HomeMy WebLinkAbout5F - Pike Lake Meadows - PUD
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
SEPTEMBER 17, 2007
SF
JEFF MATZKE, PLANNER
CONSIDER APPROVAL OF A RESOLUTION APPROVING THE FINAL PUD
PLAN AND CONTRACT FOR THE DEVELOPMENT OF LAND AS A
PLANNED UNIT DEVELOPMENT FOR PIKE LAKE MEADOWS
Introduction
Manley Land Development has applied for approval of a development to be
known as Pike Lake Meadows on the property located at the northwest
intersection of CSAH 42 and Pike Lake Trail, south of Pike Lake. The
application calls for a property of 21 acres to be subdivided into 19 lots and 4
outlots to allow for 11 townhome residential units and 8 townoffice units.
History
On June 18, 2007, the City Council adopted Ordinance #107-11 amending the
Zoning Ordinance to designate the entire 21 acres as a Planned Unit
Development. The ordinance listed the elements of the PUD as follows:
a. The PUD is a mixed use development consisting of 19 lots and 4
outlots to allow for 11 town home residential units and 8 townoffice
units,
b. The total number of units on the site will not exceed 19.
c. Density and impervious surface within the Shoreland Tiers must not
exceed the totals identified on the plans dated April, 13, 2007.
d. The elements of the plan will be as shown on the plans dated April 13,
2007, except for modifications approved as part of the final PUD plan.
The ordinance also required the following conditions:
a) The developer must obtain the required permits from any other state or
local agency prior to any work on the site.
b) The developer shall provide documentation verifying access easements
that allow the adjacent residential property a maintained driveway
through the project site to Pike Lake Trail.
c) The developer shall stub utility services to the property boundary of the
adjacent residential parcel.
d) The developer shall provide an easement within Outlot D to assure
future access from Sherrie Street to the adjacent parcel to the north
east.
e) The developer shall provide a cost estimate for oversizing the trunk
watermain from an 8" to 12" pipe.
f) The developer shall provide a cash escrow of $34,225.65 to the City for
the installation of a Pressure Reduction Value (PRV) Station.
g) The developer shall dedicate a trail easement across part of Lot 17,
Block 2.
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h) The developer shall submit a revised building elevation plan for the
office condominium units identifying a minimum 60% of Class I
materials on all building faces.
i) Revise the plans to address all of the Engineering comments in the
memorandum from Assistant City Engineer Larry Pop pier dated May 3,
2007.
j) The developer must submit a Letter of Credit in an amount equal to
125% of the cost of the required replacement trees.
The Planning Commission considered the final PUD plan at a public hearing
on August 13, 2007. The Planning Commission recommended approval of the
final PUD plan, subject to the following conditions:
1. The Final Plat and Development Contract must be approved by the City
Council.
2. The PUD Development Contract must be signed by the developers and
approved by the City Council.
Current Circumstances
The PUD Plan includes 19 lots and 4 outlots to allow for 11 townhome
residential units and 8 townoffice units, parkland, ponding, trails, and a private
street. .
Streets: This plan proposes one roadway to be known as Sherrie Street, a
private street designed with a 30' to 38' width, which will connect to Pike Lake
Trail and end prior to the property to the northeast. As a condition of approval
a public easement will be obtained to allow for a possible future connection to
the adjacent sites. Sherrie Street will provide for the following:
. Entrance to the parking area serving 4- 2 unit office-condominium
buildings
. Access for 11 townhome units.
. A connection from the existing driveway of the adjacent single family
dwelling.
With a previous preliminary plat, the developer proposed to improve Pike Lake
Trail to a full 44' width. At this time, however, the property owner located east
of Pike Lake Trail does not wish to participate in granting the construction
easements needed to improve the entire 44' width of Pike Lake Trail.
Therefore, the developer has proposed to improve Pike Lake Trail to a width of
34' with concrete curb and gutter at the time of development. An estimate of
the cost of upgrading Pike Lake Trail from a 34' to a full 44' width has been
calculated at $34,225.65. In lieu of providing the amount of this estimate to
upgrade the road to a full 44' width in the future, the developer has agreed to
provide this same cash amount to the City as an escrow toward the installation
of the necessary pressure reduction value (PRV) station located at the
southeastern corner of the development. This escrow will reduce the City's
cost of installing the PRV station. Curb cuts will be provided on the east side
of Pike Lake Trail to maintain existing driveway access points for adjacent
properties.
SidewalksfTrails: In the future, a trail will extend along the west side of Pike
ISSUES:
FINANCIAL
IMPACT:
ALTERNATIVES:
I U
Lake Trail. It is also anticipated that when the east side of Pike Lake Trail is
developed, a trail or sidewalk will be extended along the east side of Pike Lake
Trail. The developer has agreed to dedicate a trail easement across part of
Lot 17 Block 2 near Outlot A for the placement of a city trail in the future. As
indicated in the city engineering comments the plans will need to be revised
reflecting this trail easement area.
The interior of the site has the potential for future trails and a boardwalk to
connect inaccessible areas of the site to a future park and trail system that will
provide access to the City at large.
Parks: The plan includes approximately 14.0 acres (Outlot C) which will be
dedicated to the City. Currently, the City has a majority of Outlot C within a
drainage and utility easement. Nonetheless, full dedication of this area will
allow for construction of a trail and boardwalk that the City would have the
ability to build and connect with future park and trail areas in this quadrant of
the City. The wetland area will be preserved as a natural area as a result of
this dedication.
Buildina Stvles: The developer has included elevations of the proposed
townhomes and office condominium products (attached).
