1f LaHaye Addn DC & Plat
CITY OF
CHANHASSEN
7700 Markel Boulevaril
PO Box 147
W,155317
Administration
Phone 952227 11D0
Fax. 952 2271110
Building Inspections
PhC:le 952.227.1180
952.227.1190
Engineering
PiiorlC 952227 11 bO
Fax 952 2271170
Finance
Phcne 952227 1140
Fax C!52227 1110
Park & Recreation
952227.1120
Fax. 952.227.1110
RccrealiiJI1 Cellter
2310 Couller Boulevard
9522271400
Fax 952.2271404
Planning &
Natural Resources
952227.1130
952.227 1110
Public Works
1591 Park Road
952.227.1300
Fax 'j52.2271310
Senior Center
PI'ciIle 952.2271125
Fax . 952227.1110
Web Site
,I )
MEMORANDUM
TO:
Paul Oehme, City Engineer/Director of Public Works
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FROM:
Matt Saam, Assistant City Engineer M 7
DATE:
October 28, 2004
SUBJ:
Approve Amended Development Contract and Plat for Lahaye
Addition
Project No. 03-07 (Simple Majority Vote Required)
In conjunction with the sale of the property previously know as Lahaye Addition,
the developer has requested modifications to the development contract.
Specifically, the changes involve the name of the developer and the new name of
the plat. The conditions of approval remain as previously approved on
September 22,2003. The developer, Ernest Pivec, is transferring the
development responsibilities to the new ownership group of Charles Stinson &
Robert Bolling. The new owners wish to rename the plat Frontier 3rd Addition.
Attached is the revised development contract incorporating these changes.
It is therefore recommended that the City Council approve the revised
development contract dated November 8, 2004.
Jms
Attachment: Revised Development Contract
c:
Sharmin AI-Jaff, Senior Planner
Ernest Pi vec
Charles Stinson
g:\eng\projeets\frontier 3rd (formerly lahaye addition)\approve amended dC.doc
The City of Chanhassen · Ä. g'owirlg community Wilh cleaillakes. qualitv schculs a
WiliCliflg Irails. arld beautilul Jdrks. (Irea! place to live. work. aild play
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FRONTIER THIRD ADDITION
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
TABLE OF CONTENTS
SPECIAL PROVISIONS
PAGE
I. REQUEST FOR PLAT APPROVAL............................................................................ SP-l
2. CONDITIONS OF PLAT APPROVAL.............................................. ....... ................... SP-I
3. DEVELOPMENT PLANS............................................................................................ SP-l
4. IMPROVEMENTS........................................................................................................ SP-2
5. TIME OF PERFORMANCE......................................................................................... SP-2
6. SECURITy.................................................................................................................... SP - 2
7. NOTICES....................................................................................................................... SP-3
8. OTHER SPECIAL CONDITIONS................................................................................ SP-3
9. GENERAL CONDITIONS............................................................................................ SP-5
GENERAL CONDITIONS
1. RIGHT TO PROCEED................................................................................................. GC-I
2. PHASE DEVELOPMENT........................................................................................... GC-l
3. EFFECT OF SUBDIVISION APPROVAL.... ...................... ......... ......... ............... ....... GC-I
4. IMPROVEMENTS....................................................................................................... GC-I
5. IRON MONUMENTS.................................................................................................. GC-2
6. LI CENS E ...................................................................................................................... GC- 2
7. SITE EROSION CONTROL........................................................................................ GC-2
7 A. EROSION CONTROL DURING CONSTRUCTION OF A DWELLING OR OTHER
BUILDING......... ........................... ..... ........................................................................... GC-2
8. CLEAN UP ................................................................................................................... GC- 2
9. ACCEPTANCE AND OWNERSHIP OF IMPROVEMENTS ....................................GC-2
10. CLAIMS........................................................................................................................ GC- 3
II. PARK DEDICATION.................... ........................................ ....... ......... ...................... GC-3
12. LANDSCAPING.......................................................................................................... GC-3
13 . WARRANTy............................................................................................................... GC-4
14. LOT PLANS................................................................................................................. GC-4
15. EXISTING ASSESSMENTS....................................................................................... GC-4
16. HOOK-UP CHARGES................................................................................................. GC-4
17. PUBLIC STREET LIGHTING..................................................................................... GC-4
18. SIGN AGE..................................................................................................................... GC-4
