1998-06-30 Development Agreement
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CITY OF ALBERTVILLE DEVELOPER'S AGREEMENT
Cedar Creek North
THIS AGREEMENT, entered into this ~#lday of June, 1998 by and between
Pilot Land Development Company, Inc., referred to herein as "Developer"; and the CITY
OF ALBERTVILLE, County of Wright, State of Minnesota, hereinafter referred to as
"City";
WITNESSETH:
WHEREAS, Developer is the fee owner and developer of a parcel or parcels of land
described in Exhibit A, attached hereto and incorporated herein by reference, which
parcel(s) of land are proposed to be subdivided and platted for development, and which
subdivision, which is the subject of this Agreement, is intend~d to bear the name "Cedar
Creek North" and may sometimes hereinafter be referred to as the "Subject Property" or
"Said Plat". and I
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WHEREAS, the City has given preliminary approval of Developer's Development
Stage plan of Cedar Creek North contingent upon compliance with certain City
requirements including, but not limited to, matters set forth h~rein; and
WHEREAS, the City requires that certain public imP~. ovements including, but not
limited to, grading, sanitary sewer, municipal water, storm se er and streets (hereafter
"Municipal Improvements") be installed to serve the Subject operty and, further, to be
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financed by Developer;
WHEREAS, the City further requires that certain on- bd off-site improvements be
installed by the Developer within the Subject Property, which improvements consist of
boulevards, top soil and sod, grading control per lot, bituminous or concrete driveways,
parking lot, drainage swales, berming, street signs, street cleanup during project
development, erosion control, and other site-related items; an~
WHEREAS, this Agreement is entered into for the p~ose of setting forth and
memorializing for the parties and subsequent owners, the undbrstandings and agreements of
the parties concerning the development of the Subject Propert;y; and
WHEREAS, the City and Developer have previously :entered into a Developer's
Agreement titled "City of Albertville Developer's Agreemen. Cedar Creek Golf Course
Planned Unit Development Concept Plan Master Agreement't ("Master Agreement") under
which the City granted concept plan approval to the plan for the area covered by said Master
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Agreement; and I
WHEREAS, the City and Developer desire to supplement the Master Agreement
with the site specific details applicable to Cedar Creek North,i as evidenced by the execution
of this Agreement; and
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WHEREAS, the City and Developer desire to have tis Agreement and the Master
Agreement read together as if the entire Master Agreement ~ere recited herein;
NOW, THEREFORE, IT IS HEREBY AND HEREIN MUTUALLY
AGREED, in consideration of each party's promises and co~siderations herein set forth, as
follows: I
1. Concept Plan Master Agreement.
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A. That certain Developer's Agreement entitled "City of Albertville Developer's
Agreement Cedar Creek Golf Course Planned uxijt Development Concept Plan
Master Agreement" ("Master Agreement") betw~en Pilot Land Development
Company, Inc. and the City of Albertville, dated I February 27, 1998 is hereby
incorporated herein the same as if the text of said Agreement were contained within
this document. .
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B. It is the intent of the parties that this Develop~'s Agreement ("Developer's
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Agreement") supplement the Master Agreement as to the specific development
issues related to the Cedar Creek North Plat, and that these two documents be read
together to determine the rights and obligations of the parties with respect to the
property contained within the Cedar Creek North Plat. In the event of a conflict
between the terms of the Master Agreement and this Developer's Agreement, the
terms of this Developer's Agreement shall control with respect to any conflicting
issues within Cedar Creek North Plat, but any such conflicts shall not alter the terms
of the Master Agreement as they apply to other plats, now existing or to be platted in
the future, within the remaining land area subject to the Master Agreement.
2. Construction of Municipal Improvements. The Developer shall construct those
Municipal Improvements located on and off Said Plat as detailed in the Plans and
Specifications for Cedar Creek North, as prepared by Meyer-Roblin, Inc. dated May 22,
1998, as on file with the City Clerk, said improvements to include installation of water
mains, sanitary and storm sewers, storm water ponding, site grading, curb and gutter,
and paved streets. All such improvements shall be constructed according to the
standards adopted by the City, along with all items required by the City Engineer.
Unless the City Engineer specifies a later date, said improvements shall be installed by
October 31, 1998, with the wear course of bituminous pavement to be installed after
May 15, 1999, but before June 30, 1999.
3. Construction of On- and Off-Site Improvements. Developer shall construct all on-
and off-site improvements including installation of boulevards, street signs, traffic signs,
yard top soil, sod in all front and side yards, at least one tree in the front yard, grass
seeding in back yards, grading control per lot, bituminous or concrete driveways,
drainage swales, berming, and like items as necessary, street cleanup during project
development, and erosion control, all as required by City ordinance. Said on- and off-
site improvements shall be installed no later than October 31, 200 1 with the exception of
erosion control, drainage swales and berming, which shall be installed upon initial
grading of Subject Property.
