetative cover has been restored, even if construction has been
completed and accepted. After the site has been stabilized to
where, in the opinion of the City, there is no longer a need for
erosion control, the City will authorize the removal of the erosion
control, i.e. hay bales and silt fence. The Developer shall remove
and dispose of the erosion control measures.
7a. Erosion Control During Construction of a Dwelling or
Other Building. Before a building permit is issued for
construction of a dwelling or other building on a lot, a $500.00
cash escrow or letter of credit per lot shall also be furnished the
City to guarantee compliance with City Code § 20 -94.
8. Clean up. The Developer shall maintain a neat and
orderly work site and shall daily clean, on and off site, dirt and
debris, including blowables, from streets and the surrounding area
that has resulted from construction work by the Developer, its
agents or assigns.
9. Acceptance and Ownership of Improvements. Upon
completion and acceptance by the City of the work and construction
required by this Contract, the improvements lying within public
easements shall become City property. After completion of the
improvements, a representative of the contractor, and a
representative of the Developer's engineer will make a final
inspection of the work with the City Engineer. Before the City
accepts the improvements, the City Engineer shall be satisfied that
all work is satisfactorily completed in accordance with the
approved plans and specifications and the Developer and his
engineer shall submit a written statement attesting to same with
appropriate contractor waivers. Final acceptance of the public
improvements shall be by City Council resolution.
10. Claims. In the event that the City receives claims from
laborers, materialmen, or others that work required by this
Contract has been performed, the sums due them have not been paid,
and the laborers, materialmen, or others are seeking payment out of
the financial guarantees posted with the City, and if the claims
are not resolved at least ninety (90) days before the security
required by this Contract will expire, the Developer hereby
authorizes the City to commence an Interpleader action pursuant to
Rule 22, Minnesota Rules of Civil Procedure for the District
Courts, to draw upon the letters of credit in an amount up to 1250
of the claim(s) and deposit the funds in compliance with the Rule,
and upon such deposit, the Developer shall release, discharge, and
dismiss the City from any further proceedings as it pertains to the
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letters of credit deposited with the District Court, except that
the Court shall retain jurisdiction to determine attorneys' fees.
11. Park and Trail Dedication. At the time of issuance of
building permits for construction, the Developer, its successors or
assigns, shall pay to the City the park and trail dedication fees
then in force pursuant to Chanhassen City Ordinances and City
Council resolutions. One -third (1/3) of the park and trail cash
contribution shall be paid contemporaneously with the City's
approval of the subdivision. The balance, calculated as follows,
shall be paid at the time building permits are issued: rate in
effect when a building permit is issued minus the amount previously
paid.
12. Landscaping. All landscaping shall be installed in
accordance with Plan D. The applicant shall plant buffer yard
landscaping areas (Galpin Boulevard and Longacres Drive and
reforestation area of Block 3, Woodridge Heights) within 45 days
after the small utilities are installed. Species of trees not
specified in Plan D may be approved by the City. In addition to any
sod required as a part of the erosion control plan, Plan B, the
Developer or lot purchaser shall sod the boulevard area and all
drainage ways on each lot utilizing a minimum of four (4) inches of
topsoil as a base. Seed or sod shall also be placed on all
disturbed areas of the lot. If these improvements are not in place
at the time a certificate of occupancy is requested, a financial
guarantee of $500.00 in the form of cash or letter of credit shall
be provided to the City. These conditions must then be complied
with within two (2) months after the certificate of occupancy
issued, except that if the certificate of occupancy is issued
between October 1 through May 1 these conditions must be complied
with by the following July 1st. Upon expiration of the time
period, inspections will be conducted by City staff to verify
satisfactory completion of all conditions. City staff will conduct
inspections of incomplete items with a $50.00 inspection fee
deducted from the escrow fund for each inspection. After
satisfactory inspection, the financial guarantee shall be returned.
If the requirements are not satisfied, the City may use the
security to satisfy the requirements. The City may also use the
escrowed funds for maintenance of erosion control pursuant to City
Code Section 20 -94 or to satisfy any other requirements of this
Contract or of City ordinances. These requirements supplement, but
do not replace, specific landscaping conditions that may have been
required by the City Council for project approval.