19. HOUSE PADS.............................................................................................................. GC-4
20. RESPONSIBILITY FOR COSTS................................................................................. GC-4
21. DEVELOPER'S DEFAULT......................................................................................... GC-6
22. MISCELLANEOUS
A. Construction Trailers........................................................................................ GC-6
B. Postal Service.................................................................................................... GC-6
C. Third Parties...................................................................................................... GC-6
D. Breach of Contract............................................................................................ GC-6
E. Severabi Ii ty ....................................................................................................... GC-6
1
F. Building Permits............................................................................................... GC-6
G. W ai vers/ Amendments....................................................................................... GC-7
H. Release.............................................................................................................. GC-7
I. Insurance........................................................................................................... GC-7
J. Remedies........................................................................................................... GC-7
K. AssignabiIity ..................................................................................................... GC-7
L. Construction Hours........................................................................................... GC-7
M. Noise AmpIification.......................................................................................... GC-S
N. Access............................................................................................................... GC- S
O. Street Maintenance............................................................................................ GC-S
P. Storm Sewer Maintenance................................................................................ GC-S
Q. Soil Treatment Systems.................................................................................... GC-S
R. Variances........................................................................................................... GC-S
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-l 0
Z. As- Bui It Lot Surveys........................................................................................... GC-l 0
11
CITY OF CHANHASSEN
DEVELOPMENT CONTRACT
(Developer Installed Improvements)
FRONTIER THIRD ADDITION
SPECIAL PROVISIONS
AGREEMENT dated November 8, 2004 by and between the CITY OF CHANHASSEN, a
Minnesota municipal corporation (the "City"), and, CHARLES R. STINSON & ROBERT G.
BOLLING (the "Developer").
1. Request for Plat Approval. The Developer has asked the City to approve a plat for
Frontier Third 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. 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 approved September 22,2003 and amended November 8,2004, prepared
by Gronberg & Associates, Inc.
Plan B:
Grading, Drainage and Erosion Control Plan dated September 11,2003, prepared by
Gronberg & Associates, Inc.
Plan C:
Plans and Specifications for Improvements dated September 11, 2003, prepared by
Gronberg & Associates, Inc.
PlanD:
Landscape Plan dated September 11, 2003, prepared by Gronberg & Associates, Inc.
Reviscd 3/24/99
SP-l
4. Improvements. The Developer shall install and pay for the following:
A. Sanitary Sewer 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
June 30, 2005. 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.
6. 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 or cash
escrow ("security") for $54,109.00. The amount of the security was calculated as 110% of the
following:
Site Grading/Restoration
Sanitary Sewer
Watermain
Storm Sewer, Drainage System, including cleaning and maintenance
Streets
Street lights and signs
Erosion control
Engineering, surveying, and inspection
Landscaping
TOTAL COST OF PUBLIC IMPROVEMENTS
SP-2
$ 4,000.00
$ 500.00
$ 2,500.00
$ 8,000.00
$ 16,000.00
$ 900.00
$ 1,000.00
$ 3,290.00
$ 13,000.00
$ 49.190.00
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
October 30, 2005. 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:
Charles Stinson
Charles R. Stinson Architects
IS304 Minnetonka Boulevard
Deephaven, MN 55391
952-473-9503
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, 7700 Market Boulevard, P.O. Box 147, Chanhassen, Minnesota 55317,
Telephone (952) 227-1100.
8. Other Special Conditions.
A. The applicant shall enter into the development contract and supply the City with a cash
escrow or letter of credit in the amount of $54,109.00 and pay an administration fee of $9,517.00.
B. The applicant's engineer shall work with City staff in revising the construction plans to
meet City standards.
C. Install sod in all of the pavement removal areas.
D. If grading material will need to be imported or exported to construct the lots and streets,
the applicant and/or contractor must supply the City Engineer with a detailed haul route for
review and approval prior to site grading.
E. The new turnaround on Great Plains Boulevard shall be constructed to current City design
standards with 2S-foot wide pavement, B-61S curb and gutter, and concrete driveway aprons.
F. A minimum 30-foot wide drainage and utility easement is required over the public
sanitary sewer line in the vacated road area.
