HomeMy WebLinkAbout9C - Tristan Woods
MEETING DATE:
AGENDA#:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
16200 Eagle Creek Avenue S.E.
Prior lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
August 7, 2006
9C
JEFF MATZKE, PLANNER
CONSIDER APPROVAL OF A RESOLUTION OF A COMBINED
PRELIMINARY AND FINAL PLAT AND DEVELOPMENT CONTRACT FOR
TRISTANS WOODS
Introduction
Mitch Husnik and Homestyle Builders Inc. have applied for approval of a
development to be known as Tristans Woods on a property located on the east
side of Ridgemont Ave and north of TH 13. The request calls for the
subdivision of the existing 1.94 acre lot into three single-family residential lots.
Historv
The property proposed for land subdivision is currently platted as Lot 2, Block
1, HANNEN 2ND ADD'N. The property is zoned R-1 Low Density Residential.
The Planning Commission held a public hearing to consider the combined
preliminary and final plat at their meeting on July 10, 2006. At that meeting the
Planning Commission recommended approval of the plat.
Current Circumstances
The applicant is proposing to subdivide the lot into three lots for future single-
family residential development.
The following paragraphs outline the physical characteristics of the existing
site, the Comprehensive Plan and zoning designations, and a description of
some of the specifics of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 1.94 acres.
TODoaraDhv: This site has a varied topography, with elevations ranging from
978' MSL at its highest point to 966' MSL at its lowest point.
Veaetation: The site is currently vacant and wooded. There are many
significant trees on this site. The project is subject to the Tree Preservation
requirements of the Zoning Ordinance.
Wetlands: A large 8,499 square foot wetland exists on the northern portion of
the site. The applicant has been given approval by the Technical Evaluation
Panel Board (TEP) allowing 373 square feet of fill on the west side of this
wetland.
Access: Access to the site is currently from Ridgemont Avenue.
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ISSUES:
2020 ComDrehensive Plan Desianation: This property is designated for
Urban Low to Medium Density Residential uses on the 2020 Comprehensive
Plan Land Use Map.
Zonina: The site is presently zoned R-1 (Low Density Residential).
Shoreland: This property is located within the Shoreland District for Prior
Lake. As such, the property is subject to the Shoreland requirements listed in
Section 1104 of the Zoning Ordinance.
PROPOSED PLAN
Lots: The combined preliminary and final plat consists of 3 lots for single
family dwellings. The lots range in size from 26,961 square feet to 30,408
square feet.
Sanitary Sewer/Water Mains/Storm Sewer: Sanitary sewer and water mains
are in place for connections to all three proposed lots.
Stormwater Runoff: Grading on the site will direct runoff to the newly
dedicated drainage and utility easements along the perimeter of all the
properties as well as the retention pond at the front of Lots 2 and 3.
Setbacks: The building areas on all three lots will meet the required setbacks
for the R-1 Residential District.
LandscaDina:. The Subdivision Ordinance requires a minimum of two trees in
the front yard for all newly created lots.
Tree ReDlacement: The applicant has submitted an inventory identifying
1369 caliper inches of significant trees on the site. The Zoning Ordinance
allows removal of up to 25% of the total caliper inches of significant trees on
the site for building pads and driveways without requiring tree replacement.
According to the proposed plan, a total of 37.0% of the caliper inches will be
removed. The tree replacement plan proposes replacement of 15 caliper
inches on the site along with a cash in lieu payment at a rate of $100.00 per
caliper inch for the remaining 67 inches needed for replacement (total of
$6700.00). Staff has worked with the applicant in minimizing the grading on
the site to allow for limited tree removal as well as replacement of trees in the
rear yards where the majority of removal is proposed.
Fees and Assessment: This development will be subject to the standard
development fees including park dedication, a stormwater management fee,
and a street oversize fee.
The Planning Commission and staff recommend approval of this combined
preliminary and final plat, on the basis it is consistent with the provisions of the
Zoning and Subdivision Ordinance and City Standards. Since recently
reconstructed Ridgemont Avenue provides the only access for a number of
homes in the area north of Lakefront Park, City staff is working with the
developer to minimize any damage to the street during the construction of the
proposed access driveways. A signed Development contract accompanies
this staff report. The City will not release the final plat until all development
fees are paid. The Development Contract specifies the development fees for
the platted lots. The total for these fees is $24,666.00.
FINANCIAL
IMPACT:
There is no budget impact as a result of this action. Approval of the project will
facilitate the development of the area and increase the City tax base.
AL TERNATIVES:
The City Council has the following alternatives:
1. Adopt a resolution approving the Combined Preliminary and Final Plat for
this development subject to the listed conditions, with the finding that the
preliminary plat is consistent with the intent and purpose of the Zoning and
Subdivision Ordinances.
2. Deny the Preliminary and Final Plat on the basis it is inconsistent with the
purpose and intent of the Zoning and Subdivision Ordinances and/or the
Comprehensive Plan. In this case, the Council should direct the staff to
prepare a resolution with findings of fact based in the record for the denial
of these requests.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTIONS:
1. A motion and second adopting a resolution approving the Combined
Preliminary and Final Plat to be known as Tristans Woods, subject to the
listed conditions.