The proposed town homes are in 2- to 3-unit buildings. They are two-story with
walkout or full basements, 2 car garages, and decks. The exterior materials
are vinyl siding with natural stone accents.
The office condominiums are in 4-two unit buildings. They are two-story with
walkout basements. The exterior materials reflect the town home buildings.
The developer has revised the exterior materials of the office condominiums
with fiber-cement siding and natural stone accents to meet the ordinance
requirements.
The principal requirements for final PUD plan approval include satisfaction of
all the preliminary plan conditions and a signed Contract for the Development
of Land as a Planned Unit Development. In this case, all preliminary plan
conditions have been satisfied.
Approval of this final PUD plan facilitates the approval of the final plats and will
allow construction of new dwelling units, which will contribute to the City's tax
base.
The City Council has the following alternatives:
1. Adopt the resolution approving the final PUD plan and the Contract for
Development of Land as a Planned Unit Development for Pike Lake
Meadows.
2. Deny the resolution approving the final PUD plan.
3. Defer this item and provide staff with specific direction.
Staff recommends Alternative #1.
RECOMMENDED
MOTION:
1. A motion and second to adopt a resolution approving the final PUD plan for
Pike Lake Meadows, and authorizing the Mayor and City Manager to sign
the Contract for the Development of Land as a Planned Unit Development.
A RESOLUTION TO APPROVE A PLANNED UNIT DEVELOPMENT FINAL PLAN AND CONTRACT
FOR DEVELOPMENT OF LAND AS A PLANNED UNIT DEVELOPMENT TO BE KNOWN AS PIKE
LAKE MEADOWS
Motion By:
Second By:
WHEREAS, Manley Development Inc. has submitted an application for a Planned Unit Development
Final Plan to be known as Pike Lake Meadows; and
WHEREAS, The Prior Lake Planning Commission considered the proposed Final PUD Plan on
August 13, 2007; and
WHEREAS, The Planning Commission found the Final PUD Plan to be in substantial compliance
with the approved preliminary plan and recommended approval of the Final PUD Plan;
and
WHEREAS, The Prior Lake City Council considered the proposed Final PUD Plan on September
17,2007;and
WHEREAS, The City Council finds the Final PUD Plan in substantial compliance with the approved
Preliminary PUD Plan; and
WHEREAS, The City Council finds the PUD Final Plan is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows.
1. The recitals set forth above are incorporated herein.
2. The Planned Unit Development Final Plan is hereby approved subject to the following conditions:
a) The Final Plats and Development Contracts must be approved by the City Council.
b) The developer shall provide an access easement that allows the adjacent residential property to
the northwest a maintained driveway through the site.
c) The developer shall provide an easement within Outlot D to assure future access from Sherrie
Street to the adjacent property to the north of the site.
3. The Mayor and City Manager are hereby authorized to execute the Contract for Development of
Land as a Planned Unit Development on behalf of the City.
PASSED AND ADOPTED THIS 17'h DAY OF SEPTEMBER, 2007.
Haugen Hauaen
Hedberg Hedbera
Erickson Erickson
LeMair LeMair
Millar Millar
YES
NO
Frank Boyles, City Manager
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Phone 952.447.9800 / Fax 952.447.4245
PIKE LAKE MEADOWS
LOCATION MAP
I Site ~
CSAH 42
DRIVE
N
+
CONTRACT FOR DEVELOPMENT OF LAND AS A PLANNED UNIT
DEVELOPMENT IN THE CITY OF PRIOR LAKE, MINNESOTA, TO BE KNOWN AS
PIKE LAKE MEADOWS
THIS CONTRACT, made and entered into as of the 17th day of September, 2007, by and
between the City of Prior Lake, (hereinafter "CITY") a municipal corporation organized under
the laws of the State of Minnesota and Manley Land Development Inc., a Minnesota
Corporation (the "DEVELOPER").
RECITALS
WHEREAS, DEVELOPER is duly organized to do business in the State of Minnesota
and owns the PROPERTY within the City of Prior Lake; Scott County, Minnesota legally
described in attached Exhibit A, and
WHEREAS, DEVELOPER desires to develop the PROPERTY legally described and
depicted in Exhibit A ("DEVELOPMENT PROPERTY"); and
WHEREAS, the City has approved a preliminary plat and final plat for the
DEVELOPMENT PROPERTY, which approval is subject to certain conditions including the
Developer enter into the City's standard development contract; and
WHEREAS, DEVELOPER has made application to City Council for approval to
develop the DEVELOPMENT PROPERTY as a Planned Unit Development (Planned Unit
Development); and
WHEREAS, on June 18,2007, the DEVELOPER received approval of a preliminary
Planned Unit Development plan and a preliminary PLAT for the development known as Pike
Lake Meadows; and
WHEREAS, on July 6, 2007, the DEVELOPER completed an application for approval
of Final Planned Unit Development; and
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WHEREAS, the CITY has granted preliminary Planned Unit Development approval and
final Planned Unit Development approval to the DEVELOPER subject to certain conditions
including that the DEVELOPER enter into this CONTRACT and meet all of the terms and
conditions hereafter set forth; and
WHEREAS, under authority granted pursuant to Minnesota Statutes Chapter 462 and the
Zoning Ordinance of the City of Prior Lake the CITY COUNCIL has agreed subject to the terms
and conditions set forth herein, to approve the final Planned Unit Development FINAL PLANS.
NOW, THEREFORE, in consideration of the mutual promises, covenants and conditions
contained herein, the sufficiency of which is not disputed, it is hereby agreed as follows:
1. RECITALS
The Recitals set forth above are herein incorporated as if fully set forth.