4. Intended Use of Subdivision Lots, Requirements. It is the Developer's and City's
intent that single-family detached dwelling units be constructed on the lots in Said Plat
(one unit on each lot). Developer agrees that it shall not construct any units other than
said single-family detached dwelling units on the land in Said Plat. Lots located in Said
Plat may have varying front yard setbacks, provided that no front yard setback may be
less than thirty (30) feet. The final plat must show the minimum front yard setbacks and
these setbacks must remain in force throughout the life of the Planned Unit
Development. Finally, Developer must provide one (1) deciduous or coniferous tree per
lot within Said Plat.
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5. Surety Requirements.. Developer will provide the City with an irrevocable letter of
credit (or other surety as approved by the City Attorney) as security for the obligations
of the Developer required to be performed under this contract. Said letter of credit or
surety shall be in the amount of $697,000.00 representing 100% of the estimated
remaining cost of the installation of the Municipal Improvements. Said letter of credit or
surety must meet the approval of the City attorney as to form and issuing bank. If a
bond is used for up to 25% of the surety amount, said bond shall be in an amount at least
1.5 times the percentage of the required surety which the bond represents. No bond,
letter of credit or other monetary surety is required to secure construction of the on and
off-site improvements. However, the parties understand and agree that a certificate of
occupancy will not issue on any particular lot until all on and off-site improvements
necessary to that lot are constructed (subject to paragraph 2E of the Master Agreement),
to the City's reasonable satisfaction, as required under this Agreement.
6. Sanitary Sewer Trunk Line Fees. Developer agrees that the City's Sanitary Sewer
Trunk Line Fee Ordinance requires the Developer to pay $1,400.00 per acre in sanitary
sewer trunk line fees. There are 35.27 acres in Said Plat. However, per the agreement
outlined in Parkside 3rd Addition Developer's Agreement, paragraph 2, pages 2-5, the
developer will be credited $900.00 per acre for the installation of a sanitary sewer trunk
line. Therefore, the Developer shall be required to 0 x 35.27
acres). Developer will pay said fee prior to the release of the final plat by the City.
7. Erosion and Siltation Control. Before any grading is started on any site, all erosion
control measures as shown on the approved erosion control plan shall be strictly
complied with as set forth in the attached Exhibit B. Developer shall also install all
erosion control measures deemed necessary by the City Engineer should the erosion
control plan prove inadequate in any respect.
8. Ditch Cleaning. Developer shall comply with all requirements set forth for drainage
into any county ditch or other ditch through which water from Subject Property may
drain, and shall make any necessaty improvements or go through any necessaty
procedures to ensure compliance with any legally enforceable federal, state, county or
city requirements, all at Developer's expense. The City may elect to (but shall not be
required to) refund to the Developer expenses incurred by Developer for machine
operator time spent cleaning the ditch beyond the boundaries of Said Plat.
9. Miscellaneous.
A. This Contract shall run with the land and shall be recorded against the title to the
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property (or shall be recorded via a short-form companion document referencing
this Agreement). Upon the Developer's request the City will execute and deliver
to the Developer a release discharging Developer's obligations under this
Agreement, provided the Developer has completed all work and met all
obligations required under this Contract, and after expiration of the warranty
period.
B. The Developer represents to the City that Said Plat complies with all City,
county, state and federal laws and regulations, including but not limited to,
subdivision ordinances, zoning ordinances, and environmental regulations. If the
City determines that the plat does not comply, the City may, at its option, refuse
to allow construction or development work in Said Plat until the Developer so
complies. Upon the City's demand, the Developer shall cease work until there is
compliance.
C. Prior to the execution of this Agreement and prior to the start of any construction
on the Subject Property, Developer shall provide the City with evidence of good
and marketable title to all of Subject Property. Evidence of good and marketable
title shall consist of a Title Insurance Policy or Commitment from a national title
insurance company, or an abstract of title updated by an abstract company
registered under the laws of the State of Minnesota.
D. Developer shall comply with all legally enforceable water, ponding and wetland
related restrictions as contained in the November 18, 1997 letter from the Wright
County Soil and Water Conservation District (said letter is on file with the City
Clerk).
E. Developer shall not place any structure at an elevation such that the lowest grade
opening is less than two feet above the highest known surface water level or
ordinary high water level or less than one foot above the 100-year flood level of
any adjacent water body or wetland. If sufficient data on high water levels is not
available, the elevation of the line of permanent aquatic vegetation shall be used
as the estimated high water elevation. When fill is required to meet this
elevation, the fIll shall be allowed to stabilize and construction shall not begin
until the property has been approved by the Building Inspector or a professional
soils engineer.