Rf: ~.t
A RESOLUTION OF THE PRIOR LAKE CITY COUNCIL APPROVING THE COMBINED
PRELIMINARY AND FINAL PLAT OF "TRISTANS WOODS" AND DEVELOPMENT CONTRACT
AND SETTING FORTH CONDITIONS TO BE MET PRIOR TO RELEASE OF THE FINAL PLAT
Motion By:
Second By:
WHEREAS, The City Council has found that the final plat of "Tristans Woods" is in substantial
compliance with the approved preliminary plat for Tristans Woods; and
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recital set forth above is incorporated herein.
2. The final plat of "Tristans Woods" is approved subject to the conditions set forth in this Resolution.
3. The final plat of "Tristans Woods" is subject to the following conditions, which shall be met prior to
release of and recording of the final plat:
a) Payment of all fees prior to release of the final plat mylars.
b) Reductions of the entire final plat be submitted, to the following scales: 1" = 200'; and one
reduction at no scale which fits onto an 8 1/2" x 11" sheet of paper.
c) Four mylar sets of the final plat with all required signatures must be submitted.
d) The final plat and all pertinent documents must be filed with Scott County within 90 days from
the date of final plat approval. Failure to record the documents by November 7, 2006, will
render the final plat null and void.
4. The Mayor and City Manager are hereby authorized to execute the Development Contract on
behalf of the City.
PASSED AND ADOPTED THIS ih DAY OF AUGUST, 2006.
YES
NO
Haugen
Dornbush
Erickson
I leMair
I Millar
Haugen
Dornbush
Erickson
leMair
Millar
Frank Boyles, City Manager
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Phone 952.440.9675 / Fax 952.440.9678
DEVELOPMENT CONTRACT
PLAT NAME
PROJECT #06-126
This DEVELOPMENT CONTRACT is entered into this 7th day of August, 2006, by and
between the CITY OF PRIOR LAKE, a Minnesota municipal corporation ("City"), and HOMESTYLE
BUlLDERSAND DEVELOPERS INC, a Minnesota corporation (the "Developer"). Based on the mutual
promises and covenants set forth herein, the sufficiency of which is not disputed, the City and the
Developer (collectively "Parties") agree as follows:
1. BEl}TlEST FOR PLAT APPROVAL. The Developer has asked the City to approve a Plat
for TRIST ANS WOODS (referred to in this Development Contract as the "Plat"). The land is legally
described as:
Lot Two (2), Block One (1), HANNEN 2ND ADD'N, according to the plat thereof, Scott County,
Minnesota.
2. CONDITIONS OF PLAT APPROVAL.. The City hereby approves the Plat on condition
that the Developer enter into this Development Contract, furnish the Security required by it, and record the
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Plat and Development Contract with the County Recorder or Registrar of Titles within 90 days after the
City Council approves the final Plat.
3. RIGHT TO PROCEED. Within the Plat or land to be platted, the Developer may not
construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until
all the following conditions have been satisfied: 1) this Develvpment Contract has been fully executed by
both parties, 2) the necessary security, development fees and insurance have been received by the City.
4. DEVELOPMENT PLANS. The Plat shall be developed in accordance with the Plans
identified below. The Plans shall be approved by the City Engineer prior to consideration of the Final Plat
and Developer's Contract by the City Council. The plans shall not be attached to this Development
Contract, but are incorporated by reference and made a part of this Development Contract as if fully set
forth herein. If the plans vary from the written terms of this Development Contract, the more specific or
stringent controls shall apply. The Plans are:
Plan A --
Final Plat Stamp Dated June 5, 2006 (Prepared by James R. Hill, Inc.)
Plan B --
Final Grading, Development, and Erosion Control Plan(s) Stamp Dated July
17, 2006 (prepared by James R. Hill, Inc.)
Plan C --
Tree Preservation and Replacement Plans Stamp Dated July 17, 2006
(prepared by James R. Hill, Inc.)
All plans set forth above are incorporated herein and made part of this Development Contract.
5. DEVELOPER INSTALLED IMPROVEMENTS. The Developer shall install and pay for
the following:
A. Site Grading and Ponding
B. Setting of Iron Monuments
C. Landscaping
D. Wetland Buffer Signage
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The Developer Installed Improvements shall be installed in accordance with the City's Subdivision
Ordinance, City standard specifications for utilities and street construction, the City's Public Works Design
Manual, and any other applicable City ordinances, all of which are incorporated herein by reference. The
Developer shall submit plans and specifications, which have been prepared by a Minnesota registered
professional civil engineer to the City for approval by the City Engineer. The Developer shall obtain all
necessary permits and approvals from any other agencies having jurisdiction before proceeding with that
aspect of the construction as it relates to that permit. The Developer, its contractors and subcontractors,
shall follow all instructions received from the City's authorized personnel. The Developer or the
Developer's engineer shall schedule a preconstruction meeting with all parties concerned, including the
City staff, to review the program for the construction work. In accordance with Minnesota Pipeline Safety
law revisions effective January 1, 2006 the Developer will be responsible for installing a tracer wire
mechanism for all service lines in public right-of-way. The proposed tracer mechanism shall be approved
by the City prior to installation. All costs associated with furnishing and installing the tracers shall be the
Developer's responsibility. Before the Security for the completion of utilities is released, iron monuments
must be installed in accordance with Minn. Stat. S505.02. The Developer's surveyor shall submit a written
notice to the City certifying that the monuments have been installed.