2. PURPOSE OF CONTRACT
2.1 The purpose of this Contract is to set out the terms and conditions pursuant to which the
City Council of the City of Prior Lake grants its approval for the Developer to develop
the Development Property as a Planned Unit Development. The terms and conditions set
forth herein are intended to promote and protect the orderly development of land within
the City and to assure that the development of the Development Property is done in a
manner to protect and preserve the health, safety and welfare of the citizens and property
within the City.
2.2 This CONTRACT is intended to achieve the following objectives:
a) To insure compliance with the purpose, requirements and criteria set forth in
Section 1106 in the Zoning Ordinance for a Planned Unit Development.
b) To clarify the rights and responsibilities of the parties to this CONTRACT.
c) To incorporate, as an integral part of this CONTRACT, a Developers Contract
dated September 17, 2007 by and between the CITY and DEVELOPER relating
to the Final PLAT of Pike Lake Meadows.
3. FINDINGS
3.1 The City Council adopted Ordinance No. 107-11 rezoning the subject site as the Pike
Lake Meadows Planned Unit Development (PUD).
3.2 Ordinance No. 107-11 lists the elements of the PUD, and adopts findings consistent with
Section 1106.200 of the Zoning Ordinance.
3.3 The final Planned Unit Development plan is consistent with the goals and objectives of a
Planned Unit Development as specified in Section 1106 of the Zoning Ordinance and in
Ordinance No. 107-11.
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4. DEFINITIONS, RULES OF INTERPRETATION, AND EXHIBITS
4.1 Definitions
In this CONTRACT the following terms shall have the following respective meanings
unless the context hereof clearly requires otherwise:
4.1.1 "APPROVED FINAL PLAN" means all those plans, specifications, drawings
and surveys attributable to the DEVELOPER and the DEVELOPER
INSTALLED PUBLIC IMPROVEMENTS listed in Exhibit D.
4.1.2 "CITY" means the City of Prior Lake, a governmental subdivision of the State of
Minnesota.
4.1.3 "CITY ATTORNEY" means the City Attorney of the City of Prior Lake.
4.1.4 "CONTRACT" means this Contract for Development of Land as a Planned Unit
Development in the City of Prior Lake, Minnesota, and all referenced and
incorporated exhibits by and between CITY and DEVELOPER, as the same may
be from time to time modified, amended or supplemented.
4.1.5 "DEVELOPER" means Manley Land Development Inc., heirs, successors and
aSSIgns.
4.1.6 "DEVELOPER INSTALLED IMPROVEMENTS" means all those
improvements listed in Exhibit D.
4.1.7 "DEVELOPMENT CONTRACT FOR PUBLIC IMPROVEMENTS" means
the contracts titled Development Contract for Pike Lake Meadows, and signed by
and between the DEVELOPER and the CITY required as a condition for the
construction of all required public improvements related to this development.
4.1.8 "DEVELOPMENT PLAN" means the final Planned Unit Development plans
approved by the Council attached as Exhibit B.
4.1.9 "INCLUDING" means including, but not limited to.
4.1.10 "PLAT" means the final plat and all related documents approved by the CITY.
4.1.11 "PROJECT" means the development of Pike Lake Meadows pursuant to the
terms and conditions of the approved final Planned Unit Development, the
approved final PLAT and this CONTRACT.
4.1.12 "PROPERTY" means the real property, together with improvements, if any,
described in Exhibit A.
4.2 Exhibits
The following exhibits are attached hereto, incorporated by reference and made a part of
this CONTRACT as if fully set forth herein.
4.2.1 Exhibit A - Legal Description of Development PROPERTY
4.2.2 Exhibit B - Approved Final Planned Unit Development Plans
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4.2.3 Exhibit C - City Council Resolution approving the Final Planned Unit
Development Plans and the CONTRACT FOR THE DEVELOPMENT OF
LAND AS A PLANNED UNIT DEVELOPMENT
4.2.4 Exhibit D - Developer Installed Improvements
4.2.5 Exhibit E - Sample Irrevocable Letter of Credit
5. SCOPE OF PROJECT
5.1 The PROJECT to be known as Pike Lake Meadows consists of 21.7 acres legally
described as shown on Exhibit A. The PROJECT includes 11 lots for single family
dwellings; 8 lots for commercial units; and 4 lots for common areas, private streets, and
parkland. The required elements of the project are:
5.1.1 The PUD plan provides a minimum of 14.4 acres' of park to be dedicated to the
CITY.
5.1.2 The total number of units on the site will not exceed 11 residential units and 8
commercial units.
5.1.3 Density and impervious surface within the Shoreland Tiers must not exceed the
totals identified on the approved plans stamp dated September 7, 2007.
5.1.4 The DEVELOPER shall provide an access easement that allows the adjacent
residential property to the northwest a maintained driveway through the
PROJECT.
5.1.5 The DEVELOPER shall stub utility services to the property boundary of the
adjacent residential property to the northwest of the PROJECT.
5.1.6 The DEVELOPER shall provide an easement within Outlot D to assure future
access from Sherrie Street to the adjacent property to the north of the PROJECT.
5.1.7 The DEVELOPER shall construction the portion of Pike Lake Trail adjacent to
the project as a 34' wide improved roadway as shown on the approved plans.
5.2 The DEVELOPER shall furnish the CITY with a cash fee of $34,225.00 for the installation
of a pressure reduction valve. The required fee will be paid prior to the release of the
FINAL PLAT documents.
5.3 The DEVELOPER shall construct the oversizing of the trunk watermain from the required
8" pipe to a 12" pipe.