13. Warranty. The Developer warrants all work required to
be performed by it against poor material and faulty workmanship for
a period of two (2) years after its completion and acceptance by
the City. All trees, grass, and sod shall be warranted to be
alive, of good quality, and disease free at the time of planting.
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All landscape plantings shall be warranted for twelve (12) months
from the time of planting. The Developer or his contractor(s)
shall post a letter of credit or other security acceptable to the
City to secure the warranties at the time of final acceptance.
14. Lot Plans. Prior to the issuance of building permits,
an acceptable Grading, Drainage, Erosion Control including silt
fences, and Tree Removal Plan shall be submitted for each lot for
review and approval by the City Engineer. Each plan shall assure
that drainage is maintained away from buildings and that tree
removal is consistent with City Ordinance.
15. Existing Assessments. Any existing assessments against
the plat will be re- spread against the plat in accordance with City
standards.
16. Street Lighting. The Developer shall have installed and
pay for street lights in accordance with City standards. A plan
shall be submitted for the City Engineer's approval prior to the
installation. Before the City signs the final plat, the Developer
shall pay the City a fee of $200.00 for each street light installed
in the plat. The fee shall be used by the City for furnishing
electricity for each light for twenty (20) months.
17. Signage. All street name, traffic signs, and wetland
monumentation required by the City as a part of the public
improvements shall be furnished and installed by the City at the
sole expense of the Developer.
18. House Pads. The Developer shall promptly furnish the
City "as- built" plans indicating the amount, type and limits of
fill on any house pad location.
19. Responsibility for Costs.
A. The Developer shall pay an administrative fee in
conjunction with the installation of the plat improvements. This
fee is to cover the cost of City Staff time and overhead for items
such as review of construction documents, preparation of the
Development Contract, monitoring construction progress, processing
pay requests, processing security reductions, and final acceptance
of improvements. This fee does not cover the City's cost for
resident construction inspections. The fee shall be shall be
calculated as follows:
i) if the cost of the construction of public
improvements is less than $500,000, three
percent (3 %) of construction costs;
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if the cost of the construction of public
improvements is between $500,000 and
$1,000,000, three percent (3 %) of construction
costs for the first $500,000 and two percent
(2 %) of construction costs over $500,000;
iii) if the cost of the construction of public
improvements is over $1,000,000, two and
one -half percent (2% %) of construction costs
for the first $1,000,000 and one and one -half
percent (IY22 %) of construction costs over
$1,000,000.
Before the City signs the final plat, the Developer shall deposit
with the City a fee based upon construction estimates. After
construction is completed, the final fee shall be determined based
upon actual construction costs. The cost of public improvements is
defined in paragraph 6 of the Special Provisions.
B. In addition to the administrative fee, the Developer
shall reimburse the City for all out -of- pocket costs incurred by
the City for providing resident construction inspections. This
cost will be periodically billed directly to the Developer based on
the actual progress of the construction. Payment shall be due in
accordance with Article 17E of this Agreement.
C. The Developer shall hold the City and its officers
and employees harmless from claims made by itself and third parties
for damages sustained or costs incurred resulting from plat
approval and development. The Developer shall indemnify the City
and its officers and employees for all costs, damages, or expenses
which the City may pay or incur in consequence of such claims,
including attorneys' fees.
D. In addition to the administrative fee, the Developer
shall reimburse the City for costs incurred in the enforcement of
this Contract, including engineering and attorneys' fees.
E. The Developer shall pay in full all bills submitted
to it by the City for obligations incurred under this Contract
within thirty (30) days after receipt. If the bills are not paid
on time, the City may halt all plat development work and
construction, including but not limited to the issuance of building
permits for lots which the Developer may or may not have sold,
until the bills are paid in full. Bills not paid within thirty
(30) days shall accrue interest at the rate of 8% per year.