6. DEVELOPER PROVIDED CONSTRUCTION SERVICES The Developer shall be
responsible for providing all other construction services including, but not limited to:
A. Construction surveying
B. As-built drawings of grading plans.
C. Lot comers and monuments.
7. ~UBDIVlSION MONUMENTS. The Developer shall install all subdivision
monumentation within one (1) year from the date of recording the plat, or the monumentation shall be
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installed on a per lot basis at the time the building permit for the subject lot is issued, whichever occurs
first. At the end of the one (1) year period from recording of the Plat, the Developer shall submit to the
City Engineer written verification by a registered land surveyor that the required monuments have been
installed throughout the plat.
8. rIME OF PERFORMANCE. The Developer shall install all required public
improvements by December 31, 2007, with the exception of the final wear course of asphalt on streets.
The final wear course on streets shall be installed the first summer after the base layer of asphalt has been
in place for one freeze thaw cycle. If necessary, the Developer and the City shall consult about an
extension of time. If an extension is granted, it shall be in writing and conditioned upon updating the
Security posted by the Developer to reflect cost increases and the extended completion date.
9. LICENSE. The Developer hereby grants the City, its agents, employees, officers and
contractors a non-revocable license to enter the Plat to perform all work and inspections deemed
appropriate by the City in conjunction with the development of the Plat.
10. EROSION CONTROL.
A. Prior to initiating site grading, the erosion control plan, Plan B, and Stormwater
Pollution Prevention Plan (SWPPP) shall be implemented by the Developer and inspected and approved
by the City. The City may require the Developer, at no cost to the City, to install additional erosion
control measures if they are necessary to meet erosion control objectives. All areas disturbed by the
excavation and backfilling operations shall be reseeded immediately after the completion of the work in
that area. All seeded areas shall be 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 or supplementary conditions imposed by the City, the City
may take such action as it deems appropriate to control erosion. The City will endeavor to notify the
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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. The Developer shall be solely responsible for any
costs incurred by the City for erosion control measures. The Developer shall fully reimburse the City for
any cost incurred within ten (10) days of the date of the City's invoice. If the Developer does not
reimburse the City for any cost the City incurred for such work within ten (10) days, the City may,
without further notice to the Developer, draw down the Irrevocable Letter of Credit to pay any costs. No
development, utility or street construction will be allowed unless the Plat is in full compliance with the
erosion control requirements. Due to the time sensitive nature of providing for erosion control, the
notice provisions set out in Paragraph 39 shall not apply to notifications to the Developer under this
paragraph.
B. The Developer shall seed or lay cultured sod in all boulevard areas behind curb
within thirty (30) days, or within a timeline established by the City Engineer, of the completion of street
related improvements (sod does not need to be installed in areas of buildable lots where silt fence is
required behind curbs).
C. The Developer shall restore all other areas disturbed by the development grading
and construction operations within this time period.
D. Boulevard and disturbed area restoration shall be in accordance with the approved
Plan B and SWPPP. (No building permits will be issued until the Developer has installed silt-fence
behind the curb of all buildable lots). It is expressly understood that once silt fence has been installed it
shall be become the builders' responsibility to maintain the silt fence, unless the silt fence is damaged by
the Developer's utility contractors.
11. CLEAN UP. The Developer shall clean dirt and debris from streets that has resulted from
any and all construction work by the Developer, homebuilders, contractors and subcontractors, their agents
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or assIgns. Prior to any construction in the Plat, the Developer shall identify, in writing, a responsible party
and schedule for erosion control, street cleaning, and street sweeping. If the Developer fails to perform the
required clean up within 24 hours of receiving instructions and notice from the City, the City, without
further notice, will perform the work and charge the associated cost to the Developer. If the Developer
does not reimburse the City for any cost the City incurred for such work within ten (10) days of receipt of
the invoice, the City may draw down, without further notice, the Irrevocable Letter of Credit to pay any
costs incurred by the City. Due to the time sensitive nature of clean up, the notice provisions set out in
Paragraph 39 shall not apply to notifications to the Developer under this paragraph.
12. GRADING PLAN.
A. The Plat shall be graded in accordance with the approved grading, development and
erosion control planes), (plan B). The plans and work shall conform to the requirements set forth in the
City of Prior Lake Public Works Design Manual.
B. As-builts. Before the City releases the Grading Security, the Developer shall
provide the City with an as built grading plan and a certification by a registered land surveyor or engineer
that all ponds, swales, and ditches have been constructed on public easements or land owned by the City.
The as built plan shall include field verified elevations of the following: a) cross sections of ponds, b)
location and elevations along all swales and ditches, and c) lot comers and house pads. The City may
withhold issuance of building permits until the approved certified grading plan is on file with the City and
all erosion control measures are in place as determined by the City Engineer. The Developer shall also
submit a lot tabulation certified by a registered engineer showing that all pads have been corrected in
accordance with project specifications.