6. DEVELOPER REPRESENTATIONS
6.1 DEVELOPER represents and warrants that neither the execution and delivery of this
CONTRACT, the consummation of the transactions contemplated hereby, nor the
fulfillment or the compliance with the terms and conditions of this CONTRACT is
prevented or limited by, or in conflict with or will result in breach of, the terms,
conditions or provisions of any restriction of DEVELOPER, or evidence of
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indebtedness, contract or instrument of whatever nature to which DEVELOPER is now
party or by which it is bound or will constitute a default under any of the foregoing.
6.2 DEVELOPER agrees to hold harmless, indemnify and defend CITY, its Council, agents,
employees and CITY ATTORNEY against any claims or actions brought as a result of
DEVELOPER's performance under this CONTRACT or as a result of alleged actions or
omissions on the part of DEVELOPER, its employees or agents.
7. RELEASE. HOLD HARMLESS AND INDEMNIFICATION
7.1 DEVELOPER releases from and covenants and agrees that CITY, its City Council,
officers, agents, servants, attorneys and employees thereof (hereinafter for purposes of
this paragraph, the "indemnified parties") shall not be liable for and agrees to indemnify
and hold harmless the indemnified parties against any loss or damage to PROPERTY or
any injury to or death of any person occurring at or about or resulting from any defect in
the PROPERTY, development of PROPERTY or DEVELOPER IMPROVEMENTS.
8. EVENT OF DEFAULT
8.1 Event of Default Defined. Event of default is anyone or more of the following events:
8.1.1 Failure by DEVELOPER to timely pay all real property taxes assessed with
respect to the PROPERTY;
8.1.2 Failure to construct the DEVELOPER's Improvements pursuant to the terms,
conditions and limitations of the DEVELOPMENT CONTRACT FOR PUBLIC
IMPROVEMENTS;
8.1.3 Failure by DEVELOPER to observe or perform any covenant, condition,
obligation or contract on its part to be observed or performed under this
CONTRACT;
8.1.4 Transfer of any interest in the development;
8.1.5 Failure by DEVELOPER to reimburse CITY for any costs increased by CITY in
connection with this CONTRACT, including the enforcement thereof; including,
but not limited to engineering fees, inspection and testing fees, attorney fees and
other professional fees.
8.2 Remedv Upon Event of Default. Whenever an event of default occurs, the CITY after
providing DEVELOPER notice as provided in paragraph 15, and may take anyone or
more of the following actions:
8.2.1 CITY may cancel and rescind this CONTRACT.
8.2.2 CITY may draw upon and/or bring an action upon any or all of the securities
including but not limited to the Irrevocable Letter of Credit, the Payment Bond,
the Performance Bond or the Warranty Bond provided to CITY pursuant to the
Development Contract for the PLAT of Pike Lake Meadows.
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8.2.3 CITY may take whatever action, including legal or administrative action, which
may be necessary or desirable to CITY to collect any payments due under this
CONTRACT or to enforce performance and/or observance of any obligation,
contract or covenant of DEVELOPER under this CONTRACT.
8.2.4 CITY may suspend issuance of Building Permits and/or Occupancy Permits on
DEVELOPER's lots.
8.2.5 CITY may draw upon the Irrevocable Letter of Credit provided pursuant to the
Development Contract for the PLAT of Pike Lake Meadows if CITY receives
Notice that the bank elects not to renew the Irrevocable Letter of Credit.
8.3 Whenever an Event of Default occurs and CITY shall employ attorneys or incur other
expenses, including employment of experts, for the collection of payments due or to
become due or for the enforcement or performance or observance of any obligation or
contract on the part of DEVELOPER herein contained, DEVELOPER agrees that it
shall, on demand thereof, pay to CITY the reasonable fees of such attorneys and such
other expenses so incurred by CITY.
8.4 Nonexclusive Remedv. None of the actions set forth in this Section are exclusive or
otherwise limit the CITY in any manner.
9. WAIVER
Failure of the CITY at any time to require performance of any provision of this
CONTRACT shall not affect its right to require full performance thereof at any time
thereafter and the waiver by the CITY of a breach of any such provision shall not be
taken or held to be a waiver of any subsequent breach thereof or as nullifying the
effectiveness of such provision.
10. ASSIGNMENT
10.1 DEVELOPER represents and agrees for itself, its heirs, its successors and assigns that
DEVELOPER has not made or created and that it will not make or create or suffer to be
made or created any total or partial sale, assignment, conveyance or any trust or power to
transfer in any other mode or form of or with respect to this CONTRACT or in
DEVELOPER without the prior written approval of the CITY.
10.2 The DEVELOPER may not transfer or assign this CONTRACT without the prior written
permission of the CITY COUNCIL of the City of Prior Lake. The DEVELOPER's
obligations hereunder shall continue in full force and effect, even if the DEVELOPER
sells one or more lots, the entire PLAT, or any part thereof.
11. PERMITS
11.1 The DEVELOPER shall obtain all necessary approvals, permits and licenses from the
CITY, and any other regulatory agencies and the utility companies. If any of the entities
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request a change to the APPROVED FINAL PLANS submitted for review, the
DEVELOPER shall submit these changes to the CITY for approval.
11.2 All costs incurred to obtain said approvals, permits and licenses, and also all fines or
penalties levied by any agency due to the failure of the DEVELOPER to obtain or
comply with conditions of such approvals, permits and licenses, shall be paid by the
DEVELOPER.
11.3 The DEVELOPER's shall defend and hold the CITY harmless from any action initiated
by the other regulatory agencies and the utility companies resulting from such failures of
the DEVELOPER.
