1a2 Ashling Meadows Plans SpecsCITYOF
CI I SEN
~90 CiO, Center DtJve, PO Box 147
Chanhassen, Mi, nesota 55317
Phone 612.93Z 1900
General Fax 612. 937. 5739
Engineering Fax 612.937.9152
Public SafeO, £ax 612.934.2524
liSb www. ci. chanhasse,.mn, us
MEMORANDUM
TO'
FROM:
Teresa Burgess, Director of Public Works/City Engineer
Matt Saam, Project-Engineer ]}~0
DATE: April 4, 2001
SUBJ:
Approve Development Contract and Construction Plans and
Specifications for Ashling Meadows - Project No. 01-04
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 $1,615,584 and the administration fees total
of $128,867 which includes 1/3 of the required Park/Trail fees and all SWMP
fees.
The applicant has also submitted detailed construction plans and specifications for
staff review and City Council approval. Staff has reviewed the plans and
specificatiOns and finds the plans still need some minor modifications. Staff
requests that the City Council grant staff the flexibility to administratively approve
the plans aPter working with the applicant's engineer to modify the plans.
accordingly. It is therefore recommended that the construction plans and
specifications for Ashling Meadows dated February 27, 2001, prepared by Sathre-
Bergquist? Inc. and the develoPment contract dated April 9, 2001 be approved
conditioned upon the following:
1. The applicant shall enter into the development contract and supply the City
with a cash escrow or letter of credit in the amount of $1,615,584 and pay an
administration fee of $128,867.
2. The applicant's engineer shall work with City staff in revising the construction
plans to meet City standards.
Attachments' 1.
2.
c:
.
David Hinners, Lundgren Bros. Construction
DevelOpment Contract dated April 9, 2001.
Construction plans and specifications are available for
review in the Engineering Department.
Breakdown of administration fees dated ~pril 3,200!.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ASHLING MEADOWS
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
TABLE OF CONTENTS
SPECIAL PROVISIONS
PAGE
,
2.
3.
4.
5.
6.
7.
8.
9.
REQUEST FOR PLAT APPROVAL ............................................................................ SP-1
CONDITIONS OF PLAT APPROVAL ........................................................................ SP-1
DEVELOPMENT PLANS ............................................................. · ............................... SP- 1
IMPROVEMENTS ................................................................. ' ....................................... SP-2
TIME OF PERFORMANCE ......................................................................................... SP-2
SECURITY .................................................................................................................... SP-2
NOTICES ....................................................................................................................... SP-3
OTHER SPECIAL CONDITIONS ................................................................................ SP-3
GENERAL CONDITIONS ............................................................................................ SP-6
GENERAL CONDITIONS
4
2.
3.
4.
5.
6.
7.
7A.
8~
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
RIGHT'TO PROCEED ................................................................................................. CC-1
PHASE DEVELOPMENT ........................................................................................... CC-1
EFFECT OF SUBDIVISION APPROVAL ............................................................. CC-1
IMPROVEMENTS ...GC_I
IRON MONUMENTS .................................................................................................. CC-2
LICENSE .... ' ....................... : ...................................... P. ............................... : ................... CC-2
SITE EROSION CONTROL .................... ~ ......................................... ~ ......................... CC-2
EROSION CONTROL DLFRING CONSTRUCTION OF A DWELLING OR OTHER
BUILDING .................................................................................................................... CC-2
CLEAN UP ............................................................................. : ........... ~ ........... :..:. .CC-2
ACCEPTANCE AND OWNERSHIP OF IMPROVEMENTS .................................... CC-2
CLAIMS ........................................................................................................................ CC-3
PARK AND TRAIL DEDICATION ............................................................................ CC-3
LANDSCAPING .......................................................................................................... CC~3
WARRANTY ............................................................................................................... CC-4
LOT PLANS ................................... -. ............................................................................. CC-4
EXISTING AS S ES SMENTS ....................................................................................... CC-4
HOOK-UP CHARGES ................................................................................................. CC-4
PUBLIC STREET LIGHTING ..................................................................................... CC-4
SIGNAGE ..................................................................................................................... CC-4
HOUSE PADS .............................................................................................................. CC-4
RESPONSIBILITY FOR COSTS ................................................................................. CC-4