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13. CONSTRUCTION ACCESS. Construction traffic access and egress for grading, public
utility construction, and street construction is restricted to Ridgemont Avenue. No construction traffic is
permitted on the adjacent local streets.
14. IMPROVEMENTS REQUIRED BEFORE ISSUANCE OF BUILDING PERMITS.
A. Grading as-builts for the proposed building permit shall be approved prior to
issuance of a building permit. Before a building permit will be issued a minimum of one (1) active fire
hydrant within 300 feet of the unit must be available for fire protection. Ifbuilding permits are issued prior
to the acceptance of the Developer Installed Improvements, the Developer assumes all liability and costs
incurred as a result of the delays in completion of the Developer Installed Improvements; including
damages to Developer Installed Improvements caused by the Developer, its contractors, subcontractors,
material men, employees, agents or third parties.
15. STORMWATER MANAGEMENT FEE.. The Developer shall pay a storm water
management fee of $4,855.00 prior to the City signing the final Plat. The amount was calculated as
follows: 1.74 acres x $2,790.00 per acre. This charge was determined by the Trunk Storm Water Fee Study
adopted by City Council Resolution # 05-18 on January 18, 2005.
16. STREET OVERSIZE ACREAGE CHARGE. The Developer shall pay a street oversize
acreage charge of $8,561.00 for street oversizing improvements prior to the City signing the final Plat. The
amount was calculated as follows: 1.74 acres at $4,920.00 per acres. This charge was determined by the
Transportation Plan Fee Study adopted by City Council Resolution #05-18 on January 18, 2005.
17. PARK AND TRAIL DEDICATION. The Developer shall dedicate to the public an
amount of cash or land or a combination of both as established by the City. The required amount of
dedication of land or cash payment shall be determined by the provisions of Section 1004.1000 if the City
Subdivision Ordinance, or by the fee scheduled adopted by resolution of the City Council. The fee shall be
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paid prior to the City signing the final Plat. This Development Contract also requires the Developer to pay
a Park and Trail Dedication Fee of $11,250.00 prior to the City signing the final Plat. The amount was
calculated as follows: 3 units at $3,750.00 per unit (Residential). This calculation was determined by the
Park Fee Study adopted by City Council Resolution #05-18 on January 18, 2005.
18. LANDSCAPING. In accordance with the City Subdivision Ordinance, each residential lot
in the Plat must have at least two (2) front yard trees. The Developer or lot purchaser shall plant the two
(2) front yard trees on every lot in the Plat that does not already meet this requirement at the time of the
building permit. The Developer or lot purchaser shall sod the front yard, boulevard, and side yards to the
rear of every structure on every lot prior to the issuance of the final certificate of occupancy. If this section
is to be satisfied by existing trees, a tree protection security ("escrowed funds") may also be required. Ifthe
required landscaping is not installed, the City is granted a license to enter upon a lot and install the
landscaping using the escrowed funds deposited by the builder at the time the building permit was issued.
Upon satisfactory completion of the landscaping, the escrowed funds less any draw made by the City, shall
be returned to the person who deposited the funds with the City.
19. TREE PRESERVATION AND REPLACEMENT. Subject to approved Plan C, and to the
provisions of Section 1107.2100 of the City Zoning Ordinance, the Developer shall provide a financial
guarantee of $4,537.50 based on an amount equal to 125% of the estimated cost to furnish and plant the
replacement trees.
20. SECURITY. To guarantee compliance with the terms of this Development Contract,
payment of the costs of all Developer Installed Improvements, and construction of all Developer Installed
Improvements, the Developer shall furnish the City with an Irrevocable Letter of Credit in an amount equal
to 125% of the estimated Developer Improvement Costs. The Irrevocable Letter of Credit ("Security")
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shall be in the form attached hereto as Exhibit B, from a bank for $8,887.50. The amount of the Security
was calculated as follows:
DEVELOPER INSTALLED IMPROVEMENTS COSTS:
Tree Preservation and Replacement $
Erosion Control (1.74 x $2,000.00) $
ESTIMATED DEVELOPER INSTALLED IMPROVEMENTS SUBTOTAL $
TOTAL FOR IRREVOCABLE LETTER OF CREDIT AMOUNT
3,630.00
3.480.00
7,110.00
X 1.25
8,887.50
$
This breakdown is for historical reference; it is not a restriction on the use of the Security. The
bank on which the Irrevocable Letter of Credit is drawn shall be subject to the approval of the City. The
bank shall be authorized to do business in the State of Minnesota with a principal branch located within the
seven County Twin City Metropolitan area. The Security shall be for a term ending December 31, 2007
unless otherwise approved by the City Engineer. The Irrevocable Letter of Credit shall automatically renew
for successive one-year terms unless, at least forty-five (45) days prior to the next annual renewal date
(which shall be January 1st of each year), the Bank delivers written notice to the Prior Lake City Manager
that it intends to modify the terms of, or cancel, the Irrevocable Letter of Credit. Written notice is effective
if sent by certified mail, postage prepaid, and deposited in the U.S. Mail, at least forty-five (45) days prior
to the next annual renewal date addressed as follows: Prior Lake City Manager, Prior Lake City Hall,
16200 Eagle Creek Avenue, Prior Lake, Minnesota 55372-1714, and is actually received by the City
Manager at least forty-five (45) days prior to the renewal date. If the required Developer Installed
Improvements are not completed at least thirty (30) days prior to the expiration of the Security, the City
may draw on the Irrevocable Letter of Credit. If the Security is drawn down, the proceeds shall be used to
cure the default.