12. RECORDING
12.1 This CONTRACT shall be recorded by DEVELOPER within ninety (90) days from
approval of the Resolution approving the Final Planned Unit Development and Final
PLAT, and all terms and conditions of this CONTRACT shall run with the land herein
described, and shall be binding upon the heirs, successors, administrators and assigns of
the DEVELOPER. The DEVELOPER shall provide and execute any and all documents
necessary to implement the recording. If there be more than one developer, references
herein to DEVELOPER shall mean each and all of them.
12.2 All recording fees, if any, shall be paid by the DEVELOPER.
13. NOTICE
13.1 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:
Manley Land Development, Inc.
2640 Eagan Woods Drive, Suite 220
Eagan, MN 55121
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, 4646 Dakota Street SE, Prior Lake, Minnesota
55372-1714. Concurrent with providing Notice to the CITY, Notice(s) shall be served
upon the CITY ATTORNEY Sues an Lea Pace, Esq. at Halleland Lewis Nilan Sipkins &
Johnson, Pillsbury Center South, 220 South Sixth Street, Suite 600, Minneapolis,
Minnesota, 55402-4501.
13.2 The Notice period shall be fifteen (15) calendar days.
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13.3 The Notice shall state a time by which the default must be cured. The time the CITY
gives the DEVELOPER shall be determined in the sole discretion ofthe CITY; however,
such time shall be a reasonable time.
14. MODIFICATIONS OR AMENDMENT
This CONTRACT may be amended by the parties hereto only by written instrument
executed in accordance with the same procedures and formality followed for the
execution of this CONTRACT.
15. PROOF OF TITLE
DEVELOPER shall furnish a title opinion or title insurance commitment addressed to
the CITY demonstrating that DEVELOPER is the fee owner or has a legal right to
become fee owner of the PROPERTY upon exercise of certain rights and to enter upon
the same for the purpose of developing the PROPERTY. DEVELOPER agrees that in
the event DEVELOPER's ownership in the PROPERTY should change in any fashion,
except for the normal process of selling or conveying lots, prior to the completion of the
PROJECT and the fulfillment of the requirements of this CONTRACT, DEVELOPER
shall forthwith notify the CITY of such change in ownership and seek the CITY's
approval to transfer the responsibility under this CONTRACT. Any change in ownership
shall not release DEVELOPER from any of its obligations under this CONTRACT,
unless or until the CITY has approved transfer of this CONTRACT and then only to the
extent agreed to by the CITY.
16. HEADINGS
Headings at the beginning of paragraphs herein are for convenience of reference, shall
not be considered a part of the text of this CONTRACT and shall not influence its
construction.
17. SEVERABILITY
In the event any provisions of this CONTRACT shall be held invalid, illegal, or
unenforceable by any court of competent jurisdiction, such holding shall not invalidate or
render unenforceable any other provision hereof, and the remaining provisions shall not
in any way be affected or impaired thereby.
18. CONSTRUCTION
This CONTRACT shall be construed in accordance with the laws of the State of
Minnesota.
IN WITNESS WHEREOF, CITY and DEVELOPER have caused this CONTRACT to
be duly executed on the day and year first above written.
Approved by the City Council on the 17th day of September, 2007.
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DEVELOPER:
~~~:n l:;;r~ldf~
CITY OF PRIOR LAKE
By:
Its Manager
By:
Its Mayor
This Development Contract must be signed by all parties having an interest in the PROPERTY.
STATE OF MINNESOTA
COUNTY OF SCOTT
On the day of , 20_, before me, a Notary Public, with and for said
County personally appeared Jack G. Haugen and Frank Boyles, to me personally known, being
each by me duly sworn did say that they are the Mayor and City Manager, respectively, of the
City of Prior Lake, a Minnesota municipal corporation, named in the foregoing instrument; and
that said instrument was signed on behalf of the municipal corporation and acknowledged said
instrument to be the free act and deed of said municipal corporation.
Notary Public
STATE OF MINNESOTA
COUNTY OF SCOTT
The foregoing instrument was acknowledged before me this I I day of ~*m ~,
20Q1 by k't.lY..J.,~ t'Y\4n !~ and by who are the "Pres',Jev'.{- and
of ~IE'1 ~ "heu.Jnllmem. a Minnesota Corporation, on behalf of said
. I
corporatIOn.
KATHRYNE MARIE FORSBERG
Notary Public
Minnesota
My Commission Expires Jan. 31,2010
e~~~
Notary P he
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FEE OWNER CONSENT
TO
DEVELOPMENT CONTRACT
HM l-vy Lard Dcve1oprn-cnt ",in (j , , which holds a mortgage on the subject
property, the development of which is governed by the foregoing Development Contract, agrees that the Development
Contract shall remain in full force and effect even if it forecloses on its mortgage.
Dated this ~ day of ~m bc..( 20 01 .
.-1// ..--.-? _ --==------=:..
I
l-<tArt t1at1I0f..+P(es/~t_
STATE OF MINNESOTA)
COUNTY OF ~~)
( ss.
Thef~regoing instrument was acknowledged before me this ~ day of ~ /-em be t"
~-d~~f- ~~ly 1--'n4 De~/m'~r .
~~-==
NOTARY BLlC ~
, 200 7 , by
KATHRYNE MARIE FORSBERG
Notary Public
Minnesota
My Commission txpires Jan. 31,2010
DRAFTED BY:
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372
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MORTGAGEE CONSENT
TO
DEVELOPMENT CONTRACT
La b I a.;-, 4' 6 f? hs.frbt c-l" ~ ;::, r-. Ci ~ &. LL(which holds a mortgage on the subject
property, the development of which is governed by the foregoing Development Contract, agrees that the Development
Contract shall remain in full force and effect even if it forec1oses on its mortgage.