SP-3
G. Any grading or utility work outside of the property Iimits or right-of-way will require a
temporary easement.
H. Revise the grading plan as follows:
a. Add a benchmark and legend to the plan. The legend should define all of the
different line types, easements, silt fence, etc.
b. Show all existing and proposed easements on the plans.
c. Add tree preservation fencing around any and all trees to be saved.
d. Show the existing storm sewer and culverts under the existing driveways.
I. Revise the utility plan as follows:
a. Add a legend to the plan.
b. Label the existing size and type of pipe for both the sanitary and watermains.
c. Show the existing storm sewer and culverts under the existing driveways.
J. The water service for Lot 2 will be coordinated with the City.
K. The proposed private street upgrades shall include 20-foot wide pavement built to a 7-ton
design, and a 30-foot wide private easement dedicated to the benefiting property owners. In
order to save the two existing Oak trees on each side of the private street, the street width may be
narrowed in this area. The developer shall provide inspection reports for the pri vate street to the
City.
L. Detailed street construction plans and specifications in accordance with the City's latest
edition of Standard Specifications and Detail Plates will be required for review and approval by
the City Council at the time of final plat consideration. Since the street improvements will
become owned and maintained by the City, the applicant must enter into a development contract
with the City and provide financial security in the form of a letter of credit or cash escrow to
guarantee construction of the public improvements. Permits from the appropriate regulatory
agency will be required, including but not limited to: Watershed District, MPCA, etc.
M. The site will be subject to one sanitary sewer and water connection charge for the new
lot. The 2003 connection charges for both sanitary sewer and water are $4,513. The property is
also subject to sanitary sewer and water hook-up charges for the new lot. The 2003 trunk utiIity
hook-up charges are $1,440 per unit for sanitary sewer and $1,876 per unit for water. The 2003
SAC charge is $1,275 per unit. These charges are collected prior to the building permit issuance.
N. Tree preservation fence shall be installed at the edge of the grading limits prior to any
construction.
O. Building Official conditions:
SP-4
a. Final grading plans and soil reports must be submitted to the Inspections Division
before building permits will be issued.
b. Each lot must be provided with separate sewer and water services.
c. Retaining walls over 4' high require a permit and must be designed by an engineer
licensed in the State of Minnesota.
P. Fire Marshal Condition:
a. An address monument sign shall be installed at the common driveway entrance
where they spIit. Plans must be submitted to the Chanhassen Fire Marshal for
review and approval. Also if the address numbers installed on the houses are not
visible from the common driveway, additional numbers will be required at the
driveway entrances. These requirements are pursuant to Chanhassen Fire
DepartmentIFire Prevention di vision PoIicy #29-1992. Copy enclosed.
Q. Storm water calculations should be submitted to demonstrate that the proposed
subdivision maintains existing runoff rates and volumes.
R. Impervious surfaces should be minimized to the greatest extent possible due to the lack of
storm water infrastructure. This includes the construction of Alternate A (Hammerhead
Turnaround) instead of Alternate B (Complete Circle).
S. The bluff impact zone and bluff setback should be shown and labeled on the grading
plan.
T. Based on the proposed developed area of 1.57 acres, the water quality fees associated
with this project are estimated at $1,490 and the water quantity fees associated with this project are
estimated at $3,686. The appIicant will not be assessed for areas that are dedicated outlots. No
credit will be given for temporary pond areas. At this time, the estimated total SWMP fee, due
payable to the City at the time of final plat recording, is $5,176.
U. Approval of the subdivision is contingent upon the City Council approving the vacation of
the right-of-way.
V. Full park and trail fees will be collected in lieu of land dedication for the newly created lot
in the amount of $2,400.
W. Access to Lot 2 shall be prohibited off of Frontier TraiL"
9. General Conditions. The general conditions of this Contract, approved by the City
Council on February 23, 1998 are attached as Exhibit "B" and incorporated herein.
SP-5
CITY OF CHANHASSEN
BY:
Thomas A. Furlong, Mayor
(SEAL)
AND:
Todd Gerhardt, City Manager
DEVELOPER:
BY:
Charles R. Stinson
BY:
Robert G. Bolling
STATE OF MlNNESOT A )
( ss.