F. In addition to the charges and special assessments
referred to herein, other charges and special assessments may be
imposed such as, but not limited to, sewer availability charges
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( "SAC "), City water connection charges, City sewer connection
charges, and building permit fees.
G. Private Utilities. The Developer shall have
installed and pay for the installation of electrical, natural gas,
telephone, and cable television service in conjunction with the
overall development improvements. These services shall be provided
in accordance with each of the respective franchise agreements held
with the- City.
20. Developer's Default. In the event of default by the
Developer as to any of the work to be performed by it hereunder,
the City may, at its option, perform the work and the Developer
shall promptly reimburse the City for any expense incurred by the
City, provided the Developer is first given notice of the work in
default, not less than four (4) days in advance. This Contract is
a license for the City to act, and it shall not be necessary for
the City to seek a Court order for permission to enter the land.
When the City does any such work, the City may, in addition to its
other remedies, assess the cost in whole or in part.
21. Miscellaneous.
A. Construction Trailers Placement of on -site
construction trailers and temporary job site offices shall be
approved by the City Engineer as a part of the pre- construction
meeting for installation of public improvements. Trailers shall be
removed from the subject property within thirty (30) days following
the acceptance of the public improvements unless otherwise approved
by the City Engineer.
B. Postal Service The Developer shall provide for
the maintenance of postal service in accordance with the local
Postmaster's request.
C. Third Parties Third parties shall have no
recourse against the City under this Contract.
D. Breach of Contract Breach of the terms of this
Contract by the Developer shall be grounds for denial of building
permits, including lots sold to third parties.
E. Severability If any portion, section, subsection,
sentence, clause, paragraph, or phrase of this Contract is for any
reason held invalid, such decision shall not affect the validity of
the remaining portion of this Contract.
F. Building Permits Building permits will not be
issued in the plat until sanitary sewer, watermain, and storm sewer
have been installed, tested, and accepted by the City, and the
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streets needed for access have been paved with a bituminous
surface.
G. Waivers /Amendments The action or inaction of the
City shall not constitute a waiver or amendment to the provisions
of this Contract. To be binding, amendments or waivers shall be in
writing, signed by the parties and approved by written resolution
of the City Council. The City's failure to promptly take legal
action t_o enforce this Contract shall not be a waiver or release.
H. Release This Contract shall run with the land and
may be recorded against the title to the property . After the
Developer has completed the work required of it under this
Contract, at the Developer's request the City Manager will issue a
Certificate of Compliance. Prior to the issuance of such a
certificate, individual lot owners may make as written request for
a certificate applicable to an individual lot allowing a minimum of
ten (10) days for processing.
I. Insurance Developer shall take out and maintain
until six (6) months after the City has accepted the public
improvements, public liability and property damage insurance
covering personal injury, including death, and claims for property
damage which may arise out of Developer's work or the work of its
subcontractors or by one directly or indirectly employed by any of
them. Limits for bodily injury and death shall be not less than
$500,000 for one person and $1,000,000 for each occurrence; limits
for property damage shall be not less than $500,000 for each
occurrence; or a combination single limit policy of $1,000,000 or
more. The City shall be named as an additional insured on the
policy, and the Developer shall file with the City a certificate
evidencing coverage prior to the City signing the plat. The
certificate shall provide that the City must be given ten (10) days
advance written notice of the cancellation of the insurance. The
certificate may not contain any disclaimer for failure to give the
required notice.
J. Remedies Each right, power or remedy herein
conferred upon the City is cumulative and in addition to every
other right, power or remedy, expressed or implied, now or
hereafter arising, available to City, at law or in equity, or under
any other agreement, and each and every right, power and remedy
herein set forth or otherwise so existing may be exercised from
time to time as often and in such order as may be deemed expedient
by the City and shall not be a waiver of the right to exercise at
any time thereafter any other right, power or remedy.
K. Assignability The Developer may not assign this
Contract without the written permission of the City Council. The
Developer's obligation hereunder shall continue in full force and
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effect even if the Developer sells one or more lots, the entire
plat, or any part of it.