DEVELOPER'S DEFAULT ......................................................................................... CC-6
MISCELLANEOUS
A. Construction Trailers ........................................................................................ CC-6
B. Postal Service .................................................................................................... CC-6
C. Third Parties ...................................................................................................... CC-6
D. Breach of Contract ............................................................................................ CC-6
E. Severability ....................................................................................................... CC-6
F. Building Permits ............................................................................................... GC-6
G. Waivers/Amendments ....................................................................................... GC-7
H. Release .............................................................................................................. GC-7
I. h~surance ........................................................................................................... GC-7
J. Remedies ........................................................................................................... GC-7
K. Assignability ..................................................................................................... GC-7
L. Construction Hours ........................................................................................... GC-7
M. Noise Amplification .................................................... , ...................................... GC-8
N. Access ............................................................................................................... GC-8
O. Street Maintenance ............................................................................................ GC-8
P. Storm Sewer Maintenance ................................................................................ GC-8
Q. Soil Treatment Systems .................................................................................... GC-8
R. Variances ........................................................................................................... GC-8
S. Compliance with Laws, Ordinances, and Regulations ...................................... GC-9
T. Proof of Title ..................................................................................................... GC-9
U. Soil Conditions ................................................................................................. GC~9
V. Soil Correction .................................................................................................. GC-9
W. Haul Routes ............................................................................................................ GC-9
X. Development Signs ................................................................................................ GC-9
Y. Construction Plans ............................................................................................... GC-10
ii
CITY OF CHANHASSEN
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
ASHLING MEADOWS
SPECIAL PROVISIONS
AGREEMENT dated April 9, 2001 by and between the CITY OF CHANHASSEN, a
Mimaesota municipal corporation (the "City"), and, LUNDGREN BROS. CONSTRUCTION,
INC., a Mhmesota corporation (the "Developer").
1. Request for Plat Approval. The Developer has asked the City to approve a plat for
Ashling Meadows (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. 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 conm~encement 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:
Plm~ A:
Final plat approved April 9, 2001, prepared by Sathre-Bergquist, Inc.
Plan B:
Grading, Drainage and Erosion Control Plan dated February 27, 2001, prepared by
Sathre-Bergquist, Inc.
Plan C:
Plans and Specifications for Improvements dated February 27, 2001, prepared by
Sathre-Bergquist, Inc.
Plan D:
Landscape Plan dated Marchl2, 2001, prepared by Sathre-Bergquist, Inc.
Revised 3/24/99
SP-1
4. Improvements. The Developer shall install and pay for the folloxving:
A. Sanitary Sexver System
B. Water System
C. Storm Water Drainage System
D. Streets
E. Concrete Curb and Gutter
F. Street Lights
G. Site Grading/Restoration
H. Underground Utilities (e.g. gas, electric, telephone, CATV)
I. Setting of Lot and Block Monuments
J. Surveying and Staking
K. Landscaping
L. Erosion Control
5. Time of Performance. The Developer shall install all required improvements by
July 15, 2002. The Developer may, however, request an extension of time fi'om 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.
6. Securit3T. 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 fi'om a bal~k or cash
escrow ("security") for $1,615,584.00. The amount of the security was calculated as 110% of the
following:
Site Grading/Restoration
$ 452,550.00
Sanitary Sewer $ 205,241.00
Watennain $ 93,915.00
Stom~ Sewer, Drainage System, including cleaning and maintenance
$ 183,816.00
Streets $ 337,196.00
Street lights and signs
$ 2,000.00
Erosion control $ 30,J45.00
Engineering, surveying, and inspection
$ 91,340.00
Landscaping $ 72,510.00
TOTAL COST OF PUBLIC IMPROVEMENTS
$1,468,713.00
SP-2
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
December 31, 2002. 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.
7. 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:
Marc S. Anderson
Lundgren Bros. Construction, Inc.
935 East Wayzata Boulevard
Wayzata, MN 55391
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 City Center Drive, P.O. Box 147, Chanhassen, Minnesota 55317,
Telephone (612) 937-1900.