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21. CITY DEVELOPMENT FEES. The Developer shall also furnish the City with a cash fee
of $24,666.00 for City Development Fees. The amount ofthe cash fee was calculated as follows:
CITY DEVELOPMENT FEES:
Storm Water Management Fee $ 4,855.00
Street Oversize Acreage Charge $ 8,561.00
Park Dedication Fee $ 11,250.00
TOTAL CITY DEVELOPMENT FEES $ 24,666.00
22. CLAIMS..
A. City Authorized to Commence Interpleader Action. In the event that the City
receives claims from labor, materialmen, or others that work required by this Development Contract has
been performed, the sums due them have not been paid, and the laborers, materialmen, or others are
seeking payment from the City, the Developer hereby authorizes the City to commence an Interpleader
action pursuant to the Minnesota Rules of Civil Procedure for the District Courts, to draw upon the
Irrevocable Letter of Credit Security in an amount up to one-hundred twenty-five percent (125%) of the
c1aim(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 Irrevocable
Letters of Credit deposited with the District Court, except that the Court shall retain jurisdiction to
determine attorneys' fees pursuant to this Development Contract.
B. Prompt Payment to Subcontractors Required. The Developer shall pay any
subcontractor within ten (10) days ofthe Developer's receipt of payment by the City for undisputed services
provided by the subcontractor. If the Developer fails within that time to pay the subcontractor any
undisputed amount for which the Developer has received payment by the City, the Developer shall pay
interest to the subcontractor on the unpaid amount at the rate of one and one-half percent (1.5%) per month
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or any part of a month. The minimum monthly interest penalty payment for an unpaid balance of one-
hundred dollars ($100) or more is ten dollars ($10). For an unpaid balance of less than one-hundred dollars
($100), the Developer shall pay the actual interest penalty due to the subcontractor. A subcontractor who
prevails in a civil action to collect interest penalties from the Developer shall be awarded its costs and
disbursement, including attorney's fees incurred in bringing the action, from the Irrevocable Letter of Credit
or other security provided by the Developer to the City. (See Minn. Stat. g471.425, Subd. 4a.)
23. RESPONSIBILITY FOR COSTS.
A. The Developer shall reimburse the City for costs incurred in the enforcement of this
Development Contract, including engineering and attorneys' fees.
B. Except as provided in Paragraphs 14 and 15 of this Development Contract, the
Developer shall pay in full all bills submitted to it by the City for obligations incurred under this
Development Contract within thirty (30) days after receipt. If the bills are not paid on time, the City may
issue a stop work order until the bills are paid in full.
24. DEVELOPER'S DEFAULT.
A. Definition. In the context of this Development Contract, "Event of Default" shall
include, but not be limited to, anyone or more of the following events: (1) failure by the Developer to pay,
in a timely manner, all real estate property taxes and assessments with respect to the development property;
(2) failure by the Developer to construct the Developer Installed Improvements pursuant to the terms,
conditions and limitations of this Development Contract; (3) failure by the Developer to observe or perform
any covenant, condition, obligation or agreement on its part to be observed or performed under this
Development Contract; (4) transfer of any interest in the Plat without prior written approval by the City
Council. (For the purpose of this paragraph 38) The sale of a lot, except an outlot, to a builder is not an
event of default); (5) failure to correct any warranty deficiencies; (6) failure by the Developer to reimburse
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the City for any costs incurred by the City in connection with this Develupment Contract; (7) failure by the
Developer to renew the Irrevocable Letter of Credit at least forty-five (45) days prior to its expiration date;
(8) receipt by the City from the Developer's insurer of a notice of pending termination of insurance; (9) a
breach of any material provision of this Development Contract. With respect to this paragraph, "material
provision" shall be construed broadly to offer the City the fullest protection and recourse possible.
B. Event of Default - Remedies. Whenever an Event of Default occurs, the City, after
providing the Developer with ten (10) days written notice in accordance with the terms of Paragraph 39 of
this Development Contract, may take anyone or more of the following actions:
1. The City may suspend its performance under this Development Contract.
2. The City may cancel or suspend this Development Contract.
3. The City may draw upon or bring action upon any or all of the Securities
provided to the City pursuant to any ofthe terms ofthis Development Contract.
4. The City may take whatever action, including legal or administrative action,
which may be necessary or desirable to the City to collect any payments due under this Development
Contract or to enforce performance and/or observance of any obligation, agreement or covenant of
development under this Development Contract.
5. The City may suspend issuance of building permits and/or certificates of
occupancy on any of the lots in this Plat.
6. The City may draw upon the Irrevocable Letter of Credit if the City receives
notice that the bank elects not to renew the Irrevocable Letter of Credit.