F. The Albertville City Council reserves the right to allocate wastewater treatment
capacity in a manner it fmds to be in the best interests of the public health, safety
and welfare.
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10. Dedications to the City.
A. The Developer, upon presentation to the City of evidence of good and marketable
title to Subject Property, and upon completion of all construction work and
certification of completion by the City Engineer, shall dedicate all roads, road
right of ways, sewers and water mains to the City. Upon acceptance of
dedication, Developer shall provide to the City "As-Boots" of all sewers, water
mains, and roads. Acceptance by City of any dedication shall occur upon
passage of a resolution to such effect by the City Council.
B. Developer acknowledges that a total of3.527 acres of park land (35.27 acres of
land x .10) are needed under the City's current park dedication ordinance. The
Developer is dedicating 7.97 acres of park land this plat, leaving a credit of 4.443
acres of excess park land. This excess acreage shall be credited to Developer on
future plats.
C. Developer must provide trail easements and construct trails on Said Plat as
follows:
1. An eight (8) foot trail on Karston Avenue from County State Aid Highway
37 to the southern border of Said Plat, and an eight (8) foot trail stubbed to the
west to 63 rd Street, as shown on the attached Exhibit C.
2. A fourteen (14) trail in Outlot C of Said Plat for emergency and trail access
at the end of Karst on Court, as shown on the attached Exhibit C.
Trail installation costs will be credited toward Developer's park dedication
requirements (and credited to future plats if said costs exceed the amount of park
dedication money the Developft owes as a result of this plat), except the fourteen
(14) foot trail referred to in paragraph 10(C)(2), the cost of which shall not be
credited toward Developer's park dedication requirements. All trails must be
constructed to standards as set forth by the City Engineer in conformance with the
intent of the City's Comprehensive Park and Trail System Plan. Trail credits
referred to in this paragraph shall be the sum of the construction cost of said trail plus
5% for engineering and administration.
11. Model Home Provisions. Developer is allowed to construct and maintain model
homes from the date of the City's adoption of this Agreement, subject to the
following terms and conditions:
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A. Developer shall be allowed to construct 4 model homes, one each on the
following lots: Lots 1 and 2, Block 4 and Lots 1 and 2, Block 5, as shown on
Said Plat, as approved by the City and on file with the City Clerk.
B. Said model homes shall be constructed at elevations above sea level of no less
than the elevations specified below (at foundation grade level, not basement
level):
Lot 1, Block 4: 962.5 feet
Lot 2, Block 4: 960.2 feet
Lot 1, Block 5: 960.3 feet
Lot 2, Block 5: 960.8 feet
Each home must be constructed such that the foundation grade of each home
(as measured from the top of the garage floor) is at least 18 inches above the
top of the curb. If the foundation grade to curb differential is less than 18
inches, Developer will raise the entire home as necessary (at Developer's
expense) to achieve said 18 inch differential. Developer shall not modify the
height of the curb without the prior written permission of the City.
C. Developer shall at all times maintain gravel surfaced roadways to the model
home( s). Said roadways shall be passable at all times and shall be of sufficient
quality to support a fully loaded fIre truck tanker and other necessary
emergency vehicles. Said roadways shall be of sufficient width to allow the
passage of two emergency vehicles side-by-side at the same time. Developer
shall bear all expenses related to said roadways and their maintenance until
such roadways are dedicated, if ever, to the public and accepted by the City.
Developer shall post "private drive" signs as required by the City on all roads
referred to above prior to beginning construction of model homes. Said signs
shall remain in place and in good repair until said roads are dedicated and
accepted, if ever, by the City, or until the City authorizes their early removal.
D. Developer agrees not to use any of the homes as a model home open to the
general public until Developer has received a limited occupancy permit from
the City. The limited occupancy permit shall issue at the discretion of the
building inspector, but under no circumstances shall it be issued for any home
if any unfInished portion of the home presents a safety hazard, nor will a
limited occupancy permit be issued unless the curb and gutter abutting the
home has been installed and at least a class 5 gravel base adequate to support
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necessary emergency vehicles has been installed in the roadway abutting the
home, unless such provisions are waived by the City Engineer.
E. Developer shall provide the City with proof of general liability insurance
insuring against personal injwy or other damage to the general public as a
result of the showing of said model homes while under a limited occupancy
permit Said insurance shall be in an amount and form acceptable to the City
Attorney and shall be provided prior to the issuance of building permits for
said model homes. Developer shall not show said homes to the general public
until said proof of insurance has been provided to the City.
F. Developer agrees to indemnify the City for all expenses incurred (including
attorney's and other professional fees) or monies paid as a result of any claims
made against'the City by any third parties, where such claims arise in whole
or in part from the construction, showing or existence of said model homes.