L. Construction Hours The normal construction hours
under this contract shall be from 7 :00 a.m. to 6:00 p.m. on
weekdays, from 9:00 a.m. to 5:00 p.m. on Saturdays with no such
activity allowed on Sundays or any recognized legal holidays.
Operation of all internal combustion engines used for construction
or dewat_ering purposes beyond the normal working hours will require
City Council approval. Under emergency conditions, this limitation
may be waived by the consent of the City Engineer.
Any approved work performed after dark shall be adequately
illuminated.
M. Access All access to the plat prior to the City
accepting the roadway improvements shall be the responsibility of
the Developer regardless if the City has issued building permits or
occupancy permits for lots within the plat.
N. Street Maintenance The Developer shall be
responsible for all street maintenance until streets within the
plat are accepted by the City. Warning signs shall be placed by
the Developer when hazards develop in streets to prevent the public
from traveling on same and directing attention to detours. If
streets become impassable, the City may order that such streets
shall be barricaded and closed. The Developer shall maintain a
smooth roadway surface and provide proper surface drainage. The
Developer may request, in writing, that the City plow snow on the
streets prior to final acceptance of the streets. The City shall
have complete discretion to approve or reject the request. The
City shall not be responsible for reshaping or damage to the street
base or utilities because of snow plowing operations. The provision
of City snow plowing service does not constitute final acceptance
of the streets by the City.
O. Storm Sewer Maintenance The Developer shall be
responsible for cleaning and maintenance of the storm sewer system
(including ponds, pipes, catch basins, culverts and swales) within
the plat and the adjacent off -site storm sewer system that receives
storm water from the plat. The Developer shall follow all
instructions it receives from the City concerning the cleaning and
maintenance of the storm sewer system. The Developer's obligations
under this paragraph shall end two (2) years after the public
improvements in the plat have been accepted by the City.
P. Soil Treatment Systems If soil treatment systems
are required, the Developer shall clearly identify in the field and
protect from alteration, unless suitable alternative sites are
first provided, the two soil treatment sites identified during the
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platting process for each lot. This shall be done prior to the
issuance of a Grading Permit. Any violation /disturbance of these
sites shall render them as unacceptable and replacement sites will
need to be located for each violated site in order to obtain a
building permit.
Q. Variances By approving the plat, the Developer
represents that all lots in the plat are buildable without the need
for variances from the City's ordinances.
R. Compliance with Laws, Ordinances, and Regulations
In the development of the plat the Developer shall comply with all
laws, ordinances, and regulations of the following authorities:
1. City of Chanhassen;
2. State of Minnesota, its agencies, departments
and commissions;
3. United States Army Corps of Engineers;
4. Watershed District(s);
5. Metropolitan Government, its agencies,
departments and commissions.
S. Proof of Title Upon request, the Developer shall
furnish the City with evidence satisfactory to the City that it has
the authority of the fee owners and contract for deed purchasers
too enter into this Development Contract.
T. Soil Conditions The Developer acknowledges that
the City makes no representations or warranties as to the condition
of the soils on the property or its fitness for construction of the
improvements or any other purpose for which the Developer may make
use of such property. The Developer further agrees that it will
indemnify, defend, and hold harmless the City, its governing body
members, officers, and employees from any claims or actions arising
out of the presence, if any, of hazardous wastes or pollutants on
the property, unless hazardous wastes or pollutants were caused to
be there by the City.
U. Soil Correction The Developer shall be
responsible for soil correction work on the property. The City
makes no representation to the Developer concerning the nature of
suitability of soils nor the cost of correcting any unsuitable soil
conditions which may exist. On lots which have no fill material a
soils report from a qualified soils engineer is not required unless
the City's building inspection department determines from
observation that there may be a soils problem. On lots with fill
material that have been mass graded as part of a multi -lot grading
project, a satisfactory soils report from a qualified soils
engineer shall be provided before the City issues a building permit
for the lot. On lots with fill material that have been custom
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graded, a satisfactory soils report from a qualified soils engineer
shall be provided before the City inspects the foundation for a
building on the lot.
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