7. The City may, at its option, install or complete the Developer Installed
Improvements using the Irrevocable Letter of Credit to pay for the related costs.
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8. Any fees incurred by the City associated with enforcing any of the
provisions set out in sections 1-7 above shall be the sole responsibility of the Developer.
C. Election of Remedies. None of the actions set forth in this Section are exclusive or
otherwise limit the City in any manner.
25. NOTICES. Whenever any paragraph in this Development Contract, with the exception of
paragraphs 14 and 15, requires Notice to be provided to the Developer, the notice shall include the
following: (1) the nature of the breach of the term or condition that requires compliance by the Developer,
or the Event of Default that has occurred; (2) what the Developer must do to cure the breach or remedy the
Event of Default; and (3) the time the Developer has to cure the breach or remedy the Event of Default.
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 certified mail at the following address:
6190 White Drive, Prior Lake, MN 55372. Notices to the City shall be in writing and shall be either hand
delivered to the City Manager, or mailed to the City by certified mail in care of the City Manager at the
following address: City of Prior Lake, 16200 Eagle Creek Avenue, Prior Lake, Minnesota 55372-1714.
Concurrent with providing Notice to the City, Notice(s) shall be served upon the City Attorney Suesan Lea
Pace, Esq. at Halleland Lewis Nilan & Johnson, US Bank Plaza, 220 South Sixth Street, Suite 600,
Minneapolis, Minnesota, 55402-4501.
26. INDEMNIFICA TION. Developer shall indemnify, defend, and hold the City, its Council,
agents, employees, attorneys and representatives harmless against and in respect of any and all claims,
demands, actions, suits, proceedings, liens, losses, costs, expenses, obligations, liabilities, damages,
recoveries, and deficiencies, including interest, penalties, and attorneys' fees, that the City incurs or suffers,
which arise out of, result from or relate to this Development Contract. The responsibility to indemnify and
hold the City harmless from claims arising out of or resulting flum the actions or inactions of the City, its
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 13
Council, agents, employees, attorneys and representatives does not extend to any willful or intentional
misconduct on the part of any of these individuals.
27. NO THIRD PARTY RECOURSE.. The City and Developer agree that third parties shall
have no recourse against the City under this Development Contract. The Developer agrees that any party
allegedly injured or aggrieved as a result of the City's approval of the Plat shall seek recourse against the
Developer or the Developer's agents. In all such matters, including court actions, the Developer agrees that
the indemnification and hold harmless provisions set out in Paragraph 40 shall apply to said actions.
28. INSURANCE REQUIREMENTS. Developer, at its sole cost and expense, shall take out
and maintain or cause to be taken out and maintained, until the expiration of the warranty period(s) on the
Developer Installed 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 $1,000,000 for one person and $2,000,000 for each occurrence; limits for
property damage shall be not less than $500,000 for each occurrence; or a combination single limit policy
of $1,000,000 or more. The City shall be named as an additional insured on the policy, and the Developer
shall file with the City a certificate evidencing coverage prior to the City signing the Plat. The certificate
shall provide that the City must be given thirty (30) days advance written notice of the cancellation of the
insurance. The Certificate shall be in the form attached hereto as Exhibit C. All insurance certificates shall
have expiration dates falling on June 30th or December 31st of each year. Each insurance certificate shall
have the project name and City project number clearly shown.
29. RECORDING DEVELOPMENT CONTRACT., This Development Contract shall run
with the land. The Developer, at its sole cost and expense, shall record this Development Contract against
the title to the property within sixty (60) days of the City Council's approval of the Development Contract.
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 14
The Developer shall provide the City with a recorded copy of the Development Contract. The Developer
covenants with the City, its successors and assigns, that the Developer is well seized in fee title of the
property being final platted and/or has obtained consents to this Development Contract, in the form
attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests
in the property being final platted; and that the Developer indemnifies and holds the City harmless for any
breach of the foregoing covenants.
30. SPECIAL PROVISIONS. The following special provlSlons shall apply to Plat
development:
A. Compliance with all of the conditions listed in the Resolution approving the final
Plat.
B. The Developer is required to submit the final Plat in electronic format. The
electronic format shall be compatible with the City's current software. In addition upon completion of the
project the Developer shall provide the City with as-built utility plans in electronic format compatible with
the City's current software and with layers, colors and line-types formatted in accordance with City
standards. Additionally three (3) full size (22x34 inch) paper copies and one (1) reduced (11x17 inch) copy
shall be certified and submitted to the City.
C. The Developer hereby waives any claim against the City for removal of signs placed
in the right-of-way in violation of the City Zoning Ordinance and State Statutes. The City shall not be
responsible for any damage to, or loss of, signs removed pursuant to this provision.
31. MISCELLANEOUs...
A. Compliance With Other Laws. The Developer represents to the City that the Plat
complies with all county, metropolitan, state, and federal laws and regulations, including but not limited to:
subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 15
Plat does not comply, the City may, at its option, refuse to allow construction or development work in the
Plat until the Developer does comply. Upon the City's demand, the Developer shall cease work until there
is compliance.