8. Other Special Conditions.
A. The applicant shall enter into a development contract containing all of the conditions of approval
for this project and shall submit all required financial guarantees. The development contract
shall be recorded against the property.
B. The applicant shall meet all conditions of Wetland Alteration Permit #00-5.
C. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes and traffic control plans.
Do
The proposed drainage area in the southeast comer of the site shall be routed to the southwest
pond and adjacent wetland instead of to the northerly pond. This will better follow the proposed
drainage pattern shown in the City's Surface Water Management Plan.
E. Staff has reviewed the ponding calculations and found that additional information and revisions
are necessary. Staff will work with the applicant's engineer to correct the calculations.
F. Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that the City's Type lJI
SP-3
erosion control fence, which is a heavy-duty silt fence, be used for the areas adjacent to the
existing wetlands. The final grading plan shall incorporate erosion control fence around the
perimeter of the grading limits. In addition, tree preservation fencing should be denoted on the
grading and drainage plan as well. Erosion control matting or wood fiber blankets will be
required for the steep, rear yard slopes of those lots in the north and southwesterly portions of the
site.
G. Prior to construction con~nencing, each of the existing wells and.septic tanks will be required to
be capped and/or removed per state health codes.
H~
The property has not been previously assessed for sewer and water hookup and connection
charges. As per city ordinance, each newly created lot will be required to pay a sewer and water
hookup charge of $1,322 and $1,723, respectively. In addition, since the property is within the
Lake A~m sewer district, a sewer interceptor charge of $t,011 and a sub-trunk charge of $828
will be due on each lot. The sewer and water lateral co~mection charges xvill be waived
contingent on the developer installing the internal lateral utility lines. All of the above fees are
due at the time of building permit issuance.
Utility improvements will be required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Detailed construction plans and
specifications will be required at the time of final platting. The applicant will also be required to
enter into a development contract with the City and to supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and the
conditions of final plat approval.
Landscaped median islands maybe pem~itted within the public streets contingent upon the
developer entering into an encroachment agreement with the City and that' the configuration be
acceptable to the City's Fire Marshal.
K. Existing driveway entrances to the site off of Galpin Boulevard shall be removed.
L. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e.,
Watershed District, Metropolitan Envirmm~ental Service Commission, Health Department,
Minnesota Pollution Control Agency, Army Corp. of Engineers, Mim~esota Department of
Natural Resources, and Carver County and comply with their conditions of approval.
M. Storm water shall not be discharged into any wetland basin prior to pretreatment.
N. Silt fence shall be provided adjacent to all areas to be preserved as buffer or, if no buffer is to be
preserved, at the delineated wetland edge and shall be removed upon completion of adjacent
construction.
O. Wetland buffer areas shall be preserved, sm-veyed and staked in accordance with the City's
wetland ordinance. The applicant shall install wetland buffer edge signs, under the direction of
City staff, before construction begins and shall pay the City $20 per sign.
SP-4
Po
Based on the proposed developed area of 35.25 acres, the water quality fees associated with this
project are estimated at $28,200 and the water quantity fees associated with this project are
estimated at $69,795. The applicant will be credited $27,308 for water quality where NURP
basins are provided to treat runoff from the site. No credit will be given for temporary pond
areas. The total SWMP fee, due payable to the City at the time of £mal plat recording, is
$70,687.
Q. Environmental Resource Specialist conditions:
1. A minimum of two overstory trees shall be required in the front yard of each lot.
2. The developer shall be responsible for installing all landscape materials proposed in
buffer yard and rear yard areas.
3. Tree preservation fence shall be install at the edge of the grading limits on Lots 14, 15,
18, and 19, Block 3 prior to any construction.
4. According to tree preservation plans dated 3/12/01, all trees on Lot 19, block 3 shall be
preserved by the developer/builder.
5. Any trees removed on Lots 14-15, 18-19 in excess of proposed tree preservation plans
will be replaced at a ratio of 2:1 diameter inches.
· .
R. Building Department conditions.'
o
Demolition Permits must be obtained before demolishing any existing structures.
Final grading plans and soil reports must be submitted to the Inspections Division before
building permits will be issued.