Developer also agrees to indemnify and hold the City harmless from any and
all claims of Developer, Developer's employees, agents, contractors or assigns
which are in any way related to the construction or showing of said model
homes.
G. Developer understands that Developer shall bear all expenses and risk
associated with constructing the model home(s). Should said model homes
need to be moved, removed, rebuilt or otherwise reworked in order to
conform to the final plat requirements as well as all other subdivision and
zoning requirements in the City, Developer shall voluntarily undertake such
corrective action at its own expense to bring said homes into compliance with
the applicable final plat, subdivision or zoning ordinances. Developer shall
not be granted variances from said subdivision or zoning requirements for the
purpose of conforming the model homes to the existing zoning or subdivision
ordinances.
H. Developer shall provide the City with an as-built elevation survey for each
model home. Said survey shall delineate the height of the foundation grade of
each home (as measured from the top of the garage floor) and the height of
the top of the curb. No occupancy permits shall be issued until said surveys
are provided to the City.
1. If municipal water and sewer are not in service during the showing of said
model homes, Developer shall provide bottled water in each model home and
shall make available on site a satellite toilet at all times during the showing of
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said homes.
J. Developer may not sell or otherwise convey any of said model homes until
the final plat of the Subject Property has been approved by the City and
recorded, and until a final occupancy permit has been issued by the City.
K. Developer agrees to keep any and all City streets clean which are used as
access points for construction equipment engaged in the construction of the
model homes.
12. Indemnity. Developer shall hold the City and its officers, employees and agents
harmless from claims made by Developer and Third Parties for damages sustained or
costs incurred resulting from Said Plat approval and development. The Developer
shall indemnify the City and its officers, employees and agents for all costs, damages
or expenses which the City may payor incur in consequence of such claims,
including attorney's fees. Third parties shall have no recourse against the City under
this contract.
13. Assignment of Contract. The obligations of the Developer under this Contract
cannot be assigned without the express written consent of the City Council through
Council resolution.
14. Agreement Effect. This agreement shall be binding upon and extend to the
representatives, heirs, successors and assigns of the parties hereto.
CITY OF ALBERTVILLE,
By
Its Mayor
By fi ~;;L;.
Its Clerk /j~
PILOT LAND DEVELOPMENT
9
STATE OF MINNESOTA)
) ss.
COUNTY OF WRIGHT )
~ lhe foregoing instrument was acknowledged before me this /t) ~ day of
~c/ , 1998, by Mark Olson, as Mayor of the City of Albertville, a
e~ta municipal corporation, on behalf of the city and pursuant to the authority of the
City Council.
N
.
ROY A. SCHERER ,
NOTARY PUBLIC-MINNESOTA
HENNEPIN COUNTY
My c.lIll..1on fJcplr.. Jill, 31, 2000
.
STATE OF MINNESOTA)
) ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this l;:tt day of
~ ' 1998, by. , Clerk of the City of Albertville, a
. sota municipal corporatio n behalf of the city and pursuant to the authority of the
City Council.
4~/i/4,,/
Q.r tI~~
r
~C~
Notary Public
8 MICHAB. c. COllRl
'" . IIOTARYPU8tJC.MlNNESOT
:-..: . HENNEPIN COUN1Y
..... My Commission ExpIres Jan. 31. 2llOO
~-
STATE OF MINNESOTA)
) ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this ~ 'tV\
day of
\..;
10
<;;h,( \t\B
Company, Inc.
, 1998, by Kent Roessler, as President of Pilot Land Development
.&LdA () ~
Notary Public
. .
~. PAMELA A. BROUCEK I
'I IIOlARY PUBUC-MINNESOTA
HENNEPIN COUNTY
~MY Comm. E"plres Jan. 31, 2000
.v w.
DRAFTED BY:
Radzwill & Couri Law Office
P.O. Box 369
705 Central Avenue East
81. Michael, MN 55376
(612)497-1930
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EXHmIT A TO DEVELOPER'S AGREEMENT
The Real Property subject to the Developer's Agreem.ent is legally described as follows
(after the filing of the Cedar Creek North Plat):
Lots 1-4, Block 1
Lots 1-13, Block 2
Lots 1-12, Block 3
Lots 1 and 2, Block 4
Lots 1 and 2, Block 5
Lot 1, Block 6
Lots 1-6, Block 7
Lots 1-14, Block 8
Outlots A, B, C, D and E
All said property in Cedar Creek North, City of Albertville, County of Wright,
Minnesota.
-ROHLIH.
MEYER
FRI 13:21 .
.JUH-26-98
INC.
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TRAIL PLAN EXHIBIT C
PAGE 1