-I'll. ( .
Dated this J d day of'UtJfel"h kr--., 20D.
x1c~:f7! J '-Z
,
J; , !J~ 0: ~ r. cLd-
STATE OF MINNESOTA)
( ss.
COUNTY OF ~A~CTA)
The foregoing instrument was acknowledged before me this I 2. .v--. day of ~ p+-('J-y\ Q~ r- ,200'" by
s,tot-t 1:.. I1'"1Dr~V/~ s."Y'" 0, (.>;. Pr~!:.~ck....-t
l.-cd(.d~'"'t\ CC,",,,,,.-ttLH'.J-tv,, f'ht<r.U, L.-/....V
~/~~.e_
NOTARY PUBLIC
DRAFTED BY:
MARiE K. MARDEN
Nct.my Public
Minnesota
My Commission Expres .ianuary 31,2009
City of Prior Lab
16200 Eagle Creek A venue SE
Prior Lake, Minnesota 55372
1:\07 files\07 pud's\pike lake meadows\pud contract (final).doc
Page II
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
All of the Southeast JA of the Southwest JA of Section 23, Township 115 North, Range 22 West, Scott
County, Minnesota, except that part described as follows:
Commencing at the Southeast corner of said Southeast JA of the Southwest JA; thence north along the
East line of said Southeast JA of the Southwest 1/4, a distance of 707.3 feet to the point of beginning of
the tract to be described; thence deflecting 58 degrees 55 minutes to the west, a distance of 542.95 feet;
thence north parallel to the East line of said Southeast 114 of the Southwest JA to the North line of said
Southeast 114 of the Southwest JA; thence east to the Northeast corner of said Southeast 114 of the
Southwest 114; thence south to the point of beginning.
ALSO EXCEPT:
That part of the Southeast JA of the Southwest JA of Section 23, Township 115 North, Range 22 West,
Scott County, Minnesota, described as follows:
Commencing at the Southeast corner of said Southeast 114 of the Southwest lA, thence, on an assumed
bearing, due north, along the East line of said Southeast 114 of the Southwest lA, a distance of 707.30 feet;
thence North 58 degrees 55 minutes West a distance of 542.95 feet; thence due south and parallel to the
East line of said Southeast 114 of the Southwest lA, a distance of 235.04 feet; thence due West, a distance
of 27.00 feet to the point of beginning of the tract to be described herein: thence continuing West on the
same line, a distance of 120.00 feet; thence due North to the North line of said Southeast JA of the
Southwest 114 thence easterly along the North line of said Southeast JA of the Southwest 114; a distance of
120.00 feet; thence due South, parallel to the East line of said Southeast JA of the Southwest JA, to the
point of beginning.
ALSO EXCEPT:
The West 400 feet of the Southeast 1.4 of the Southwest JA of Section 23, Township 115 North, Range 22
West, said 400 feet to be measured along the North and South lines of said Southeast 1.4 of the Southwest
JA, according to the recorded plat there of on file and of record in the office of the Register of Deeds in
and for the County of Scott, Minnesota.
Also, subject to an easement 30 feet wide for road purposes the centerline of which is described as
follows:
Commencing at the Southeast corner of the Southeast 1.4 of the Southwest 1;4 of Section 23, Township
115 North, Range 22 West, Scott County, Minnesota; thence on an assumed bearing due north along the
East line of said Southeast 114 of the Southwest 1.4 a distance of 544.30 feet to the point of beginning of
the easement to be described herein; thence North 82 degrees ob minutes West, a distance of 181.53
feet; thence deflecting to the north along a tangential curve, with a radius of 326.12 feet; a distance of
156.91 feet; thence North 54 degrees 26 minutes West a distance of 189.20 feet; thence due West, a
distance of 133.50 feet to the end of the easement, according to the duly recorded plat thereof, Scott
County, Minnesota.
..
1:\07 files\07 pud's\pike lake meadows\pud conlraCI (final).doc
Page 12
-
1.ACE/zsa.r1fPLOClllI#lllA
2,4'70 .. r a UNI1S _ 1',710 .. lOTAL
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31799 111
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~~~
MANLEY LAND DBVELOPMENT
2113Cl.1lf'!lMVI:
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PIKE LAKE MEADOWS
..-=- tAn. .....",A
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tAU. 48 HOURS BEFORE DlCGtNG
GOPHF"R STATE ONE CALI
TWIN enES AREA: (651) -454-0002
MH. TCI.1. FREE: 1-800-252-1166
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'DC COf1RACTOft 11m INSPECTED BE 1K OTY PfllOR
10 MY SIlt WORk.
1lE\n0fllRS EROSK:IN CCftlROL CONTACT:
....T llNUY
'5t-211-5S00
IIEIICIl..IIAIl
lOP HUT H'l'lWtANT
MCR1M sa: FCUTNN Hl.1.S DRIVE
23Ct IiEST rF F"CUT.... HIlLS COURT
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Na1't: WCl[JtCR()UHD U1IJ1I[S ARE:
"" REFEJENC[ ONLY CONTRACTOR
10 CALL COPtER STATE ONE CAlL
roR uftJ1lES LOCATE.
10 1IlCRk W1H UTlJ1IES
10 IIlACt E>IlS11HO
AS ...... fOR
DUfaNO CONSlRUCTIOH.
TO 1HE CONTRACT.