COUNTY OF CARVER )
The foregoing instrument was acknowledged before me this _ day of
2004, by Thomas A. Furlong, Mayor, and by Todd Gerhardt, 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
2004, by Charles R. Stinson and Robert G. Bolling.
NOTARY PUBLIC
DRAFrED BY:
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
(952) 227-1100
SP-6
EXHIBIT "A"
TO
DEVELOPMENT CONTRACT
LEGAL DESCRIPTION OF SUBJECT PROPERTY:
That part of Lot Seventeen (17) in Auditor's Subdivision No.2, Carver County, Minnesota,
described as follows: Beginning at the Southeast corner of said Lot Seventeen; thence Northerly
along the Easterly line of said Lot a distance of 210.2 feet; thence Southwesterly 282 feet along a
line which, if extended, would intersect the Westerly line of said Lot Seventeen at a point 198 feet
north of the Southwest corner of said Lot; thence Southwesterly making an angle of 65 degrees 06
minutes to the left from last described course a distance of 144.8 feet; thence southeasterly 63.5 feet
to a point in the Southerly line of said Lot Seventeen distant 290.35 feet westerly measured along
the Southerly line of said lot from the point of beginning; thence easterly along said southerly line
to the point of beginning.
ALSO
That part of the North half of vacated Santa Fe Trail which lies westerly of the southerly extension
of the East line of said Lot Seventeen and which lies easterly of a line drawn southerly at right
angles to the south line of said Lot Seventeen from a point thereon, 290.35 feet westerly measured
along said southerly line from the Southeast corner of said Lot Seventeen.
SP-7
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 Council Environmental Services and other pertinent
agencies before proceeding with 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.
Inspector qualifications shall be submitted in writing to the City Engineer. The Developer shall
instruct its project engineerlinspector 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-l
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 compIiance 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 stabiIized 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 compIiance 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, Minnesota 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 Dedication. The Developer shall pay full park dedication fees in conjunction
with the installation of the plat improvements. The park dedication fees shall be the current amount
in force at the time of final platting pursuant to Chanhassen City Ordinances and City Council
resolutions.
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
(2Yz) 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 utiIizing 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 I 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.
GC-3
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 aIive, of good quality, and
disease free at the time of planting. All landscape plantings shall be warranted for eighteen (1S)
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. The security amount shall be 100% of the total construction cost.
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 estabIished 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. The Developer shall have installed and pay for public
street lights in accordance with City standards. The public street lights shall be accepted for City
ownership and maintenance at the same time that the public street is accepted for ownership and
maintenance. 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 and
maintaining 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 amount, 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
GC-4
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 pubIic 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 (2Y2%) of construction costs
for the first $1,000,000 and one and one-half percent (I Y2%) 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 incurred 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 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 payor 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 obIigations
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 mayor 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 ("SAC"), City water connection charges, City sewer connection charges, and building
permit fees.
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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 pubIic 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 from 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 invaIid, 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 shaH 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 aHowing a minimum of ten (10) days for processing.
I. Insurance. Developer shaH 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 shaH be not less than $500,000 for one person and
$1,000,000 for each occurrence; limits for property damage shaH 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 shaH 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.
1. 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 shaH 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 performed after dark shaH be adequately iHuminated. If construction occurs outside
of the permitted construction hours, the Developer shaH pay the following administrative penalties:
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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 pubIic 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.
P. 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 street and storm drainage improvements in the plat have been
accepted by the City. Twenty percent (20%) of the storm sewer costs, shown under section 6 of the
special provisions of this contract, will be held by the City for the duration of the 2-year
maintenance period.
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 from the City's ordinances.
GC-S
S. CompIiance with Laws, Ordinances, and Regulations. In the development of the
plat the Developer shall comply with all laws, ordinances, and regulations of the following
authori ties:
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.
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 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 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 when 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.
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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 11 "x 17" 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/paper 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, (6) bench mark network, (7) digital
file of as-built plans in both .dxf & .tif format (the .dxf file must be tied to the current county
coordinate system), and (S) digital file of utility tie sheets in either .doc or .tif format. The
Developer is required to submit the final plat in electronic format.
Z. As-Built Lot Surveys. An as-built lot survey will be required on all lots prior to
the Certificate of Occupancy being issued. The as-built lot survey must be prepared, signed, and
dated by a Registered Land Surveyor.
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