B. Severability. If any portion, section, subsection, sentence, clause, paragraph, or
phrase of this Development Contract is for any reason held invalid, such decision shall not affect the
validity of the remaining portion of this Development Contract.
C. Amendments. There shall be no amendments to this Development Contract unless
in writing, signed by the parties and approved by resolution of the City Council. The City's failure to
promptly take legal action to enforce this Development Contract shall not be a waiver or release.
D. Assignment. The Developer may not assign this Development Contract without the
prior written approval of the City Council which approval shall not unreasonably be withheld. 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.
E. Interpretation. This Development Contract shall be interpreted in accordance with
and governed by the laws of the State of Minnesota. The words herein and hereof and words of similar
import, without reference to any particular section or subdivision, refer to this Development Contract as a
whole rather than to any particular section or subdivision hereof. Titles in this Development Contract are
inserted for convenience of ref""Juce only and shall be disregarded in constructing or interpreting any of its
prOVISIOns.
F. Jurisdiction. This Development Contract shall be governed by the laws of the State
of Minnesota.
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 16
CITY OF PRIOR LAKE
(SEAL)
By:
Jack G. Haugen, Mayor
By:
Frank Boyles, City Manager
~~~ C~
Its: /"11 'kJ..<:I/ (J-/Vf.Y1lK'
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By:!~ttlilp, ~&v-
Its: ~1_
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STATE OF MINNESOTA )
( ss.
COUNTY OF SCOTT)
The foregoing instrument was acknowledged before me this day of , 20
by Jack G. Haugen, Mayor, and by Frank Boyles, City Manager, of the City of Prior Lake, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City
Council.
NOTARY PUBLIC
STATE OF MINNESOTA
COUNTY oU-b-J
)
( ss.
)
by
Therforego~. g ins~t was, ~ a~CknOWle~g, ,e. d before me this..? 0 day of (J~1-
/!J M .I; /}'"l ~-4'V'--"'" . U
---- (' I'i. t) C'
If Jj n ~V'---"
NOTARyd>UBLIC
~
, 20 d I.P,
DRAFTED BY:
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372
f- . ..,....
::.tiNBllr:"'
\10.01 I ,;
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
.~ , '"'1111''' ~
CAROLYN DREELAN
. NOTARY PUBLIC - MINNESOTA
! M,Y Con:"ISSI~ ~res Jan. 31.2010
Page 17
FEE OWNER CONSENT
TO
DEVELOPMENT CONTRACT
Theodore A. Husnik and Victoria H. Husnik ~ fee owners of all or part of the
subject property, the development of which is governed by the foregoing Development Contract, affirm and
consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that
portion ofthe subject property owned by them.
Dated thi~ daYOf~ ' 20~?
/'
~/;(~~~
l~(~ ~.~
STATEOFMINNESOTA )
COUNTY oF/t~ ~ ss.
The foregoing instrument was acknowledged before me this ~c;, day of ~~/~/
20_tJLl , by tXu-t1~'Y1 ~--/U1_J~'- ' / /,/^
(/ v
'/ 0
~-e1~--; . ..~~--,--
NOTARY I'UBLIC
DRAFTED BY:
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372
CAROLYN DREELAN
NOTARY PUBLIC. MINNESOTA
My C.. ..'".., on EXpIres Jan, 31.2010
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 18
MORTGAGEE CONSENT
TO
DEVELOPMENT CONTRACT
i\A....: u ~-.l~ ,,It: ~ ' which holds a mortgage on
the subject property, the development of which is governed by the foregoing Development Contract, agrees
that the Develv!-,ment Contract shall remain in full force and effect even if it forecloses on its mortgage.
Dated thiSd.l...J.l.Qay of ::r-..., l'l-' 20oJ.".
G:': f: L
c ~ \\j
5VP
ST ATE OF MINNESOTA )
( ss.
COUNTY OF .llla.s\1i VljlliJ )
The foregoing instrument was acknowledged before me this ilpf\'\ day of \TUI ~
200lp , by 1(Vr~ rA1~fty
I it ,.11 h - f' (~o ". JL c t--v---
NOTARY PUBLIC
DRAFTED BY:
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372
.-..
e KEW C. BACKSTROM
. NOTARY PUBUC . MINNESOTA
. ". WASHINGTON COUNTY
. MY COMMISSION "::..,,,.8
... 01-31.2011
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 19
, which/who has a
contract purc aser's interest in all or part of the subject property, the develvp ~nt of which is governed by
the foregoing velvpment Contract, hereby affirms and consents to the pr . sions thereof and agrees to be
bound by the pr yisions as the same may apply to that portion of the s dect property in which there is a
contract purchaser interest.
CONTRACT PURCHASER CONSENT
TO
DEVELOPMENT CONTRACT
20
Dated this , 20
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrume
by
'\
\
City ofP . r Lake
16200 g1e Creek Avenue SE
Prior ke, Minnesota 55372
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/
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EXHIBIT "B"
SAMPLE IRREVOCABLE LEll~R OF CREDIT
No.
Date:
TO: City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, Minnesota 55372-1715
Dear Sir or Madam:
We hereby issue, for the account of (Name ofDevelooer) and in your favor, our Irrevocable Letter
of Credit in the amount of $ , available to you by your draft drawn on sight on the undersigned bank.