S. Fire Marshal conditions:
1. If any trees or shrubs are to be removed, they must either be chipped or hauled off site
due to close proximity of neighboring homes. No burning permits will be issued.
2. A ten-foot clear space must be maintained around fire hydrants i.e., street lamps, trees,
shrubs, bushes, Xcel Energy, US West, cable TV and transformer boxes. This is to
ensure that fire hydrants can be quickly located and safely operated by firefighters.
Pursuant to Chanhassen City Ordinance 9-1.
3. Fire protection including fire apparatus access roads and water supplies for fire protection
is required to be installed. This protection shall be installed and made serviceable prior to
and during time of construction. Pursuant to 1997 Uniform Fire Code Section 901.3.
4. If the cul-de-sacs are to have islands, "no parking in cul-de-sac" signs will be required.
T. Park and Recreation conditions:
1. Full park fees be collected in lieu of land dedication.
2. The applicant provide the necessary trail easement or outlot and construct an 8 ft. wide
bituminous trail connector from Topaz Drive north to the intersection of Lake Lucy Road
SP-5
o
and Galpin Boulevard. Trail fee credit shall be granted in consideration for this
condition.
The City Engineer's office shall ensure that the 8 ft. wide bituminous trail connector is
located far enough axvay from Galpin Boulevard to ensure that a future turn-lane or
widening of the road can be accommodated.
U. Dead end streets shall be posted with signs that say this street may be extended in the future.
V. The applicant shall consider including benches in the tot lot areas.
W. To ensure clear conm~unication the applicant shall have each homebuyer sigma disclosure
statelnent. The statement shall include information about future upgrading of Galpin Boulevard
and Lake Lucy Road. h~formation about wetland buffers and the disclosure statement shall also
include a plan that clearly shows the home placement, the area available for future deck, porch or
patio and all setback lines.
X. The applicant should be axvare that retaining walls greater than 4 feet require a separate building
permit.
Y. Submit revised construction plans for administrative staff approval.
Z. The proposed retaining wall adjacent to Pond 1 shall be moved out of the public easement.
AA. All buildings shall comply with standards set in the compliance table in this staff report
dated April 4, 2001.
9.' General Conditions. The general conditions of this Contract, approved by the City
Council on Februmy 23, 1998 are attached as Exhibit "B" and incorporated herein.
SP-6
CITY OF CHANHASSEN
(SEAJ-)
BY:
Linda C. Jansen, Mayor
Scott A. Botcher, City Manager
LUNDGREN BROS. CONSTRUCTION, INC.:
BY:
Marc S. Anderson
STATE OF MINNESOTA )
( SS.
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this day of ,
20 , by Linda C. Jansen, Mayor, and by Scott A. Botcher, 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 )
20
The foregoing instrument was acknowledged before me this ~ day of
__., by Marc S. Anderson of Lundeen Bros. Construction, Inc., a Minnesota corporation.
DRAFTED BY:
City of Chanhassen
690 City Center Drive
P.O. Box 147
Chanhassen, MN 55317
(952) 937-I900
NOTARY PUBLIC
SP-7
EXHIBIT "A"
TO
DEVELOPMENT CONTRACT
LEGAL DESCRIPTION OF SUBJECT PROPERTY:
Tracts A and B, Registered Land Survey No. 102, Carver County, Minnesota;
And
Tract C, Registered Land Survey No. 102, Carver County, Minnesota.
A2~d
Commencing at a point on the West line of the Southeast Quarter (SE 1/4) of Section Three (3),
Township One Hundred and Sixteen (116) North of Range Twenty-three (23) West, which point
is Seventy-two (72) rods South of the Northxvest comer of said Southeast Quarter (SE 1/4),
thence running South Thirty (30) rods; thence East Sixty-six and one-quarter (66-1/4) rods;
thence North Thirty (30) rods; thence West Sixty-six and one-quarter (66-1/4) rods to the place
ofbegim~ing, situated in the West Half (W 1/2) of the Southeast quarter (SE 1/4) of Section
Three (3), Township One Hundred Sixteen (116), Range Txventy-three (23).