SEE. SHEET C3 FOR RETANlIC
PIKE LAKE
l;NIl,"t;..-~Y~~Al.1
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MANLEY LAND DEVELOPMENT
211!0JI'P1:*IYII
EAOAN.MIMNDOI'A~2Z
GRADING AND EROSION CONTROL
N01!:
CO<llWACTOR TO MAINTAIN ACCESS TO
AU N[lGH8CRtNG PfKlP[JI!TY 0'IlNERS.
LJ--1 Ii
GRAPHIC SCALE 1M FEET
GR'Ar")INC-;
EXIST1JrrfC PROPOSED
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C~TCH B,I,SlN
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[XlSTING STORM SEWEll'
PRCFOSro ST0Jn.4 SEWER
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[XlSTIHC 2" CONTOUR LINE
EXIStING 10' CONTOUR LINE
PRoPOstD 2' CONTOUR lIHE
PROPOSCD 10' CClNTotIf<' UNE
POND OUTLET lINE
POND HI(:H w....TEP LM
PRCFOSEto SPOT nEv.... nOtl
EMERGENCY ovt:Rnow
DELINEATED wrTl.AND UN(
ST...WO"'RO Sll.T FEUCE
H(AVY-OUTY SIt T rtNC[
CATCH e....sN INSERT
l1<EE FEHC[
PROPOsroj[XlSl1NC RtT. .All(S)
WETlAND BUF'l"tR SlQl
TEST BORING
BUlLDIH!i P....O ENVELOPE
(TOP CF SELECT FU)
GR"'vn SURF.L.CE
SITUMlNOUS SURF' ACE
GR...vEL CON5'mUCTlOH EHlRAHCE
CONCRETE SURF'....CE
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TREE PRESERV AnON PLAN
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, -:':=-==1!-=.=.'=!:;oo:..':"~-
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t.J-1 i
CRAPRJC SCAtE IN nt:T
PRESERVATION TREE TOTALS
SAVE
REMOVE
REMOVE PU8L1C
TOTAL SIG. TREES
,
132
175
99
406
i:5.7:
1439
1957
1109
4505
.
(31.9'1)
(43.4'1)
(24.6'1)
('00.0'1)
NON SIGNIrICANT
HAZARO
121 1229
B 128
TREE lAlnGATlON
AlLOWABLE RDlOVA - 35:lC
RE~Ov[ 175 TREES/1957~
1957"/"505" II: ":Hlt REuOvro rOR DEVELoPMENT
AllOWABLE REMOVAL 35'X
EXCESS REuOVAL _ "3.041; - 35% - 7.041;
(7."%) ("50S") ~ 333.400 10 BE umCA'TEO rOR
(333.....)X(O.5-REPLACrU'ENT RATIO) _ 166.'" CALIPER INCHES TO REPlANT
166.'''/2.5 (MITIGATION "TREE SlZt) _ 57 (2.5" TREES) TO REPLANT ON-SITE
--- -.-------.1
Iw~EP ; : 1;m~ -~I\
By
UNT AGGED TREE AREAS A TO E
SlCN'IF'ICANT TREES rOUND IN AREAS A THROUGH E WERE
INVEN10RtED BUT WERE NOT rlELD LOCATED DR SURVE'l'ED
ALL TREES IN THESE AREAS WILL BE S.A.\{D
1.:.:..1 - REMOVED FOR PUBUC EASElAENlS
I: . : '1 - REMOVED FOR DEVElOPlAENT
! ~ ..
iii
104JQ5 nn.DWG
MANLEY LAND DEVELOPMENT
211'aJl'Fl:IaYE
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TAGGED TREE LIST
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.... 2151A
'900 BW
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" 150A
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.". 120,1,
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.." .
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... 13 BWAl
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.... 9 ELM
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UNTAGGED TREE AREA A
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,
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TAtE lIST EXAMPlE
TAGf TA1 T'Y"[ HOrS
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~. WItt..,.."OIT_-.uan__c.-__
wr.lltt.. WItt lid et'<lllUSSOOS tJI........ 1lb:Il'F
e.......... .......0MUG1lIl_1.A1OI.'...."fItt
CAY.'''. -n_.l.-:tCf'(WUln't".'''''._
_'_.1llUSS1IlUC1I.lIC1."_."'MnIIlIl
_.,_......,.__."...."111(I
e...n.1IIU.ASWS"ooomllJlll'llCtIlUJlllltSCAUa.,
-~--
PRESERVATION TREE TOTALS
, lN~7: X
SAVE 132 1439 (31.9%)
REMOVE 175 1957 ( 43.4%)
REMOVE PUBLIC 99 1109 (24.6%)
TOTAL SIG. TREES 406 4505 (100.0%)
NON SIGNIFICANT 121 1229
HAZARD 8 F~ .
l! U) It ~,~ ~D;Y~ II
~~
I r~
UU SEP 1 1 2007
UNTAGGED TREE AREA 0 By
I::::: I ::I~ II I~
UNTAGGED TREE AREA E
.-
...
.-
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...
M. . ..
M. , .
.
138A
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.- 7
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PIKE LAKE MEADOWS
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TR2... 2
..
,
NO UNT AGGED TREE AREA 8
... BO .
MS . . .
, ..B OB. .
NO A'"8 B. .
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UNTAGGED TREE AREA C
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RESlDENllAL LANDSCAPE TREE REQUIREMENTS
. y
C A
'.5' Bill
3_5" 8M!