The draft must:
a) Bear the clause, "Drawn under Letter of Credit No.
(Name of Bank) II.
, dated
,20_, of
b) Be signed by the Mayor or City Manager of the City of Prior Lake.
c) Be presented for payment at
(Address of Bank)
. on or before 4:00 p.m. on November 30,20_.
This Letter of Credit shall automatically renew for successive one-year terms unless, at least forty-five (45)
days prior to the next annual renewal date (which shall be November 30 of each year), the Bank delivers written
notice to the Prior Lake City Manager that it intends to modify the terms of, or cancel, this Letter of Credit. Written
notice is effective if sent by certified mail, postage prepaid, and deposited in the U.S. Mail, at least forty-five (45)
days prior to the next annual renewal date addressed as follows: Prior Lake City Manager, Prior Lake City Hall,
16200 Eagle Creek Avenue, Prior Lake, Minnesota 55372-1714, and is actually received by the City Manager at
least forty-five (45) days prior to the renewal date.
This Letter of Credit sets forth in full our understanding which shall not in any way be modified, amended,
amplified, or limited by reference to any document, instrument, or agreement, whether or not referred to herein.
This Letter of Credit is not assignable. This is not a Notation Letter of Credit. More than one draw may be
made under this Letter of Credit.
This Letter of Credit shall be governed by the most recent revision of the Uniform Customs and Practice for
Documentary Credits, International Chamber of Commerce Publication No. 400.
We hereby agree that a draft drawn under and in compliance with this Letter of Credit shall be duly honored
upon presentation.
BY:
Its
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 22
EXHmIT "C"
SAMPLE CERTIFICATE OF INSURANCE
PROJECT:
CERnnCATE HOLDER: City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, Minnesota 55372-1714
INSURED:
ADDITIONAL INSURED:
City of Prior Lake
AGENT:
WORKERS' COMPENSATION:
Policy No.
Effective Date:
Expiration Date:
Insurance Company:
COVERAGE - Workers' Compensation, Statutory.
GENERAL LIABILITY:
Policy No.
Effective Date:
Expiration Date:
Insurance Company:
( ) Claims Made
( ) Occurrence
LIMITS: [Minimum]
Bodily Injury and Death:
$1,000,000 for one person $2,000,000 for each occurrence
Property Damage:
$500,000 for each occurrence
-OR-
Combination Single Limit Policy $1,000,000 or more
COVERAGE ~~9ymED;,
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 23
Operations of Contractor: YES
Operations of Sub-Contractor (Contingent): YES
Does Personal hljury hlclude Claims Related to Employment? YES
Completed Operations/Products: YES
Contractual Liability (Broad Form): YES
Governmental Immunity is Waived: YES
Property Damage Liability hlcludes:
Damage Due to Blasting YES
Damage Due to Collapse ,YES.
Damage Due to Underground Facilities YES
Broad Form Property Damage YES
AUTOMOBILE LIABILITY:
Policy No.
Effective Date:
Expiration Date:
Insurance Company:
(X) Any Auto
LIMITS: [Minimum]
Bodily Injury:
$1,000,000 each person $2,000,000 each occurrence
Property Damage:
$500,000 each occurrence
-OR-
Combined Single Limit Policy: $1,000,000 each occurrence
ARE ANY DEDUCTIBLES APPLICABLE TO BODILY INJURY OR PROPERTY DAMAGE ON ANY
OF THE ABOVE COVERAGES:
If so, list:
Amount: $
[Not to exceed $1,000.00]
SHOULD ANY OFntE ABOVE DESCRIBED POLICIES BE CANCELED BEFORE THE EL-lliATION
DATElt1J!;REOF,l~ ISSUING COMPANY WILL MAIL THIRTY (30) DAYS WRu u,;N NOTICE TO
Tl1E PARTIES TO WHOM 11u8 CERTIFICATE IS ISSUED.
Dated at
On
BY:
Authorized hlsurance Representative
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 24
EXHIBIT "D"
TO
DEVELOPMENT CONTRACT
(Oversizing Calculations for Developer Installed Improvements)
A. NO OVERSIZING NECCESSARY
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 25
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EXHIBIT "F"
TO
DEVELOPMENT CONTRACT
CONDITIONS OF PLAT APPROVAL
1. A current title opinion or commitment of title insurance is submitted acceptable to the City Attorney.
2. Payment of all fees prior to release of the final plat mylars.
3. Reductions of the entire final plat be submitted, to the following scales: I" = 800'; I" = 200'; and
one reduction at no scale which fits onto an 81/2" x II" sheet of paper.
4. Four mylar sets of the final plat with all required signatures are submitted.
5. The developer provides financial security, acceptable to the City Engineer prior to release of the final
plat mylars.
6. The final plat and all pertinent documents must be filed with Scott County within 90 days from the
date of final plat approval. Failure to record the documents by November 7, 2006, will render the
final plat null and void.
1:\06 files\06 subdivisions\prem & final\tristans woods\draft development contract.doc
Page 27
TRISTANS WOODS
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ADDITION
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PHONE: (651) 457-7076 FAX: (651) 455-9345
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