Also all that part of the East Half (E 1/2) of the Southwest Quarter (SW 1/4) lying East of the
Excelsior and Shakopee Road as now traveled and lying North of a line parallel with and One
Hundred Two (102) rods South of the East-West quarter (1/4) line of Section Three (3),
Township One Hundred Sixteen (116) North, Range Twenty-three (23) West, Carver County,
Minnesota.
Being Abstract land.
SP-8
FEE OWNER CONSENT
TO
DEVELOPMENT CONTRACT
fee owners of all or part of the subject property, the development of which is governed by the
foregoing Development Contract, affnm and consent to the provisions thereOf and agree to be
bound by the provisions as the same may apply to that portion of the subject property owned by
them.
Dated this __ day of ,20
STATE OF MINNESOTA )
COUNTY OF )
( SS.
20
The foregoing instrument was acknowledged before me this
, by
day of
NOTARY PUBLIC
DRAFTED BY:
City of Chamhassen
690 City Center Drive
P.O. Box 147
Chanhassen, MN 55317
(952) 937-1900
SP-9
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 othexwvise 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 xvith 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 multiphased 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 txvo (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, developn'tent density,
lot size, lot layout or dedications of the approved plat unless required by state or federal law or
a~eed 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 Council Environmental Services and other pertinent
agencies before proceeding xvith construction. The City will, at the Developer's expense, have one
or more construction inspectors and a soil 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.
haspector qualifications shall be submitted in writing to the City Engineer. The Developer shall
instruct its project engineeffinspector 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 Developer or his engineer shall schedule a
GC-1
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.
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 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
GC-2
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 to the
City Engineer certifying that the project has been completed in accordance with the approved plans
and specifications. The appropriate contractor waivers shall also be provided. 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, Milmesota Rules of Civil Procedure for the District Courts,
to draw upon the letters of credit in an amount up to 125% 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 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. Landscaping shall be installed in accordance with Plan D. Trees
which can cause a public nuisance, such as cotton producing trees, or can be a public hazard, such
as bug infestation or weak bark, are prohibited. The minimum tree size shall be two and one-half
(2½) inches caliper, either bare root in season, or balled and burlapped. The trees may not be
planted in the boulevard (area between curb and property line). 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 $750.00 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
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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. All landscape plantings shall be warranted for eighteen (18)
months from the time of formal acceptance by the City. 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 development plans and City
Ordinance.
15. Existing Assessments. Any existing assessments against the plat will be re-spread
against the plat in accordance with City standards.
16. Hook-up Charges. The Developer also acknowledges overall sanitary sewer and
water trunk availability to the site and the hook-up charges established by the City as reasonable
compensation for oversizing costs previously incurred, as well as, long-term maintenance. Said
hook-up charges are collectible at time of building permit unless a written request is made to assess
the costs over a four year term at the rates in effect at time of application.
17. Public Street Lighting. Thb Developer shall have installed and pay for public
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 $300.00 for each street light installed in the plat. The fee shall be used by the City for
furnishing electricity for each public street light for twenty (20) months.
18. Signage. All street signs, traffic signs, and wetland monumentation required by the
City as a part of the plat shall be furnished and installed by the City at the sole expense of the
Developer.
19. House Pads. The Developer shall promptly furnish the City "as-built" plans
indicating the an~ount, type and limits of fill on any house pad location.
20. 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
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acceptance of improvements. This fee does not cover the City's cost for construction inspections.
The fee 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;
ii)
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 (2½%) of construction costs
for the first $1,000,000 and one and one-half percent (1V2%) 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 costs inculTed by the City for providing 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 20E of this Agreement.
C. The Developer shall hold the City and its officers and employees hmTnless fi:om
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 ttfirty (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 ("SAC"), City water connection charges, City sewer connection charges, and building
pern~it fees.
GC-5
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.
H. The developer shall pay the City a fee established by City Council resolution,
to reimburse the City for the cost of updating the City's base maps, GIS data base files, and
converting the plat and record drawings into an electronic format.
21. 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.
22. 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. The City is not a guarantor of the Developer's obligations under this Contract. The City
shall have no responsibility or liability to lot purchasers or others for the City's failure to enforce
this Contract or for allowing deviations fi'om it.