2SB.te
II' 8.e
"8M
RES. LANDSCAPE TREES PROPOSEDjREQUIRED - 1480 L.F. / 40 L. F. = 37
LANDSCAPE NOTES
,
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/
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COMM. LANDSCAPE TREES PROPOSEDjREOUIRED - 1280 L.r. / 40 L. F. - 32
1\' 8A-9
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ON.
O\I[RSTOIl'Y'nIEES
.1.8 AUl1..Jt,lM f1lAzr "'APU/ACE1'l: X FREt.....Ntt ....UT\NN 8LAZr'
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[I,oUfCQfiN TRtts
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WHfT[ PlN[/PI"'US STROBUS
COMMERCIAL LANDSCAPE TREE REQUIREMENTS
/
'._J
. Y A
O\'t:RSTOftY TREES
JIB ~~ BtIlOf/M'TUlA NlCRA "HERITAct:'
CA GREE'" "'S~I"'RAXIMJS P[NN'S'I'lV...""CA
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r\Ur~["l 'mEES
as 8lACK IollllS SPIlUCEl"tcrA GlAUCA OfNSUA
we ",""TE CEOARfTMUJA OCC~T.'.uS
VMtT[ PIN[jPtNUS STROBUS
;
\
/
/
TREE MIllGA 1l0N REQUIREMENTS
KEY COMMON NAUE/SCIEN1TF1C NAME
OV[RSTORY TAEES
~ RfV[R B"'CHj!l[TUlA NIGRA "H[lttf.l,C['
CA ~[N AStiJrRAltINlIS PENNS't'I.VANlC.I.
AB .I.U1UlolII/ SlAlE U"''''LE/ACtl'l x rR(E"''',," '.,fTUUN' flLA,I("
8UCK ASM l'lA,ltINUS NIC'lA "AllCOlO"
so SWAIIP 'M-4!T[ OAI</OtJEl'leu5 8rcctOR
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2.5" BH!
2SU8
2.S'eM
2SeM
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TOTAL MlnGAllON TREES REQUIRED - 67
MlnGAllON TREES PROPOSEQ ON PLAN = 67
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CITY PROJECT #06-162
PIKE LAKE MEADOWS
I'IJl:II.UXI!.MII'ftIll!I01'A
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LANDSCAPE PLAN
MANLEY LAND DEVELOPMENT
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CITY PROJECT 106-162
PIKE LAKE MEADOWS
ftD.1AKB. MIMNIlIOTA
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PIKE LAKE MEADOWS
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EXHIBIT C
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
RESOLUTION 07 -xx
A RESOLUTION TO APPROVE A PLANNED UNIT DEVELOPMENT FINAL PLAN AND CONTRACT
FOR DEVELOPMENT OF LAND AS A PLANNED UNIT DEVELOPMENT TO BE KNOWN AS PIKE
LAKE MEADOWS
Motion By:
Second By:
WHEREAS, Manley Development Inc. has submitted an application for a Planned Unit Development
Final Plan to be known as Pike Lake Meadows; and
WHEREAS, The Prior Lake Planning Commission considered the proposed Final PUD Plan on
August 13, 2007; and
WHEREAS, The Planning Commission found the Final PUD Plan to be in substantial compliance
with the approved preliminary plan and recommended approval of the Final PUD Plan;
and
WHEREAS, The Prior Lake City Council considered the proposed Final PUD Plan on September
17,2007; and
WHEREAS, The City Council finds the Final PUD Plan in substantial compliance with the approved
Preliminary PUD Plan; and
WHEREAS, The City Council finds the PUD Final Plan is compatible with the stated purposes and
intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Planned Unit Development Final Plan is hereby approved subject to the following conditions:
a) The Final Plats and Development Contracts must be approved by the City Council.
3. The Mayor and City Manager are hereby authorized to execute the Contract for Development of
Land as a Planned Unit Development on behalf of the City.
PASSED AND ADOPTED THIS 1th DAY OF SEPTEMBER, 2007.
Haugen Haugen
Hedbera Hedberg
Erickson Erickson
leMair leMalr
Millar Millar
YES
NO
Frank Boyles, City Manager
L.:\f.)7 FILES\07 PUD'SiP;ke Lake Meadows\pud resOllltitM.MJtityofpriorlake.com
Phone 952.447.9800 / Fax 952.447,4245
EXHIBIT D
DEVELOPER INSTALLED IMPROVEMENTS
DEVELOPER INSTALLED IMPROVEMENTS include the financing and/or construction by the
Developer on the PROPERTY and identified on the approved plans including, but not limited to,
the following:
. Streets, curb and gutter, both public and private
. Water supply
. Sanitary sewer
. Storm sewer/stormwater improvements, both public and private
. Grading, drainage, and erosion control improvements
. Sidewalks and/or trails
. Required landscaping, including trees, topsoil and sodding
. Street lighting, both public and private
1:\07 files\07 pud's\pike lake meadows\pud contract (final).doc
Page 26
EXHIBIT "E"
SAMPLE IRREVOCABLE LETTER OF CREDIT
No.
Date:
TO: City of Prior Lake
4646 Dakota Street SE
Prior Lake, Minnesota 55372-1715
Dear Sir or Madam:
We hereby issue, for the account of
Irrevocable Letter of Credit in the amount of $
on the undersigned bank.
(Name of Developer) and in your favor, our
, available to you by your draft drawn on sight
The draft must:
a) Bear the clause, "Drawn under Letter of Credit No.
20_, of (Name of Bank) ";
, dated
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 December 3],
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 January] 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, 4646 Dakota Street SE, Prior Lake, Minnesota 55372-17]4, 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:\07 files\07 pud's\pike lake meadows\pud contract (final),doc
Page 27