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. The City may
also issue a stop work order halting all plat development until the breach has been cured and the
City has received satisfactory assurance that the breach will not reoccur.
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 and the site graded and
revegetated in accordance with Plan B of the development plans.
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 to 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
occun'ence; 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 fight, poxver or remedy.
K. Assi,anability. 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 effect even if the Developer sells one or more lots, the entire plat, or any part of it.
L. Construction Hours. Construction hours for required improvements 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. Under
emergency conditions, this limitation may be waived by the consent of the City Engineer. Any
approved work perforated after dark shall be adequately illuminated. If construction occurs outside
of the pem~itted construction hours, the Developer shall pay the following administrative penalties:
GC-7
First violation $
Second violation $
Third & subsequent violations
500.00
1,000.00
All site development and
construction must cease
for seven (7) calendar days
M. Noise Amplification. The use of outdoor loudspeakers, bullhorns, intercoms,
and similar devices is prohibited in conjunction with the construction of homes, buildings, and the
improvements required under this contract. The administrative penalty for violation of construction
hours shall also apply to violation of the provisions in this paragraph.
N. 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.
O. 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 ploTM 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.
P. Storm Sewer Maintenance. The Devel0pe~ shall be responsible for cleaning and
maintenance of the storm sewer system (including ponds, pipes, catch basins, culverts and swales)
xvithin 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 street and storm drainage improvements in the plat have been
accepted by the City.
Q. 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 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.
R. Variances. By approving the plat, the Developer represents that all lots in the
plat are buildable without the need for variances fi.om the City's ordinances.
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S. Compliance with Laws, Ordinances, and Regulations. hi 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 Dist~t(s);
5. Metropolitan Government, its agencies, departments and connnissions.
T. 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 to
enter into this Development Contract.
U. 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.
V. 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 xvhich may exist. On tots
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 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.
W. Haul Routes. Bluff Creek Drive from Trunk Highway 212 to Pioneer Trail
(CSAH 14) may not be used by the Developer, the Developer's contractors or subcontractors as a
haul route for the import or export of soil, construction material, construction equipment or
construction debris, or any other purpose.
X. Development Signs. The Developer shall post a six foot by eight foot
development sign in accordance with City Detail Plate No. 5313 at each entrance to the project.
The sign shall be in place before construction of the required improvements commences and
shall be removed xvhen the required improvements are completed, except for the final lift of
asphalt on streets. The signs shall contain the following information: project name, name of
developer, developer's telephone number and designated contact person, allowed construction
hours.
GC-9
Y. Construction Plans. Upon final plat approval, the developer shall provide the
City with two complete sets of full-size construction plans and four sets of 1 l"x17" reduced
construction plan sets and three sets of specifications. Within sixty (60) days after the completion
of the utility improvements and base course pavement 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 full-size 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 including draintile cleanouts, and (6) bench mark network. The
Developer is required to submit the final plat in electronic format. The electronic format shall be
either AutoCAD.DWG file or a .DXF file. All construction record drawings (e.g., grading, utilities,
streets) shall be in electronic format in accordance with standard City specifications.
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CITY OF CHANHASSEN
ASHLING MEADOWS
PROJECT NO. 01-04
BREAKDOWN OF ADMINISTRATION FEES -413101
Estimated Total Cost of Public Improvements
$ 1,169,928.00
3% of Public Improvement Costs (up to $500,000)
$ 35,098.00
Street Lighting Charge (for electricity)
5 Light(s) @ $300.00
$ 1,500.00
Final Plat Process (Attorney Fee for Review and Recording of
Plat and Development Contract)
$ 450.00
Recording Fees
a. Development Contract
b. Plat Filing
c. Offsite Utility Easement
$ 30.00
$ 30.00
$ 3O.00
One-Third Trail Fees
31 Lots x $500~3
$ 5,167.00
One-Third Park Fee
31 Lots x $1500~3
$ 15,500.00
Surface Water Management
$ 70,687.00
GIS Fee ($25/plat and $10/parcel)
$ 375.00
TOTAL ADMINISTRATION FEES
$ 128,867.00
Ashling. FEE